Document Star_doc_a49baa29f8

STAR CITY COUNCIL REGULAR MEETING AGENDA City Hall - 10769 W State Street, Star, Idaho Tuesday, September 7, 2021 7:00 PM Any person needing special accommodation to participate in the above noticed meeting should contact the City Clerk’s Office at [PHONE REDACTED], at least 24 hours in advance of the meeting date. 1. CALL TO ORDER – Welcome/Pledge of Allegiance 2. INVOCATION – Brian Howard 3. ROLL CALL 4. PRESENTATIONS: A. Hayden Homes / Star Outreach B. Fiscal Year 2019 / 2020 Audit – Zwygart & Associates 5. PROCLAMATIONS: A. Elevate Our Heroes Day B. Constitution Week 6. CONSENT AGENDA (ACTION ITEM) *All matters listed within the Consent Agenda have been distributed to each member of the Star City Council for reading and study, they are considered to be routine and will be enacted by one motion of the Consent Agenda or placed on the Regular Agenda by request. A. Approval of Claims Provided & Previously Approved B. Final Plats: i. Rosti Farms #5 7. PUBLIC HEARINGS & ACTION ITEMS: A. 342-2021 Canyon Highway District 4 / City of Star Impact Fee Ordinance i. 3rd Reading ii. Adoption of Ordinance B. PUBLIC HEARING – Grace Assisted Living Facility Annexation and Zoning, Development Agreement and Conditional Use Permit (AZ-21-13/DA-21-19/CU-21-04) – Tabled from August 17, 2021 C. PUBLIC HEARING – Cherished Estates Subdivision Rezone, Development Agreement and Preliminary Plat (RZ-21-01/DA-21-07/PP-21-08) – Tabled from July 6, 2021 D. PUBLIC HEARING – Whitener Property Development Agreement Modification (DA-20-16) E. PUBLIC HEARING – Fountain Park Subdivision Annexation and Zoning, Development Agreement and Preliminary Plat (AZ-20-19/DA-20-24/PP-20-17) F. PUBLIC HEARING – Moon Valley Townhomes Preliminary Plat and Development Agreement Modification (PP-21-12/DA-21-13-MOD) G. Ordinance 340 – Stonebriar Subdivision 8. ADJOURNMENT The meeting can be viewed via a link posted to the City of Star website at staridaho.org. Information on how to participate in a public hearing remotely will be posted to staridaho.org under the meeting information. The public is always welcomed to submit comments in writing. PUBLIC NOTICE: THIS MEETING IS RECORDED AND PLACED IN AN ONLINE FORMAT. PERSONS MAY EITHER VIEW OR LISTEN TO VIDEO / AUDIO OF THIS MEETING UNTIL SUCH TIME THE RECORDING IS DESTROYED UNDER THE CITY’S RECORD RETENTION POLICY. ---PAGE BREAK--- STAR CITY COUNCIL REGULAR MEETING AGENDA City Hall - 10769 W State Street, Star, Idaho Tuesday, September 7, 2021 7:00 PM Any person needing special accommodation to participate in the above noticed meeting should contact the City Clerk’s Office at [PHONE REDACTED], at least 24 hours in advance of the meeting date. Land Use Public Hearing Process Public signs up to speak at the public hearing Mayor Opens the Public Hearing Mayor asks council if there is any Ex Parte Contact Applicant has up to 20 minutes to present their project Council can ask the applicant questions and staff questions Public Testimony (3 minutes per person) 1. Those for the project speak 2. Those against the project speak 3. Those who are neither for or against but wish to speak to the project 4. Council may ask the individual speaking follow-up questions that does not count towards their 3 minutes Applicant rebuttal (10 minutes) Council can ask the applicant and staff questions Mayor closes the public hearing Council deliberates Motion is made to approve, approve with conditions, deny or table the application to a date certain in the future Thank you for coming to the Star City Council meeting, public involvement is fantastic and helps in shaping our city for the future. As this is a public hearing, there will be no cheering, clapping, jeering or speaking out during the hearing. Only the person at the podium has the floor to speak during their allotted time. If someone does speak out, cheer, claps, etc. they will be asked to leave the hearing and or escorted out of the hearing. We want to keep these hearings civil so everyone can be heard. Thank you for your participation. Mayor Trevor Chadwick ---PAGE BREAK--- STAR CITY COUNCIL REGULAR MEETING AGENDA City Hall - 10769 W State Street, Star, Idaho Tuesday, September 7, 2021 7:00 PM Any person needing special accommodation to participate in the above noticed meeting should contact the City Clerk’s Office at [PHONE REDACTED], at least 24 hours in advance of the meeting date. FUTURE MEETING TOPICS – INFORMATIONAL PURPOSES ONLY Subject Proposed Action Tentative Date Canyon Highway District 4 – Transportation Impact Fees Resolution to adopt August 17, 2021 Canyon Highway District 4 Transportation Impact Fee Agreement to Collect September 2021 South of the River Plan Comprehensive Plan Proposal Presentation & Public Hearing – Resolution to Adopt September 2021 Landyn Village Subdivision Public Hearing – Annexation, Zoning, Development Agreement, PUD, Private Streets Tabled Indefinitely, Awaiting ACHD/ITD Review Comments Moon Valley Townhomes Public Hearing – Zone Change, Preliminary Plat & Development Agreement September 7, 2021 Fountain Park Subdivision Public Hearing – Annexation & Zoning, Preliminary Plat & Development Agreement September 7, 2021 Milestone Ranch Subdivision Public Hearing – Annexation & Zoning, Development Agreement, Preliminary Plat September 21, 2021 Rooster Hollow Subdivision Public Hearing – Rezone, Development Agreement, PUD, Preliminary Plat September 21, 2021 Langtree Bungalows Subdivision Public Hearing – Annexation & Zoning, Development Agreement, Preliminary Plat, Private Streets October 5, 2021 Stardust Place Annexation & Rezone Public Hearing – Rezone, Development Agreement, Preliminary Plat October 5, 2021 Piedmont Place Annexation & Rezone Public Hearing – Annexation & Zoning, October 19, 2021 Tommy’s Car Wash Public Hearing – Conditional Use Permit October 19, 2021 Willowbrook Annexation & Rezone Public Hearing – Annexation & Zoning, PUD, Development Agreement Submitted and under Staff Completeness Review – No Hearing Date Set Venue Use Ordinance Ordinance Under Development Consolidated Fee Schedule Resolution Under Development Personnel Policy Manual Resolution Under Development Social Media Policy Resolution Under Development Ethics Manual Resolution Under Development Surplus Property Designation Resolution Under Development Open Container / Public Places Ordinance September 2021 ---PAGE BREAK--- CITY OF STAR, IDAHO Report on Audited Basic Financial Statements and Supplemental Information For the Year Ended September 30, 2020 ---PAGE BREAK--- Table of Contents Page Independent Auditor’s Report 1 BASIC FINANCIAL STATEMENTS Government-wide Financial Statements: Statement of Net Position 3 Statement of Activities 4 Fund Financial Statements: Balance Sheet – Governmental Funds 5 Reconciliation of the Balance Sheet of the Governmental Funds to the Statement of Net Position 6 Statement of Revenues, Expenditures, and Changes in Fund Balances – Governmental Funds 7 Reconciliation of the Statement of Revenues, Expenditures and Changes in Fund Balances of the Governmental Funds to the Statement of Activities 8 Notes to Financial Statements 9 REQUIRED SUPPLEMENTARY INFORMATION Budgetary (GAAP Basis) Comparison Schedule: General Fund 17 Park Impact Fee Fund 18 Notes to Required Supplementary Information 19 SUPPLEMENTAL INFORMATION Supplemental Schedule of Revenues by Source - Budget and Actual - General Fund 20 ---PAGE BREAK--- Table of Contents (continued) Page Supplemental Schedule of Expenditures by Object of Expenditure - Budget and Actual - General Fund 21 FEDERAL REPORTS Independent Auditor’s Report on Internal Control Over Financial Reporting and on Compliance and Other Matters Based on an Audit of Financial Statements Performed in Accordance With Government Auditing Standards 23 ---PAGE BREAK--- 1 Independent Auditor’s Report Honorable Mayor and City Council Star, Idaho Report on the Financial Statements We have audited the accompanying financial statements of the governmental activities and each major fund of the City of Star, Idaho (the City), as of and for the year ended September 30, 2020, and the related notes to the financial statements, which collectively comprise the City’s basic financial statements as listed in the table of contents. Management’s Responsibility for the Financial Statements Management is responsible for the preparation and fair presentation of these financial statements in accordance with accounting principles generally accepted in the United States of America; this includes the design, implementation, and maintenance of internal control relevant to the preparation and fair presentation of financial statements that are free from material misstatement, whether due to fraud or error. Auditor’s Responsibility Our responsibility is to express opinions on these financial statements based on our audit. We conducted our audit in accordance with auditing standards generally accepted in the United States of America and the standards applicable to financial audits contained in Government Auditing Standards, issued by the Comptroller General of the United States. Those standards require that we plan and perform the audit to obtain reasonable assurance about whether the financial statements are free from material misstatement. An audit involves performing procedures to obtain audit evidence about the amounts and disclosures in the financial statements. The procedures selected depend on the auditor’s judgment, including the assessment of the risks of material misstatement of the financial statements, whether due to fraud or error. In making those risk assessments, the auditor considers internal control relevant to the entity’s preparation and fair presentation of the financial statements in order to design audit procedures that are appropriate in the circumstances, but not for the purpose of expressing an opinion on the effectiveness of the entity’s internal control. Accordingly, we express no such opinion. An audit also includes evaluating the appropriateness of accounting policies used and the reasonableness of significant accounting estimates made by management, as well as evaluating the overall presentation of the financial statements. We believe that the audit evidence we have obtained is sufficient and appropriate to provide a basis for our audit opinions. Opinions In our opinion, the financial statements referred to above present fairly, in all material respects, the respective financial position of the governmental and each major fund of the City of Star, Idaho, as of September 30, 2020, and the respective changes in financial position for the year then ended in accordance with accounting principles generally accepted in the United States of America. ---PAGE BREAK--- 2 Other Matters Required Supplementary Information Accounting principles generally accepted in the United States of America require that the budgetary comparison information on pages 17 and 19 be presented to supplement the basic financial statements. Such information, although not a part of the basic financial statements, is required by the Governmental Accounting Standards Board, who considers it to be an essential part of financial reporting for placing the basic financial statements in an appropriate operational, economic, or historical context. We have applied certain limited procedures to the required supplementary information in accordance with auditing standards generally accepted in the United States of America, which consisted of inquiries of management about the methods of preparing the information and comparing the information for consistency with management’s responses to our inquiries, the basic financial statements, and other knowledge we obtained during our audit of the basic financial statements. We do not express an opinion or provide any assurance on the information because the limited procedures do not provide us with sufficient evidence to express an opinion or provide any assurance. Management has omitted the management’s discussion and analysis that accounting principles generally accepted in the United States of America require to be presented to supplement the basic financial statements. Such missing information, although not a part of the basic financial statements, is required by the Governmental Accounting Standards Board who considers it to be an essential part of financial reporting for placing the basic financial statements in an appropriate operational, economic, or historical context. Our opinion on the basic financial statements is not affected by this missing information. Other Information Our audit was conducted for the purpose of forming opinions on the financial statements that collectively comprise the City of Star, Idaho’s basic financial statements. The supplemental information is presented for purposes of additional analysis and are not a required part of the basic financial statements. The supplemental information was derived from and relate directly to the underlying accounting and other records used to prepare the basic financial statements. Such information has been subjected to the auditing procedures applied in the audit of the basic financial statements and certain additional procedures, including comparing and reconciling such information directly to the underlying accounting and other records used to prepare the basic financial statements or to the basic financial statements themselves, and other additional procedures in accordance with auditing standards generally accepted in the United States of America. In our opinion, the supplemental information is fairly stated in all material respects in relation to the basic financial statements as a whole. Other Reporting Required by Government Auditing Standards In accordance with Government Auditing Standards, we have also issued our report dated August 19, 2021 on our consideration of the City of Star, Idaho’s internal control over financial reporting and on our tests of its compliance with certain provisions of laws, regulations, contracts, and grant agreements and other matters. The purpose of that report is to describe the scope of our testing of internal control over financial reporting and compliance and the results of that testing, and not to provide an opinion on internal control over financial reporting or on compliance. That report is an integral part of an audit performed in accordance with Government Auditing Standards in considering the City of Star, Idaho’s internal control over financial reporting and compliance Zwygart John & Associates, CPAs PLLC Nampa, Idaho August 19, 2021 ---PAGE BREAK--- City of Star, Idaho Statement of Net Position September 30, 2020 Governmental Activities Assets Current Assets: Cash and Cash Equivalents 7,727,679 $ Short Term Investments 314,970 Receivables, Net: Property Taxes 26,907 Accounts 37,129 Interest 2,871 Other Receivables 39,921 Due From Other Governments 235,552 Total Current Assets 8,385,029 Capital Assets: Land and Construction in Progress 1,942,075 Building, Net 1,915,918 Furniture, Fixtures, and Equipment, Net 132,278 Improvements, Net 1,889,087 Total Capital Assets 5,879,358 Total Assets 14,264,387 Liabilities Current Liabilities: Accounts Payable and Other Current Liabilities 822,089 Total Liabilities 822,089 Net Position Invested in Capital Assets, Net of Related Debt 5,879,358 Unrestricted (Deficit) Surplus 7,562,940 Total Net Position 13,442,298 $ The accompanying notes are an integral part of the financial statements. 3 ---PAGE BREAK--- Charges for Operating Capital Expenses Services and Sales Grants and Contributions Grants and Contributions Governmental Activities Primary Government: Governmental Activities: General Administrative 4,131,291 4,171,373 17,840 $ - $ 57,922 $ Parks and Recreation 393,761 1,055,179 - - 661,418 Police 1,026,292 - - - (1,026,292) Total Governmental Activities 5,551,344 $ 5,226,552 $ 17,840 $ - $ (306,952) 1,416,135 899,963 7,053 66,386 2,389,537 2,082,585 11,359,713 13,442,298 $ General Revenues: City of Star, Idaho Statement of Activities For the Year Ended September 30, 2020 Net (Expense) Revenue and Changes in Net Position - Program Revenues Change in Net Position Net Position, Beginning of Year Net Position, End of Year Property Taxes State Sources Other Unrestricted Investment Earnings Total General Revenues and Special Items The accompanying notes are an integral part of the financial statements. 4 ---PAGE BREAK--- General Park Impact Fees Total Governmental Funds Assets Cash and Cash Equivalents 5,767,365 $ 1,960,314 $ 7,727,679 $ Short Term Investments 314,970 - 314,970 Receivables, Net: Property Taxes 26,907 - 26,907 Accounts 37,129 - 37,129 Interest 2,871 - 2,871 Other Receivables 39,921 - 39,921 Due From Other Governments 235,552 - 235,552 Total Assets 6,424,715 $ 1,960,314 $ 8,385,029 $ Liabilities Accounts Payable 822,089 $ - $ 822,089 $ Total Liabilities 822,089 - 822,089 Deferred Inflows Unearned Revenue - Property Taxes 17,327 - 17,327 Total Deferred Inflows 17,327 - 17,327 Fund Balances Unassigned 5,585,299 1,960,314 7,545,613 Total Fund Balance 5,585,299 1,960,314 7,545,613 Total Liabilities, Deferred Inflows, and Fund Balances 6,424,715 $ 1,960,314 $ 8,385,029 $ City of Star, Idaho Balance Sheet - Governmental Funds September 30, 2020 The accompanying notes are an integral part of the financial statements. 5 ---PAGE BREAK--- Total Fund Balances - Governmental Funds 7,545,613 $ Land and Construction in Progress 1,942,075 $ Buildings, Net of $688,312 Accum. Depr. 1,915,918 Furniture, Fixtures, and Equip., Net of $227,877 Accum. Depr. 132,278 Improvements, Net of $903,372 Accum. Depr. 1,889,087 5,879,358 17,327 Net Position of Governmental Activities 13,442,298 $ Property taxes receivable will be collected this year, but are not available soon enough to pay for current period's expenditures and, therefore, are deferred in the funds. City of Star, Idaho Reconciliation of the Balance Sheet of the Governmental Funds to the Statement of Net Position September 30, 2020 Amounts reported for governmental activities in the Statement of Net Position are different because of the following: Capital assets used in governmental activities are not financial resources and, therefore, are not reported in governmental funds. Those assets consist of: The accompanying notes are an integral part of the financial statements. 6 ---PAGE BREAK--- General Park Impact Fees Total Governmental Funds Revenues Property Taxes 1,415,554 $ - $ 1,415,554 $ Charges for Services 1,924,931 - 1,924,931 Fees 2,325,821 975,800 3,301,621 Intergovernmental 899,963 - 899,963 Grants and Contributions 17,840 - 17,840 Interest Income 66,386 - 66,386 Other 7,053 - 7,053 Total Revenues 6,657,548 975,800 7,633,348 Expenditures Current: General Administrative 3,960,815 - 3,960,815 Parks and Recreation 238,463 392,360 630,823 Police 1,026,292 - 1,026,292 Capital Outlay 92,173 - 92,173 Total Expenditures 5,317,743 392,360 5,710,103 Excess (Deficiency) of Revenues Over Expenditures 1,339,805 583,440 1,923,245 Net Change in Fund Balances 1,339,805 583,440 1,923,245 Fund Balances - Beginning 4,245,494 1,376,874 5,622,368 Fund Balances - Ending 5,585,299 $ 1,960,314 $ 7,545,613 $ City of Star, Idaho Statement of Revenues, Expenditures, and Changes in Fund Balances - Government Funds For the Year Ended September 30, 2020 The accompanying notes are an integral part of the financial statements. 7 ---PAGE BREAK--- Total Net Change in Fund Balances - Governmental Funds 1,923,245 $ Capital Outlay 387,086 $ Depreciation Expense (228,327) Net 158,759 581 Change in Net Position of Governmental Activities 2,082,585 $ Capital outlays are reported in governmental funds as expenditures. However, in the Statement of Activities, the cost of those assets is allocated over their useful lives as depreciation expense. In the current period these amounts are: Because some property taxes will not be collected for several months after the City's fiscal year ends, they are not considered as "available" revenues in the governmental funds and are, instead, counted as deferred tax revenues. They are, however, recorded as revenues in the Statement of Activities. City of Star, Idaho Reconciliation of the Statement of Revenues, Expenditures, and Changes in Fund Balances of the Governmental Funds to the Statement of Activities For the Year Ended September 30, 2020 Amounts reported for governmental activities in the Statement of Activities are different because of the following: The accompanying notes are an integral part of the financial statements. 8 ---PAGE BREAK--- City of Star, Idaho Notes to Financial Statements For the Year Ended September 30, 2020 9 1. SUMMARY OF SIGNIFICANT ACCOUNTING POLICIES A. Reporting Entity The accompanying financial statements present the activities of City of Star, Idaho (the City). The City receives funding from local, state, and federal government sources and must comply with all of the requirements of these funding source entities. However, the City is not included in any other governmental reporting entity as defined by generally accepted accounting principles. Board members are elected by the public and have decision-making authority, the power to designate management, the ability to significantly influence operations, and the primary accountability for fiscal matters. In addition, the City’s reporting entity does not contain any component units as defined in Governmental Accounting Standards. B. Basis of Presentation, Basis of Accounting Basis of Presentation Government-wide Statements: The Statement of Net Position and the Statement of Activities display information about the financial activities of the City, except for fiduciary activities. Eliminations have been made to minimize the double counting of internal activities. Governmental activities generally are financed through taxes, intergovernmental revenues, and other non-exchange transactions The Statement of Activities presents a comparison between direct expenses and program revenues for each function of the City’s governmental activities.  Direct expenses are those that are specifically associated with a program or function and, therefore, are clearly identifiable to a particular function.  Indirect expenses - expenses of the general government related to the administration and support of the City’s programs, such as personnel and accounting (but not interest on long-term debt) - are allocated to programs based on their percentage of total primary government expenses. Interest expenses are allocated to the programs that manage the capital assets financed with long-term debt.  Program revenues include charges paid by the recipients of goods or services offered by the programs and grants and contributions that are restricted to meeting the operational or capital requirements of a particular program. Revenues that are not classified as program revenues, including all taxes and state formula aid, are presented as general revenues. ---PAGE BREAK--- City of Star, Idaho Notes to Financial Statements For the Year Ended September 30, 2020 10 1. SUMMARY OF SIGNIFICANT ACCOUNTING POLICIES (continued) Fund Financial Statements: The fund financial statements provide information about the City’s funds. The emphasis of fund financial statements is on major governmental funds, each displayed in a separate column. All remaining governmental funds would be aggregated and reported as nonmajor funds. However, the City only has two funds which are both major funds. The City reports the following major governmental funds:  General fund. This is the City’s primary operating fund. It accounts for all financial resources of the City, except those required to be accounted for in another fund.  Park Impact Fee fund. This fund accounts for impact fees collected for the city’s parks. Basis of Accounting The government-wide financial statements are reported using the economic resources measurement focus and the accrual basis of accounting. Revenues are recorded when earned and expenses are recorded at the time liabilities are incurred, regardless of when the related cash flows take place. Non-exchange transactions, in which the City receives value without directly giving equal value in return, include property taxes, grants, and donations. On an accrual basis, revenue from property taxes is recognized in the fiscal year for which the taxes are levied. Revenue from grants and donations is recognized in the fiscal year in which all eligibility requirements have been satisfied. Governmental funds are reported using the current financial resources measurement focus and the modified accrual basis of accounting. Under this method, revenues are recognized when measurable and available. The City considers all revenues reported in the governmental funds to be available if they are collected within sixty days after year-end. Expenditures are recorded when the related fund liability is incurred, except for principal and interest on general long- term debt, and claims and judgments, which are recognized as expenditures to the extent they have matured. General capital asset acquisitions are reported as expenditures in governmental funds. Proceeds of general long-term liabilities and acquisitions under capital leases are reported as other financing sources. ---PAGE BREAK--- City of Star, Idaho Notes to Financial Statements For the Year Ended September 30, 2020 11 1. SUMMARY OF SIGNIFICANT ACCOUNTING POLICIES (continued) Fund Balance Reporting in Governmental Funds Different measurement focuses and bases of accounting are used in the government-wide Statement of Net Position and in the governmental fund Balance Sheet. The City uses the following fund balance categories in the governmental fund financial statements:  Unassigned. Balances available for any purpose. The remaining fund balance classifications (nonspendable, restricted, committed, and assigned) are either not applicable or no formal policy has yet been established to be able to utilize such classifications of fund balance. However, if there had been committed funds, these amounts would have been decided by the City Council, the City’s highest level of decision-making authority, through a formal action. The City Council would also have the authority to assign funds or authorize another official to do so. Under the terms of grant agreements, the City funds certain programs by a combination of specific cost-reimbursement grants, categorical block grants, and general revenues. Thus, when program expenses are incurred, there are both restricted and unrestricted net assets/fund balance available to finance the program. When both restricted and unrestricted resources are available for use, it is the government’s intent to use restricted resources first, then unrestricted resources as they are needed. There is also no formal policy regarding the use of committed, assigned, or unassigned fund balances. However, it is the City’s intent that when an expenditure is incurred for purposes for which amounts in any of the unrestricted classifications of fund balance could be used, the City considers committed amounts to be reduced first, followed by assigned amounts, and then unassigned amounts. C. Assets and Liabilities Cash Equivalents The City requires all cash belonging to the City to be placed in custody of the Clerk. For presentation in the financial statements, investments in cash, external investment pool, and investments with an original maturity of three months or less at the time they are purchased by the City are considered to be cash equivalents. Investments with an initial maturity of more than three months are reported as investments. See Note 2. ---PAGE BREAK--- City of Star, Idaho Notes to Financial Statements For the Year Ended September 30, 2020 12 1. SUMMARY OF SIGNIFICANT ACCOUNTING POLICIES (continued) Accounts Receivable All receivables are shown net of an allowance for uncollectible accounts. As of September 30, 2020, there is no allowance for bad debt. Property Tax Calendar The City levies its real property taxes through the county in September of each year based upon the assessed valuation as of the previous July 1. Property taxes are due in two installments on December 20 and June 20 and are considered delinquent on January 1 and July 1, at which time the property is subject to lien. Capital Assets Capital assets are reported at actual or estimated historical cost based on appraisals or deflated current replacement cost. Contributed assets are reported at estimated fair value at the time received. Capitalization thresholds (the dollar value above which asset acquisitions are added to the capital asset accounts), depreciation methods, and estimated useful lives of capital assets reported in the government-wide statements are shown below: Capitalization Depreciation Estimated Policy Method Useful Life Buildings and Improvements $1,000 Straight-Line 5 – 40 Years Furniture, Fixtures, and Equip. $1,000 Straight-Line 5 – 15 Years The City has elected not to report major general infrastructure assets retroactively. Also, the City does not report roads and highways. The infrastructure is maintained and owned by Ada County Highway District (ACHD), a taxing entity. The City has no control over ACHD. Depreciation is used to allocate the actual or estimated historical cost of all capital assets over their estimated useful lives. Estimates The preparation of financial statements in conformity with generally accepted accounting principles requires management to make estimates and assumptions that affect the reported amounts of assets and liabilities and disclosure of contingent assets and liabilities at the date of the financial statements and the reported amounts of revenues and expenses during the reporting period. Actual results could differ from those estimates. ---PAGE BREAK--- City of Star, Idaho Notes to Financial Statements For the Year Ended September 30, 2020 13 2. CASH AND INVESTMENTS Deposits As of September 30, 2020, the carrying amount of the City’s deposits was $4,588,456 and the respective bank balances totaled $4,647,270. All of the total bank balance was insured or collateralized with pooled securities held by the pledging institution in the name of the City. Custodial Credit Risk – Deposits Custodial credit risk is the risk that in the event of a bank failure, the government’s deposits may not be returned. As of September 30, 2020, $3,254,300 of the City’s deposits were covered by the federal depository insurance or by collateral held by the City’s agent or pledging financial institution’s trust department or agent in the name of the City, and $1,392,970 were exposed to custodial credit risk. The City does not have a formal policy limiting its exposure to custodial credit risk. The City also had $164 of cash on hand at the end of the year. Custodial Credit Risk – Investments Custodial credit risk is the risk that an issuer or other counterparty to an investment will not fulfill its obligations. The City does not have a formal policy limiting its custodial credit risk for investments. Interest Rate Risk The City does not have a formal policy limiting investment maturities that would help manage its exposure to fair value losses from increasing interest rates. Investments The City voluntarily participates in the State of Idaho Investment Pool which is not rated. The pool is not registered with the Securities and Exchange Commission or any other regulatory body. Oversight of the pool is with the State Treasurer, and Idaho Code defines allowable investments. The fair value of the City’s investment in the pool is the same as the value of the pool shares. The City follows Idaho Statute that outlines qualifying investment options as follows: Idaho Code authorizes the City to invest any available funds in obligations issued or guaranteed by the United States Treasury, the State of Idaho, local Idaho municipalities and taxing districts, the Farm Credit System, or Idaho public corporations, as well as time deposit accounts and repurchase agreements. ---PAGE BREAK--- City of Star, Idaho Notes to Financial Statements For the Year Ended September 30, 2020 14 1. CASH AND INVESTMENTS (continued) The City’s investments at September 30, 2020, are summarized below: Investment Fair Value Less than 1 1 - 5 External Investment Pool 2,718,970 $ 2,718,970 $ - $ Money Market 416,764 416,764 - Certificate of Deposit 314,970 314,970 - 3,450,704 $ 3,450,704 $ - $ Investment Maturities (in Years) At year-end, the cash and investments were reported in the basic financial statements in the following categories: Governmental Activities Cash and cash equivalents 4,591,945 $ Investments categorized as deposits 3,135,734 Short-term Investments 314,970 8,042,649 $ 2. DUE FROM OTHER GOVERNMENTAL UNITS Amounts due from other governmental units (State of Idaho) consist of state revenue sharing of $235,552. 3. EMPLOYEE BENEFITS Vacation leave is granted to all regular City employees. In the event of termination, an employee is reimbursed for accumulated vacation leave. However, vacation leave does not accumulate beyond year-end. Employees must use it or lose it. 4. PROPERTY TAXES The City receives tax revenue from Ada County and Canyon County. The County is responsible for property valuation and collection of tax levies. The taxes that have not been remitted to the City by the County as of September 30, 2020, are considered by the City as a receivable. Taxes not collected within 60 days after September 30, 2020 , are not considered available for use by the City and are recorded as deferred revenue in the fund financial statements. ---PAGE BREAK--- City of Star, Idaho Notes to Financial Statements For the Year Ended September 30, 2020 15 5. CAPITAL ASSETS Capital asset activity for the fiscal year ended September 30, 2020, was as follows: Balance Balance 9/30/2019 Additions Disposals 9/30/2020 Governmental Activities: Capital Assets Not Being Depreciated: Land 1,609,411 $ - $ - $ 1,609,411 $ Construction in Progress - 332,664 - 332,664 Total Historical Cost 1,609,411 332,664 - 1,942,075 Capital Assets Being Depreciated: Buildings 2,604,230 - - 2,604,230 Furniture, Fixtures, and Equip. 331,736 28,419 - 360,155 Improvements 2,766,456 26,003 - 2,792,459 Total Historical Cost 5,702,422 54,422 - 5,756,844 Less: Accumulated Depreciation Buildings 615,005 73,307 - 688,312 Furniture, Fixtures, and Equip. 184,183 43,694 - 227,877 Improvements 792,046 111,326 - 903,372 Total Acc. Depr. 1,591,234 228,327 - 1,819,561 Total Capital Assets Being Depreciated, Net 4,111,188 (173,905) - 3,937,283 Governmental Activities Capital Assets – Net 5,720,599 $ 158,759 $ - $ 5,879,358 $ Depreciation expense was charged to the functions of the City as follows: Governmental Activities: General Administrative 140,741 $ Parks 87,586 Total 228,327 $ 7. RISK MANAGEMENT The City is exposed to a considerable number of risks of loss including, but not limited to, a) damage to and loss of property and contents, b) employee torts, c) professional liabilities, i.e. errors and omissions, d) environmental damage, e) workers’ compensation, i.e. employee injuries, and f) medical insurance costs of its employees. Commercial insurance policies are purchased to transfer the risk of loss for property and content damage, employee torts, and professional liabilities. ---PAGE BREAK--- City of Star, Idaho Notes to Financial Statements For the Year Ended September 30, 2020 16 8. DEFERRED COMPENSATION PLAN (457) Permanent employees of the City may participate in a deferred compensation plan adopted under the provisions of Internal Revenue Code Section 457 (Deferred Compensation Plans with Respect to Service for State and Local Governments). Employees are eligible for the 457 plan after six months of employment at which time the City will contribute $375 per month per full time employee and part-time employees $188. Under the plan, employees may elect to defer a portion of their salaries and avoid paying taxes on the deferred portion until withdrawal at a later date. The deferred compensation amount is not available for withdrawal by employees until termination, retirement, death, or unforeseeable emergency. The City has no liability for losses under the plan but it does have the obligation of due care in selecting the third-party administrator. The deferred compensation plan is administered by The Hartford, an unrelated organization. City of Star, Idaho’s employer contributions paid were $60,938 for the year ended September 30, 2020. 9. COUNCIL DESIGNATIONS The City has set aside a scholarship fund of $8,705 for local students. 10. OTHER COMMITMENTS The City has credit cards with credit limits totaling $21,500 of which, $7,476 was in use as of September 30, 2020. ---PAGE BREAK--- REQUIRED SUPPLEMENTARY INFORMATION ---PAGE BREAK--- City of Star, Idaho Budgetary (GAAP Basis) Comparison Schedule General Fund For the Year Ended September 30, 2020 Original Final Actual Variance Revenues Property Taxes 1,309,764 $ 1,309,764 $ 1,415,554 $ 105,790 $ Charges for Services 891,470 891,470 1,924,931 1,033,461 Fees 1,292,040 1,292,040 2,325,821 1,033,781 Intergovernmental 758,858 758,858 899,963 141,105 Grants and Contributions 13,500 13,500 17,840 4,340 Interest Income 1,000 1,000 66,386 65,386 Other 12,000 12,000 7,053 (4,947) Total Revenues 4,278,632 4,278,632 6,657,548 2,378,916 Expenditures Current: General Administrative 2,833,420 2,833,420 3,960,815 (1,127,395) Parks and Recreation 255,235 255,235 238,463 16,772 Police 1,026,289 1,026,289 1,026,292 Capital Outlay 163,688 163,688 92,173 71,515 Total Expenditures 4,278,632 4,278,632 5,317,743 (1,039,111) Excess (Deficiency) of Revenues Over Expenditures - - 1,339,805 1,339,805 Other Financing Resources (Uses) Transfers Out 400,000 400,000 - 400,000 Total Other Financing Resources (Uses) (400,000) (400,000) - (400,000) Change in Fund Balances (400,000) (400,000) 1,339,805 939,805 Fund Balances - Beginning 400,000 400,000 4,245,494 3,845,494 Fund Balances - Ending - $ - $ 5,585,299 $ 4,785,299 $ Budgeted Amounts 17 ---PAGE BREAK--- City of Star, Idaho Budgetary (GAAP Basis) Comparison Schedule Park Impact Fee Fund For the Year Ended September 30, 2020 Original Final Actual Variance Revenues Fees 430,500 $ 430,500 $ 975,800 $ 545,300 $ Expenditures Parks and Recreation 430,500 430,500 392,360 38,140 Excess (Deficiency) of Revenues Over Expenditures - - 583,440 583,440 Fund Balances - Beginning - - 1,376,874 1,376,874 Fund Balances - Ending - $ - $ 1,960,314 $ 1,960,314 $ Budgeted Amounts 18 ---PAGE BREAK--- City of Star, Idaho Notes to Required Supplementary Information For the Year Ended September 30, 2020 19 1. BUDGETS AND BUDGETARY ACCOUNTING The City follows these procedures in establishing the budgetary data reflected in the financial statements: A. Prior to September 1, the City Clerk and City Council prepare a proposed operating budget for the fiscal year commencing the following October 1. The operating budget includes proposed expenditures and the means of financing them. B. Public hearings are conducted at the City Council meetings to obtain taxpayer comments. C. Prior to October 1, the budget is legally enacted through passage of an ordinance. D. The City is authorized to transfer budgeted amounts between departments within any fund; however, no revision can be made to increase the overall tax supported funds except when federal or state grants are approved. The City, however, must follow the same budgetary procedures as they followed when the original budget was approved. E. Formal budgetary integration is employed as a management control device during the year for the General fund. F. Expenditures may not legally exceed budgeted appropriations at the fund level. The City does not use the encumbrance method of accounting. The General Fund expenditures exceeded the budgeted appropriations by $1,039,111. ---PAGE BREAK--- SUPPLEMENTAL INFORMATION ---PAGE BREAK--- City of Star, Idaho Supplemental Schedule of Revenues by Source - Budget and Actual - General Fund For the Year Ended September 30, 2020 Budget Actual Variance Taxes Property Taxes 1,309,764 $ 1,415,554 $ 105,790 $ Total 1,309,764 1,415,554 105,790 Charges for Services Building Inspection 591,270 1,254,127 662,857 Electrical Inspection 65,000 180,990 115,990 Plumbing Inspection 65,000 154,605 89,605 Mechanical Inspection 65,000 172,191 107,191 Planning and Zoning 65,000 154,303 89,303 Rental Income 40,200 8,715 (31,485) Total Charges for Services 891,470 1,924,931 1,033,461 Fees Licenses and Fees 8,700 8,271 (429) Parks and Recreations Fees 92,840 79,379 (13,461) ACHD Processing Fee 768,250 1,585,056 816,806 Franchise Fees 220,000 202,254 (17,746) Star Fire Impact Fees 202,250 450,861 248,611 Total Fees 1,292,040 2,325,821 1,033,781 Intergovernmental State Revenue Sharing 500,113 748,746 248,633 State Liquor Fees 88,465 99,727 11,262 State Sales Tax 162,780 42,246 (120,534) Court Fines 7,500 6,244 (1,256) Highway - 3,000 3,000 Total Intergovernmental 758,858 899,963 141,105 Grants and Contributions Grants 10,000 13,240 3,240 Donations 1,000 3,000 2,000 Scholarships 2,500 1,600 (900) Total Grants and Contributions 13,500 17,840 4,340 Other Interest Income 1,000 66,386 65,386 Miscellaneous 12,000 7,053 (4,947) Total Other 13,000 73,439 60,439 Total Revenue 4,278,632 $ 6,657,548 $ 2,378,916 $ 20 ---PAGE BREAK--- For the Year Ended September 30, 2020 Budget Actual Variance General Administrative Wages 507,418 $ 385,800 $ 121,618 $ Council 57,600 60,991 (3,391) Mayor 40,000 40,000 - Taxes and Retirement 116,473 119,346 (2,873) Insurance 26,457 3,458 22,999 Health Insurance 120,500 124,370 (3,870) Bank Charges - 118 (118) Grant 10,000 - 10,000 Legal 80,247 77,500 2,747 Student Scholarships 25,000 8,910 16,090 Supplies 18,000 20,012 (2,012) Resource Material 5,000 3,090 1,910 Postage 5,000 1,922 3,078 Public Relations 16,915 5,536 11,379 Professional Services 70,000 105,064 (35,064) Advertising 5,000 7,423 (2,423) Travel 4,400 275 4,125 Dues 46,143 48,957 (2,814) Training 5,000 2,333 2,667 Telephone 14,000 37,901 (23,901) Utilities 51,000 37,402 13,598 ACHD Impact Fee 768,250 1,567,046 (798,796) Maintenance and Operations 189,070 134,044 55,026 Miscellaneous 43,085 31,004 12,081 Building Inspector 162,812 367,667 (204,855) Electrical Inspector 39,000 108,198 (69,198) Plumbing Inspector 39,000 93,797 (54,797) Mechanical Inspector 39,000 105,832 (66,832) Animal Control 16,800 16,800 - Star Fire Impact Fees 197,250 437,311 (240,061) Plans 115,000 - 115,000 Bad Debt Expense - 8,708 (8,708) 2,833,420 3,960,815 (1,127,395) City of Star, Idaho Supplemental Schedule of Expenditures by Object of Expenditure - Budget and Actual - General Fund 21 ---PAGE BREAK--- Budget Actual Variance Parks and Recreation Maintenance and Operations 59,287 57,698 1,589 Program 195,948 180,765 15,183 255,235 238,463 16,772 Police 1,026,289 $ 1,026,292 $ $ Capital Outlay 163,688 92,173 71,515 Total Expenditures 4,278,632 $ 5,317,743 $ (1,039,111) $ City of Star, Idaho Supplemental Schedule of Expenditures by Object of Expenditure - Budget and Actual - General Fund (continued) For the Year Ended September 30, 2020 22 ---PAGE BREAK--- FEDERAL REPORTS ---PAGE BREAK--- 23 Independent Auditor’s Report on Internal Control Over Financial Reporting and on Compliance and Other Matters Based on an Audit of Financial Statements Performed in Accordance With Government Auditing Standards Honorable Mayor and City Council Star, Idaho We have audited, in accordance with the auditing standards generally accepted in the United States of America and the standards applicable to financial audits contained in Government Auditing Standards issued by the Comptroller General of the United States, the financial statements of the governmental activities and the fund information of the City of Star, Idaho, as of and for the year ended September 30, 2020, and the related notes to the financial statements, which collectively comprise the City of Star, Idaho’s basic financial statements, and have issued our report thereon dated August 19, 2021. Internal Control Over Financial Reporting In planning and performing our audit of the financial statements, we considered the City of Star, Idaho’s internal control over financial reporting (internal control) to determine the audit procedures that are appropriate in the circumstances for the purpose of expressing our opinions on the financial statements, but not for the purpose of expressing an opinion on the effectiveness of the City of Star, Idaho’s internal control. Accordingly, we do not express an opinion on the effectiveness of the City of Star, Idaho’s internal control. A deficiency in internal control exists when the design or operation of a control does not allow management or employees, in the normal course of performing their assigned functions, to prevent, or detect and correct, misstatements on a timely basis. A material weakness is a deficiency, or a combination of deficiencies, in internal control, such that there is a reasonable possibility that a material misstatement of the entity’s financial statements will not be prevented, or detected and corrected on a timely basis. A significant deficiency is a deficiency, or a combination of deficiencies, in internal control that is less severe than a material weakness, yet important enough to merit attention by those charged with governance. Our consideration of internal control was for the limited purpose described in the first paragraph of this section and was not designed to identify all deficiencies in internal control that might be material weaknesses or, significant deficiencies. Given these limitations, during our audit we did not identify any deficiencies in internal control that we consider to be material weaknesses. However, material weaknesses may exist that have not been identified. ---PAGE BREAK--- 24 Compliance and Other Matters As part of obtaining reasonable assurance about whether the City of Star, Idaho’s financial statements are free from material misstatement, we performed tests of its compliance with certain provisions of laws, regulations, contracts, and grant agreements, noncompliance with which could have a direct and material effect on the determination of financial statement amounts. However, providing an opinion on compliance with those provisions was not an objective of our audit, and accordingly, we do not express such an opinion. The results of our tests disclosed no instances of noncompliance or other matters that are required to be reported under Government Auditing Standards. Purpose of this Report The purpose of this report is solely to describe the scope of our testing of internal control and compliance and the results of that testing, and not to provide an opinion on the effectiveness of the entity’s internal control or on compliance. This report is an integral part of an audit performed in accordance with Government Auditing Standards in considering the entity’s internal control and compliance. Accordingly, this communication is not suitable for any other purpose. Zwygart John & Associates, CPAs PLLC Nampa, Idaho August 19, 2021 ---PAGE BREAK--- Elevate our Everyday Heroes Day Proclamation 2021 – Elevate Our Everyday Heroes Day Proclamation WHEREAS we recognize our law enforcement officers, fire fighters, EMS, dispatchers, corrections, coroners, chaplains, retired first responders, healthcare workers, clinicians, our military, our veterans, and their families as everyday heroes; and WHEREAS these heroes put themselves in harm’s way, protecting and serving our communities without hesitation; and WHEREAS they are called to help, serve, protect, and save lives; and WHEREAS their selfless work can take a great toll on their physical and mental health; and WHEREAS over the past four years, we have seen a devastating upturn in numbers of suicides among these professions; and WHEREAS Idaho is currently tied for 50th in the United States for having the least amount of mental health and wellness resources; and WHEREAS we recognize it is paramount for us as a community to surround our first responders, members of the military, our veterans and their families with love, respect and the best resources available for them to maintain their mental health, wellness and build resiliency; and WHEREAS it has been shown that improving access to good mental health and wellness resources substantially affects their families’ wellbeing, as well as the communities in which they serve; and WHEREAS we honor and pay tribute to those who have been lost in the line of duty, or died by suicide, as well as those who continue to keep the “Spirit of True Heroism” alive each day be serving as our Everyday Heroes. NOW THEREFORE, I Trevor A Chadwick, Mayor of the City of Star, Idaho, do hereby proclaim September 11, 2021, to be Elevate our Everyday Heroes Day IN WITNESS WHEREOF, I have hereunto set my hand and caused the Seal of the City of Star to be affixed this 7th Day of September of the year of our Lord 2021. Trevor A. Chadwick, Mayor ATTEST: Jacob M Qualls, City Clerk / Treasurer ---PAGE BREAK--- CONSTITUTION WEEK PROCLAMATION 2021 Constitution Week Proclamation WHEREAS: September 17, 2021, marks the two hundred and thirty-fourth anniversary of the drafting of the Constitution of the United States of America by the Constitutional Convention; and WHEREAS: It is fitting and proper to accord official recognition to this magnificent document and its memorable anniversary; and to the patriotic celebrations which will commemorate the occasion; and WHEREAS: Public Law 915 guarantees the issuing of a proclamation each year by the President of the United States of America designating September 17 through 23 as Constitution Week, NOW, THEREFORE I, Trevor A. Chadwick by virtue of the authority vested in me as Mayor of the City of Star in the Counties of Ada and Canyon, do hereby proclaim the week of September 17 through 23 as CONSTITUTION WEEK AND ask our citizens to reaffirm the ideals of the Framers of the Constitution had in 1787 by vigilantly protecting the freedoms guaranteed to us through this guardian of our liberties, remembering that lost rights may never be regained. IN WITNESS WHEREOF, I have hereunto set my hand and caused the Seal of the City of Star to be affixed this 7th Day of September of the year of our Lord 2021. Trevor A. Chadwick, Mayor ATTEST: Jacob M Qualls, City Clerk / Treasurer ---PAGE BREAK--- City of Star Transaction List by Vendor August 11 - 31, 2021 Vendor Memo Amount Ada County Highway District Impact Fees 7/25/21 - 8/24/21 -178,516.00 Ada County Sheriff's Office Law Enforcement Services -97,450.00 Air Care, LLC. Filters -140.00 Alyson Likes Yoga class substitute -20.00 Borton-Lakey Civil litigation -100.00 Century Link Telephone services -195.80 Cintas Rug cleaning services -361.48 Computer Consulting Associates Information Technology Services -1,702.69 Dana Partridge Media services -4,285.00 Denice VanDoren Feather flags -190.79 DMH, Enterprises Plumbing Inspections 7/25/21 - 8/24/21 -9,576.00 Door Service of Idaho Service for City Hall and Snack Shack -671.00 ECI Contractors Electrical Inspections 7/25/21 - 8/24/21 -12,827.74 Elizabeth Olsen Hometown Celebration prize winner -213.00 Fresh Prints Art by the River tee shirts -1,279.50 Gem State Paper & Supply Paper towel dispenser -225.72 Hannah Bodmer Hometown Celebration prize winner -91.00 Idaho Central Credit Union Credit Cards, Chadwick, Qualls, Little -1,030.21 Idaho Correctional Industries Receipt books -114.18 Idaho Power - IDACORP Electricity -3,836.43 Jessy Boyack Refund of deposit for Blake Park -50.00 Julee Elliott Art by the River Banners -150.00 Keller Associates Engineering Services -11,019.50 Kelley Plumbing Inc Refund - permit double payment -65.00 Larry Bearg Tai Chi Instructor -122.50 LifeSpring Church Basketball and volleyball camps -400.00 Mastercard Credit Cards -71.51 McClatchy Company LLC Legal Ads -48.12 MSBT Law Attorney services -2,749.50 Niki Dean Yoga Instructor -343.00 Office Savers Online Office supplies -484.81 PortaPros Portable restrooms -521.20 Powerhouse Electric Refund for electrical permits -585.00 RIMI Inc. Mechanical Inspections 7/25/21 - 8/24/21 -13,601.42 Robert P Little Building and Grounds Supervisor -4,660.00 Savannah Huber Hometown Celebration prize winner -304.00 Silver Creek Hunters Creek supplies -89.23 Simplot Turf & Horticulture Fertilizer, seed, herbicide -6,078.95 Sparklight Internet services -657.19 Star Chamber of Commerce Chili cook off -300.00 Star Fire Department Impact Fees 7/25/21 - 8/24/21 -88,028.70 Star Merc Fuel and misc supplies -158.50 Star Storage Unit rental August 2021 -80.00 Star Vet Clinic Animal Control Services August 2021 -1,400.00 Page 1 of 2 ---PAGE BREAK--- 3:19 PM 09/02/21 City of Star Transaction List by Vendor August 11 - 31, 2021 Vendor Memo Amount State of Idaho Federal Surplus Janitorial supplies -659.00 Sunroc Corporation Eco blocks -100.00 Tates Rents Service for trimmer and blower -224.88 Treasure Valley Coffee Coffee supplies and service -82.60 United Heritage Insurance -144.57 Valley Wide Coop Fuel and Service -1,030.42 Vanguard Cleaning cleaning service -1,172.50 Whitman & Assoc. Inc. Building Permits 7/25/21 - 8/24/21 -72,340.46 Yorgason Law Offices, PLLC Attorney services -4,320.00 Zoom Media services -40.00 Zwygart John & Associates FY 19/20 Audit -5,500.00 GRAND TOTAL EXPENSES -530,409.10 Page 2 of 2 ---PAGE BREAK--- File # FP-21-17 Page 1 Rosti Farms Subdivision Final Plat – Phase 5 CITY OF STAR LAND USE STAFF REPORT TO: Mayor & Council FROM: Ryan B. Field, Assistant City Planner MEETING DATE: September 7, 2021 FILE(S) FP-21-17, Final Plat, Rosti Farms Subdivision Phase 5 REQUEST Applicant is seeking approval of a Final Plat for Rosti Farms Subdivision, Phase 5 consisting of 73 residential lots and 5 common lots on 28.86 acres. The phase is located at the south end of the approved preliminary plat, south of W. Floating Feather Road and west of Highway 16 in Star, Idaho. The subject property is generally located at the southeast corner of N. Pollard Lane and W. Floating Feather Road in Star, Idaho. Ada County Parcel Numbers S040434700, S0409212400, S0409120800, S0409131300, S0409244305 and S0409244575. APPLCIANT/REPRESENTATIVE: OWNER: Sabrina Toll Southwest, LLC 3103 W. Sheryl Drive 313 W. Sheryl Drive Meridian, Idaho 83642 Meridian, Idaho 83642 PROPERTY INFORMATION Land Use Designation - Residential R-3-PUD Phase 5 Acres - 28.86 acres Residential Lots - 73 Common Lots - 5 HISTORY June 16, 2020 Council approved applications for Annexation and Zoning (AZ-20-03) and Preliminary Plat/PUD (PP-20-02) for Rosti Farms Subdivision. The ---PAGE BREAK--- File # FP-21-17 Page 2 Rosti Farms Subdivision Final Plat – Phase 5 preliminary plat was approved for 426 single family residential lots, 60 common lots and 7 commercial lots. November 17, 2020 Council approved applications for the Final Plats of Rosti Farms Subdivision, Phase I & II. (FP-20-17, FP-20-19). Phase I included 48 residential lots and 11 common lots on 20.76 acres. Phase II consisted of 36 residential lots and 5 common lots on 9.07 acres. April 6, 2021 Council approved applications for the Final Plats of Rosti Farms Subdivision, Phase 3 & 4. (FP-21-04, FP-21-07). Phase 3 included 56 residential lots and 4 common lots on 21.43 acres. Phase 4 included 45 residential lots and 10 common lots on 15.29 acres. GENERAL DISCUSSION The Final Plat layout for Phase 5 generally complies with the approved Preliminary Plat. Staff Reviewed Comments from the Preliminary Plat Approval/Findings of Fact: Lot sizes as listed on the preliminary plat range in size from the smallest at 6,000 sq. feet with an average lot size of 8,832 sq. feet. The subdivision is proposed to develop in ten (10) phases. The Applicant has provided a variety of lot widths and depths for several different housing plans and types. Common/open space for the development consists of 31.53 acres (18.26%) total open space within common lots. The development is required to provide a minimum of 15% open space, 10% usable. The open space provided by the applicant currently includes large open space areas and amenities including a community pool and pool house, multiple tot-lots, multiple plazas with picnic shelters with benches and pathways and natural areas throughout the development. The current Zoning Ordinance requires one site amenity for each 20-acres of development area (total of 9 amenities is required). Proposed amenities within the development include the following: 1. Swimming Pool & Pool House 2. Tot Lot #1 (Children’s Play Structure Amenity) 3. Tot Lot #2 (Children’s Play Structure Amenity) 4. Picnic Area 5. Plaza #1 (Quality of Life Amenity) 6. Plaza #2 with Shelter (Quality of Life Amenity) 7. Pocket Park #1 (Quality of Life Amenity) 8. Pocket Park #2 (Quality of Life Amenity) 9. Pocket Park #3 (Quality of Life Amenity) 10. Pathways throughout ((Pedestrian or Bicycle Circulation Amenity) 11. Open Style Fencing Along Drains and Canals ((Quality of Life Amenity) ---PAGE BREAK--- File # FP-21-17 Page 3 Rosti Farms Subdivision Final Plat – Phase 5 As part of the landscape plan provided to the City, landscaping is depicted in the open space areas and along the exterior roadways within common area lots, with street trees being proposed within the front yards of the residential lots. The proposed street tree locations are consistent with the UDC, Chapter 4, Section B-7 C-3 Street Trees, requiring a minimum density of one tree per thirty-five (35) linear feet. The subdivision has been approved with the following dimensional standards: Proposed Setbacks: • Minimum Residential Lot Frontage: 35 feet • Front Setbacks (Measured from the back of sidewalk or property line): 20 feet • Rear Setbacks: 15 feet • Interior Setbacks: 5 feet (for one and two-stories) – Deviation from current standards • Local Street Side Setbacks: 20 feet • Street Landscape Buffers: o Arterial Roadway: 35 feet o State Highway 16: 50 feet o Residential Collectors: 20 feet • Maximum Building Height: 35 feet • Minimum Lot Size: 6,000 Square Feet • Average Lot Size: 8,832 Square Feet Staff analysis of Final Plat Submittal: Lot Layout – The gross density of Phase 5 is 2.53 du/acre, with lots ranging in size from 5,508 square feet to 13,326 square feet. Common/Open Space and Amenities - To be completed in this phase: • Shelter/Gazebo • Pathway Along the Canal Mailbox Clusters – The Star Postmaster, Mel Norton has approved the mailbox clusters for this development to be placed in two locations. Location A is Lot 1, Block 7 on the west side of N. Rosti Farms Way, by the club house parking lot. Location B is Lot 8, Block 19, also on the west side of N. Rosti Farms Way. Postmaster’s letter of approval was included in the application material. Streetlights –A Streetlight design has been provided with the final plat application and the proposed light style and type meet Dark Sky requirements and comply with the City Code. A streetlight plan was also included in the final plat application. Staff suggests three more streetlights be placed to light the intersections. Locations will be in the conditions of approval. A revised plan map will be required before the final plat can be signed. ---PAGE BREAK--- File # FP-21-17 Page 4 Rosti Farms Subdivision Final Plat – Phase 5 Street Names – Ada County modified a couple of street names since the preliminary plat was approved, impacting Phase 5. N. Moyle Ave. have been changed to N. Burnam Ave. W. Moon River Avenue was changed to W. Moon River Drive. These changes have been reflected on the final plat submitted with this application. 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, 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. PUBLIC NOTIFICATIONS Notifications of this application were sent to agencies having jurisdiction on August 5, 2021. July 21, 2021 Keller Associates Review Checklist August 20, 2021 DEQ Standard Review FINDINGS The Council may approve, conditionally approve, deny or table this request. In order to approve this Final Plat, the Unified Development Code requires that Council must find the following: A. The Plat is in conformance with the Comprehensive Plan. The Council finds that this subdivision upon Preliminary Plat approval was in conformance with the Comprehensive Plan; no changes have been made to change this status. B. Public services are available or can be made available and are adequate to accommodate the proposed development. Staff finds that all public services are available and able to accommodate this development. C. There is public financial capability of supporting services for the proposed development. Staff knows of no financial hardship that would prevent services from being provided. D. The development will not be detrimental to the public health, safety or general welfare; and, Staff finds no facts to support that this subdivision phase will be detrimental to the public health, safety or general welfare. E. The development preserves significant natural, scenic or historic features. Staff finds that existing conditions have not substantially changed from the approved Preliminary Plat of this subdivision. ---PAGE BREAK--- File # FP-21-17 Page 5 Rosti Farms Subdivision Final Plat – Phase 5 CONDITIONS OF APPROVAL 1. Per the Development Agreement and prior to signing the final plat, developer is to pay the traffic mitigation fee required by the Idaho Transportation Department. The developer will pay the City $2053.11 per buildable lot within each phase prior to signature on the final plat for the applicable phase, capped at $874,625. The City will allocate funds to roadway improvements in the vicinity of the project. Phase 5 has 72 residential lots for a fee of $147,823.92 (72 x $2053.11). 2. The approved Preliminary Plat for Rosti Farms Subdivision shall comply with all statutory requirements of applicable agencies and districts having jurisdiction in the City of Star. 3. The property associated with this approved Final Plat, in addition to the property of all future phases shall be satisfactorily weed abated at all times, preventing a public nuisance, per Star City Code Chapter 3, Section 3-1-1 through 3-1-7. 4. The property associated with this approved Final Plat, in addition to the property of all future phases shall be properly maintained 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. 5. All signed Irrigation District Agreements with the Irrigation Districts shall be provided to the City of Star with each subsequent Final Plat application. 6. Pressurized irrigation systems shall comply with the Irrigation District(s) and the City of Star Codes. Plans for pressurized irrigation systems shall be submitted to, and approved by the City of Star Engineer, prior to installation. 7. The approved Preliminary Plat shall comply with the City of Star Unified Development Code regarding landscaping, both internal buffers and frontages. (See Section 8-4 B Landscaping Requirements) 8. A plat note supporting the “Right to Farm Act” as per Idaho Code Title 22, Chapter 45, shall be shown on the Final Plat. 9. An updated streetlight plan must be submitted prior to signature of the final plat. Streetlights should be added at the intersection of W. Millcreek Dr. and N. Burnam Avenue, W. Millcreek Drive and N. Lazy Hammock Avenue and W. Millcreek Drive and N. Kenora Place. 10. A plat note shall state that development standards for residential development shall comply with the effective building and zoning requirements at time of building permit issuance. 11. The subsequent Final Plats shall comply with and be in accordance with the current City of Star Code, with the exception of any waivers granted by Council. 12. Requested surety shall be required at 150% of the total estimated installed cost, as approved by the City Engineer or Administrator. The term of approval shall not exceed 180 days. (See Section 8-1 C-1 of the Unified Development Code for a list of eligible items.) 13. A letter from the US Postal Service shall be given to the City at Final Plat stating the subdivision is in compliance with the Postal Service. 14. A form signed by the Star Sewer & Water District shall be submitted to the City prior to the signature of the Final Plat stating that all conditions of the District have been met. ---PAGE BREAK--- File # FP-21-17 Page 6 Rosti Farms Subdivision Final Plat – Phase 5 15. A separate sign application is required for any subdivision sign. 16. As built plans for pressurized irrigation systems shall be submitted to the City of Star prior to signature of the final plat. 17. Applicant shall provide the City with two full size and two 11”x17” copy of the signed recorded final plat with all signatures, prior to any building permits being issued. 18. Development standards for single family residential units shall comply with effective building and zoning requirements at time of building permit issuance, or as approved through the Development Agreement or as stated herein. 19. The mylar/final plat shall be signed by the owner, Surveyor, Central District Health, ACHD and City Engineer, prior to being delivered to the City of Star for City Clerk’s signature. 20. A copy of signed irrigation agreements shall be submitted to the City prior to signature of the final plat. 21. All common areas shall be maintained by the Homeowners Association. 22. The applicant shall provide a sign, to be located at all construction entrances, indicating the rules for all contractors that will be working on the property starting at grading and running through home sales that addresses items including but not limited to dust, music, dogs, starting/stopping hours for contractors (7a.m. start time). Sign shall be approved by the City prior to start of construction. 23. A copy of the recorded CC&R’s shall be submitted to the City of Star prior to any building permits being issued. 24. Prior to signature of the final plat, a signed Irrigation District Agreement with the Irrigation Districts shall be provided to the City of Star. This requirement shall be with each subsequent Final Plat application. 25. Any additional Condition of Approval as required by Staff and City Council. COUNCIL DECISION The Star City Council File # FP-21-17 Rosti Farms Subdivision, Final Plat, Phase 5 FP-21-17 on September 7, 2021. ---PAGE BREAK--- 1 1 ---PAGE BREAK--- July 6, 2021 City of Star Planning and Zoning P.O. Box 130 Star, Idaho 83669 RE: Rosti Farms Subdivision No. 5 - Final Plat Dear Ryan, Attached for your review is the Final Plat application for Rosti Farms Subdivision No. 5. This plat has been submitted in conformance with the City of Star’s Zoning Code and per the approved Preliminary Plat. Phase 5 of Rosti Farms Subdivision will include 73 single-family residential and 5 common lots on 28.86 acres. Overall gross density of phase 5 is 2.49 dwelling units per acre. Average lot size is 8,600 s.f and overall open space is 1.83 acres. Construction of phase 5 will be in compliance with the approved Preliminary plat. If you have any questions or need additional information, please reach out to me at [PHONE REDACTED] or at Thanks for your review and assistance with our application, Sabrina Land Entitlement Manager ---PAGE BREAK--- ---PAGE BREAK--- ROSTI FARMS SUBDIVISION NO. 5 LOCATED IN THE N 1/2 OF SECTION 9, TOWNSHIP 4 NORTH, RANGE 1 WEST, B.M., CITY OF STAR, ADA COUNTY, IDAHO 2021 CLINTON W. HANSEN PLS 11118 SURVEYOR'S NARRATIVE THE BOUNDARY FOR THIS SUBDIVISION WAS DEVELOPED FROM SURVEYED TIES TO CONTROLLING SECTION CORNER MONUMENTATION, THE PLATTED SUBDIVISION BOUNDARY OF ROSTI FARMS SUBDIVISION NO. 1, ROSTI FARMS SUBDIVISION NO. 4, INFORMATION FROM RECORD OF SURVEY NUMBERS 109, 111, 2649, 4288, 6767, 7072, 11174, AND CURRENT DEEDS OF RECORD. THE SURVEYED MONUMENTATION AND CONTROLLING BOUNDARIES FIT THE RECORDS WELL AND WERE ACCEPTED TO ESTABLISH THE BOUNDARY FOR THIS SUBDIVISION SHOWN HEREON. 50' 200' 100' 0' SCALE: 1" = 100' SEE SHEET 2 OF 4 FOR NOTES AND CURVE AND LINE DATA LOT NUMBER SET 1/2"x24" REBAR w/PLASTIC CAP SET 5/8"x30" REBAR w/PLASTIC CAP FOUND ALUMINUM CAP MONUMENT LOT LINE CENTERLINE SUBDIVISION BOUNDARY SECTION LINE FOUND 5/8" REBAR AS NOTED OTHER EASEMENT LINE AS NOTED PERMANENT SIDEWALK EASEMENT, INSTRUMENT NO. EXISTING ADA COUNTY HIGHWAY DISTRICT PUBLIC UTILITY, PRESSURE IRRIGATION & LOT DRAINAGE EASEMENT LINE - SEE NOTES 1 & 2 CALCULATED POINT, NOT SET FOUND BRASS CAP MONUMENT LEGEND FOUND 1/2" REBAR AS NOTED Land Surveying and Consulting 231 E. 5TH STREET, MERIDIAN ID 83642 (208) 288-2040 www.landsolutions.biz SHEET 1 OF 4 MID-SECTION DETAIL N.T.S. LOCATION DETAIL N.T.S. BOOK , PAGE REFERENCE MONUMENT WITNESS CORNER ---PAGE BREAK--- ROSTI FARMS SUBDIVISION NO. 5 NOTES CLINTON W. HANSEN PLS 11118 1. ALL LOT LINES COMMON TO PUBLIC STREETS ARE HEREBY DESIGNATED TO HAVE A SIXTEEN (16) FOOT PERMANENT EASEMENT FOR PUBLIC UTILITIES, IRRIGATION AND LOT DRAINAGE, UNLESS OTHERWISE SHOWN. THIS EASEMENT SHALL NOT PRECLUDE THE CONSTRUCTION OF PROPER HARD-SURFACED DRIVEWAYS AND WALKWAYS FOR ACCESS TO EACH INDIVIDUAL LOT. 2. ALL LOTS ARE HEREBY DESIGNATED AS HAVING A FIVE FOOT PERMANENT EASEMENT ON EACH SIDE OF THE INTERIOR SIDE LOT LINES, AND TWELVE (12) FOOT PERMANENT EASEMENT CONTIGUOUS TO ALL REAR LOT LINES, FOR PUBLIC UTILITIES, PRESSURE IRRIGATION, AND LOT DRAINAGE, UNLESS OTHERWISE SHOWN. ALL OTHER EASEMENTS ARE AS SHOWN. 3. MINIMUM BUILDING SETBACKS SHALL BE IN ACCORDANCE WITH THE CITY OF STAR APPLICABLE ZONING AND SUBDIVISION REGULATIONS AT THE TIME OF ISSUANCE OF INDIVIDUAL BUILDING PERMITS OR AS SPECIFICALLY APPROVED AND/OR REQUIRED, OR AS SHOWN ON THIS PLAT. 4. ANY RE-SUBDIVISION OF THIS PLAT SHALL COMPLY WITH THE APPLICABLE ZONING REGULATIONS IN EFFECT AT THE TIME OF THE RESUBDIVISION. 5. IRRIGATION WATER HAS BEEN PROVIDED BY THE MIDDLETON IRRIGATION ASSOCIATION, INC. AND FOOTHILLS DITCH COMPANY IN COMPLIANCE WITH IDAHO CODE SECTION 31-3805(1)(b). LOTS WITHIN THE SUBDIVISION SHALL BE ENTITLED TO IRRIGATION WATER FROM THESE IRRIGATION ENTITIES, TO BE DELIVERED TO LOTS THROUGH A PRESSURIZED IRRIGATION SYSTEM OWNED AND MAINTAINED BY THE HOMEOWNER ASSOCIATION. THE HOMEOWNER ASSOCIATION WILL BE SUBJECT TO ASSESSMENTS BY THESE IRRIGATION ENTITIES. 6. MAINTENANCE OF ANY IRRIGATION OR DRAINAGE PIPE OR DITCH CROSSING A LOT SHALL BE THE RESPONSIBILITY OF THE LOT OWNER UNLESS SUCH RESPONSIBILITY IS ASSUMED BY AN IRRIGATION/DRAINAGE ENTITY OR THE HOMEOWNER ASSOCIATION. 7. LOT 14, BLOCK 5; LOT 1, BLOCK 17; LOT 1, BLOCK 18 AND LOTS 1, 21 AND 26, BLOCK 19 ARE DESIGNATED AS COMMON LOTS AND SHALL BE OWNED AND MAINTAINED BY THE ROSTI FARMS SUBDIVISION HOMEOWNER'S ASSOCIATION, OR ITS ASSIGNS. SAID LOTS ARE COVERED BY BLANKET EASEMENTS FOR PUBLIC UTILITIES, IRRIGATION AND LOT DRAINAGE. 8. THIS DEVELOPMENT RECOGNIZES IDAHO CODE SECTION 22-4503, RIGHT TO FARM ACT, WHICH STATES "NO AGRICULTURAL OPERATION, AGRICULTURAL FACILITY OR EXPANSION THEREOF SHALL BE OR BECOME A NUISANCE, PRIVATE OR PUBLIC, BY ANY CHANGED CONDITIONS IN OR ABOUT THE SURROUNDING NONAGRICULTURAL ACTIVITIES AFTER IT HAS BEEN IN OPERATION FOR MORE THAN ONE YEAR, WHEN THE OPERATION, FACILITY OR EXPANSION WAS NOT A NUISANCE AT THE TIME IT BEGAN OR WAS CONSTRUCTED. THE PROVISIONS OF THIS SECTION SHALL NOT APPLY WHEN A NUISANCE RESULTS FROM THE IMPROPER OR NEGLIGENT OPERATION OF AN AGRICULTURAL OPERATION, AGRICULTURAL FACILITY OR EXPANSION THEREOF." 9. THIS SUBDIVISION IS SUBJECT TO THE TERMS OF A DEVELOPMENT AGREEMENT RECORDED AS INSTRUMENT NO. RECORDS OF ADA COUNTY, IDAHO. 10. PORTIONS OF LOT 14, BLOCK 5 AND LOT 26, BLOCK 19 AS SHOWN HEREON ARE SERVIENT TO AND CONTAIN THE ADA COUNTY HIGHWAY DISTRICT STORM WATER DRAINAGE SYSTEM. THESE LOTS ARE ENCUMBERED BY THAT CERTAIN MASTER PERPETUAL STORM WATER DRAINAGE EASEMENT RECORDED ON NOVEMBER 10, 2015 AS INSTRUMENT NO. 2015-103256, OFFICIAL RECORDS OF ADA COUNTY, AND INCORPORATED HEREIN BY THIS REFERENCE AS IF SET FORTH IN FULL (THE "MASTER EASEMENT"). THE MASTER EASEMENT AND THE STORM WATER DRAINAGE SYSTEM ARE DEDICATED TO ADA COUNTY HIGHWAY DISTRICT PURSUANT TO SECTION 40-2302, IDAHO CODE THE MASTER EASEMENT IS FOR THE OPERATION AND MAINTENANCE OF THE STORM WATER DRAINAGE SYSTEM. 11. THIS SUBDIVISION IS SUBJECT TO THE TERMS OF AN ADA COUNTY HIGHWAY DISTRICT LICENSE AGREEMENT RECORDED AS INSTRUMENT NO. RECORDS OF ADA COUNTY, IDAHO. Land Surveying and Consulting BOOK , PAGE 231 E. 5TH STREET, MERIDIAN ID 83642 (208) 288-2040 www.landsolutions.biz SHEET 2 OF 4 ---PAGE BREAK--- CERTIFICATE OF SURVEYOR CERTIFICATE OF OWNERS ACKNOWLEDGMENT STATE OF IDAHO COUNTY OF ADA S.S. NOTARY PUBLIC FOR THE STATE OF IDAHO MY COMMISSION EXPIRES RESIDING AT I, CLINTON W. HANSEN, DO HEREBY CERTIFY THAT I AM A LICENSED PROFESSIONAL LAND SURVEYOR IN THE STATE OF IDAHO, AND THAT THIS PLAT AS DESCRIBED IN THE "CERTIFICATE OF OWNERS" WAS DRAWN FROM THE FIELD NOTES OF A SURVEY MADE ON THE GROUND UNDER MY DIRECT SUPERVISION AND ACCURATELY REPRESENTS THE POINTS PLATTED THEREON, AND IS IN CONFORMITY WITH THE STATE OF IDAHO CODE RELATING TO PLATS AND SURVEYS. KNOW ALL MEN BY THESE PRESENTS: THAT WE, THE UNDERSIGNED, ARE THE OWNERS OF THE REAL PROPERTY DESCRIBED BELOW IN ADA COUNTY, IDAHO, AND THAT WE INTEND TO INCLUDE THE FOLLOWING DESCRIBED PROPERTY IN THIS PLAT OF ROSTI FARMS SUBDIVISION NO. 5; A PARCEL LOCATED IN THE N 1/2 OF SECTION 9, TOWNSHIP 4 NORTH, RANGE 1 WEST, BOISE MERIDIAN, CITY OF STAR, ADA COUNTY, IDAHO, AND MORE PARTICULARLY DESCRIBED AS FOLLOWS: COMMENCING AT AN ALUMINUM CAP MONUMENT MARKING THE SOUTHWEST CORNER OF THE NW ¼ OF SAID SECTION 9, FROM WHICH AN ALUMINUM CAP MONUMENT MARKING THE NORTHWEST CORNER OF SAID NW ¼ BEARS N 0°30'24” E A DISTANCE OF 2640.51 FEET; THENCE ALONG THE SOUTHERLY BOUNDARY OF SAID NW ¼ S 89°34'02” E A DISTANCE OF 1314.60 FEET TO A 5/8 INCH DIAMETER IRON PIN MONUMENT MARKING THE SOUTHWEST CORNER OF THE SE ¼ OF SAID NW ¼; THENCE ALONG THE WESTERLY BOUNDARY OF SAID SE ¼ OF THE NW ¼ N 0°35'51” E A DISTANCE OF 520.69 FEET TO THE POINT OF BEGINNING; THENCE CONTINUING ALONG SAID BOUNDARY N 0°35'51” E A DISTANCE OF 36.37 FEET TO A POINT; THENCE LEAVING SAID BOUNDARY S 89°33'55” E A DISTANCE OF 143.00 FEET TO A POINT; THENCE N 0°35'51” E A DISTANCE OF 305.00 FEET TO A POINT; THENCE N 89°33'55” W A DISTANCE OF 143.00 FEET TO A POINT ON THE WESTERLY BOUNDARY OF SAID SE ¼ OF THE NW ¼; THENCE ALONG SAID BOUNDARY N 0°35'51” E A DISTANCE OF 128.14 FEET TO A POINT; THENCE LEAVING SAID BOUNDARY S 89°24'12” E A DISTANCE OF 313.39 FEET TO A POINT; THENCE N 81°44'52” E A DISTANCE OF 1085.46 FEET, BEING PARTIALLY ALONG THE SOUTHERLY BOUNDARY OF ROSTI FARMS SUBDIVISION NO. 1, AS SHOWN IN BOOK OF PLATS ON PAGES THROUGH RECORDS OF ADA COUNTY, IDAHO, TO AN ANGLE POINT ON THE SOUTHERLY BOUNDARY OF SAID ROSTI FARMS SUBDIVISION NO. 1; THENCE ALONG SAID SOUTHERLY BOUNDARY N 15°14'57” E A DISTANCE OF 214.27 FEET TO A POINT; THENCE CONTINUING PARTIALLY ALONG SAID SOUTHERLY BOUNDARY AND ALONG THE WESTERLY BOUNDARY OF ROSTI FARMS SUBDIVISION NO. 4, AS SHOWN IN BOOK OF PLATS ON PAGES RECORDS OF ADA COUNTY, IDAHO, N 57°43'34” E A DISTANCE OF 90.00 FEET TO A POINT ON A CURVE; THENCE ALONG SAID WESTERLY BOUNDARY A DISTANCE OF 52.97 FEET ALONG THE ARC OF A 1005.00 FOOT RADIUS NON-TANGENT CURVE LEFT, SAID CURVE HAVING A CENTRAL ANGLE OF 3°01'11” AND A LONG CHORD BEARING S 33°47'02” E A DISTANCE OF 52.96 FEET TO A POINT OF TANGENCY; THENCE CONTINUING ALONG SAID WESTERLY BOUNDARY S 35°17'37” E A DISTANCE OF 209.90 FEET TO THE SOUTHWESTERLY CORNER OF SAID ROSTI FARMS SUBDIVISION NO. 4; THENCE LEAVING SAID BOUNDARY S 59°32'24 W A DISTANCE OF 20.07 FEET TO A POINT; THENCE S 35°17'37” E A DISTANCE OF 31.01 FEET TO A POINT OF CURVATURE; THENCE A DISTANCE OF 145.52 FEET ALONG THE ARC OF A 525.00 FOOT RADIUS CURVE RIGHT, SAID CURVE HAVING A CENTRAL ANGLE OF 15°52'53” AND A LONG CHORD BEARING S 27°21'10” E A DISTANCE OF 145.06 FEET TO A POINT; THENCE S 61°24'43” E A DISTANCE OF 31.41 FEET TO A POINT; THENCE N 75°30'00” E A DISTANCE OF 5.02 FEET TO A POINT; THENCE S 14°30'00” E A DISTANCE OF 47.00 FEET TO A POINT; THENCE S 75°30'00” W A DISTANCE OF 5.02 FEET TO A POINT; THENCE S 32°24'43” W A DISTANCE OF 31.41 FEET TO A POINT ON A CURVE; THENCE A DISTANCE OF 83.26 FEET ALONG THE ARC OF A 525.00 FOOT RADIUS NON-TANGENT CURVE RIGHT, SAID CURVE HAVING A CENTRAL ANGLE OF 9°05'11” AND A LONG CHORD BEARING S 5°02'41” E A DISTANCE OF 83.17 FEET TO A POINT OF TANGENCY; THENCE S 0°57'22” E A DISTANCE OF 1.54 FEET TO A POINT; THENCE N 86°58'18” W A DISTANCE OF 125.45 FEET TO A POINT; THENCE S 0°35'45” W A DISTANCE OF 344.65 FEET TO A POINT; THENCE N 89°34'17” W A DISTANCE OF 223.85 FEET TO A POINT ON THE CENTERLINE OF THE MIDDLETON CANAL; THENCE ALONG SAID CENTERLINE OF THE MIDDLETON CANAL THE FOLLOWING DESCRIBED COURSES; THENCE S 50°55'56” W A DISTANCE OF 88.44 FEET TO A POINT; THENCE S 40°37'03” W A DISTANCE OF 115.00 FEET TO A POINT; THENCE S 34°22'19” W A DISTANCE OF 145.33 FEET TO A POINT; THENCE S 47°47'03” W A DISTANCE OF 145.77 FEET TO A POINT; THENCE S 54°34'01” W A DISTANCE OF 43.88 FEET TO A POINT; THENCE S 70°03'01” W A DISTANCE OF 65.71 FEET TO A POINT; THENCE S 83°03'43” W A DISTANCE OF 131.91 FEET TO A POINT; THENCE N 76°40'26” W A DISTANCE OF 117.72 FEET TO A POINT; THENCE N 71°11'11” W A DISTANCE OF 105.66 FEET TO A POINT; THENCE N 74°54'37” W A DISTANCE OF 115.02 FEET TO A POINT; THENCE N 71°08'39” W A DISTANCE OF 134.16 FEET TO A POINT; THENCE N 76°17'48” W A DISTANCE OF 35.22 FEET TO A POINT; THENCE LEAVING SAID CENTERLINE OF THE MIDDLETON CANAL N 6°47'12” E A DISTANCE OF 283.16 FEET TO A POINT; THENCE N 88°23'50” W A DISTANCE OF 404.89 FEET TO THE POINT OF BEGINNING. THIS PARCEL CONTAINS 28.86 ACRES MORE OR LESS. ALL THE LOTS IN THIS SUBDIVISION WILL BE ELIGIBLE TO RECEIVE WATER AND SEWER SERVICE FROM THE STAR SEWER AND WATER DISTRICT. THE STAR SEWER AND WATER DISTRICT HAS AGREED IN WRITING TO SERVE ALL THE LOTS IN THIS SUBDIVISION. THE PUBLIC STREETS SHOWN ON THIS PLAT ARE HEREBY DEDICATED TO THE PUBLIC. PUBLIC UTILITY, IRRIGATION AND DRAINAGE EASEMENTS ON THIS PLAT ARE NOT DEDICATED TO THE PUBLIC, BUT THE RIGHT OF ACCESS TO, AND USE OF, THESE EASEMENTS IS HEREBY RESERVED FOR PUBLIC UTILITIES, DRAINAGE AND FOR ANY OTHER USES AS MAY BE DESIGNATED HEREON AND NO PERMANENT STRUCTURES OTHER THAN FOR SAID USES ARE TO BE ERECTED WITHIN THE LIMITS OF SAID EASEMENTS. IN WITNESS WHEREOF WE HAVE HEREUNTO SET OUR HAND THIS DAY OF , TOLL SOUTHWEST LLC, A DELAWARE LIMITED LIABILITY COMPANY BY SUSAN STANLEY, DIVISION PRESIDENT ROSTI FARMS SUBDIVISION NO. 5 ON THIS DAY OF , BEFORE ME, THE UNDERSIGNED, A NOTARY PUBLIC IN AND FOR SAID STATE PERSONALLY APPEARED SUSAN STANLEY, KNOWN TO ME TO BE THE DIVISION PRESIDENT OF TOLL SOUTHWEST LLC, A DELAWARE LIMITED LIABILITY COMPANY, WHO SUBSCRIBED SAID LIMITED LLIABILITY COMPANY'S NAME TO THE FOREGOING INSTRUMENT, AND ACKNOWLEDGED TO ME THAT SHE EXECUTED THE SAME IN SAID LIABILITY COMPANY'S NAME. IN WITNESS WHEREOF, I HAVE HEREUNTO SET MY HAND AND AFFIXED MY OFFICIAL SEAL THE DAY AND YEAR IN THIS CERTIFICATE FIRST ABOVE WRITTEN. CLINTON W. HANSEN PLS 11118 Land Surveying and Consulting BOOK , PAGE 231 E. 5TH STREET, MERIDIAN ID 83642 (208) 288-2040 www.landsolutions.biz SHEET 3 OF 4 ---PAGE BREAK--- APPROVAL OF ADA COUNTY HIGHWAY DISTRICT PRESIDENT, ADA COUNTY HIGHWAY DISTRICT CERTIFICATE OF THE COUNTY TREASURER CERTIFICATE OF THE COUNTY SURVEYOR ADA COUNTY SURVEYOR DATE: COUNTY TREASURER CERTIFICATE OF COUNTY RECORDER STATE OF IDAHO COUNTY OF ADA S.S. I HEREBY CERTIFY THAT THIS INSTRUMENT WAS FILED FOR RECORD AT THE REQUEST OF LAND SOLUTIONS, P.C., AT MINUTES PAST O'CLOCK ON DEPUTY EX-OFFICIO RECORDER THIS DAY OF , IN BOOK OF PLATS AT PAGES INSTRUMENT NO. APPROVAL OF CITY COUNCIL CITY CLERK I, THE UNDERSIGNED, CITY ENGINEER IN AND FOR THE CITY OF STAR, ADA COUNTY, IDAHO, ON THIS DAY, HEREBY APPROVE THIS PLAT. CITY ENGINEER ~ STAR, IDAHO APPROVAL OF THE CITY ENGINEER HEALTH CERTIFICATE CENTRAL DISTRICT HEALTH, EHS DATE SANITARY RESTRICTIONS AS REQUIRED BY IDAHO CODE, TITLE 50, CHAPTER 13, HAVE BEEN SATISFIED ACCORDING TO THE LETTER TO BE READ ON FILE WITH THE COUNTY RECORDER OR HIS AGENT LISTING THE CONDITIONS OF APPROVAL. SANITARY RESTRICTIONS MAY BE RE-IMPOSED, IN ACCORDANCE WITH SECTION 50-1326, IDAHO CODE, BY THE ISSUANCE OF A CERTIFICATE OF DISAPPROVAL. FEE: I, THE UNDERSIGNED, CITY CLERK IN AND FOR THE CITY OF STAR, ADA COUNTY ,IDAHO, DO HEREBY CERTIFY THAT AT A REGULAR MEETING OF THE CITY COUNCIL HELD ON THE DAY OF , THIS PLAT WAS DULY ACCEPTED AND APPROVED. THE FOREGOING PLAT WAS ACCEPTED AND APPROVED BY THE BOARD OF ADA COUNTY HIGHWAY DISTRICT COMMISSIONERS ON THE DAY OF , I, THE UNDERSIGNED, PROFESSIONAL LAND SURVEYOR FOR ADA COUNTY, IDAHO, HEREBY CERTIFY THAT I HAVE CHECKED THIS PLAT AND FIND THAT IT COMPLIES WITH THE STATE OF IDAHO CODE RELATING TO PLATS AND SURVEYS. I, THE UNDERSIGNED, COUNTY TREASURER IN AND FOR THE COUNTY OF ADA, STATE OF IDAHO, PER THE REQUIREMENTS OF I.C. 50-1308, DO HEREBY CERTIFY THAT ANY AND ALL CURRENT AND OR DELINQUENT COUNTY PROPERTY TAXES FOR THE PROPERTY INCLUDED IN THIS SUBDIVISION HAVE BEEN PAID IN FULL. THIS CERTIFICATION IS VALID FOR THE NEXT THIRTY (30) DAYS ONLY. CLINTON W. HANSEN PLS 11118 ROSTI FARMS SUBDIVISION NO. 5 Land Surveying and Consulting BOOK , PAGE 231 E. 5TH STREET, MERIDIAN ID 83642 (208) 288-2040 www.landsolutions.biz SHEET 4 OF 4 ---PAGE BREAK--- Revised 5/29/08 7/23/2021 Page 1 of 6 CITY OF STAR FINAL PLAT AND CONSTRUCTION DRAWING REVIEW CHECKLIST Subdivision: Rosti Farms Subdivision No. 5 Phase: 5 Date: 07/23/2021 Developable Lots: 70 Review No: 1 Developer: Toll Brothers Tel: [PHONE REDACTED] Fax: Email: Engineer: ESE Consultants Tel: [PHONE REDACTED] Fax: Email: Property Address: N Pollard Ln & W Floating Feather Reviewed By: Kelsie E.I., Keller Associates Review Check By: Ryan Morgan, P.E., Keller Associates FINAL PLAT REVIEW ITEM OK NEED N/A FINAL PLAT APPLICATION REQUIREMENTS 1 X Submit two copies of final engineering construction drawings showing streets, sidewalk, water, sewer, pressure irrigation, street lighting, landscaping, and other public improvements. 2 X Submit one 8½ x 11 map showing property in relation to floodplain and/or floodway. Provide Floodplain Development Permit Application as required. 3 X Provide copy of the “Preliminary Plat Findings of Fact and Conclusions of Law”. 4 X Landscape plan provided. Confirm consistent with approved preliminary plat. 5 X Verified written legal description. 6 X Letter of credit for outstanding pressure irrigation and landscaping improvements only when weather conditions precludes construction of improvements prior to signature of mylar. ITEM OK NEED N/A FINAL PLAT REVIEW 7 X Public and private easements are shown on plat for open spaces, access drives, drainage facilities, floodway maintenance boundaries, offsite storage areas and connecting piping for detached flood water storage impoundments, existing irrigation ditches, new irrigation ditches or pipelines, bicycle / pedestrian pathways (connectivity to adjacent developments), and irrigation piping. Please update instrument numbers before final signatures are obtained. ---PAGE BREAK--- Revised 5/29/08 7/23/2021 Page 2 of 6 8 X Right to Farm Act Note on face of plat. 9 X Note on face of plat: “This subdivision is located within zone AE as shown on the firm panel 125 of 875, Ada County, Idaho and Incorporated Areas. A building permit shall not be issued for any lot that is located within the mapped floodplain until a Flood Plain Development Permit is obtained for the individual lot. Each lot within the mapped floodplain shall require an individual Flood Plain Development Permit.” 10 X 10-foot utility and irrigation easements are shown, or noted, along the front lot lines, rear lot lines, and side lot lines as required. 11 X Note is shown on the final plat: “Minimum building setbacks shall be in accordance with the City of Star applicable zoning and subdivision regulations at the time of issuance of individual building permits or as specifically approved and / or required, or as shown on the this plat.” 12 X Seal of Professional Land Surveyor is displayed, dated, and signed on face of plat. 13 X Water and sewer easements shown on face of plat. (Note to Plan Reviewer: Provide plat to Justin Walker for easement water and sewer easement verification.) 14 X On the signature page of the plat please include the following THE UNDERSIGNED, CITY ENGINEER IN AND FOR THE CITY OF STAR, ADA COUNTY, IDAHO, ON THIS DAY, , HEREBY APPROVE THIS PLAT.” underneath the APPROVAL OF CITY ENGINEER line, and before the signature line. 15 X “Change of Ownership” document filed with the IDWR to the HOA for all conveyable water rights. CONSTRUCTION DRAWING REVIEW ITEM OK NEED N/A GENERAL 16 X Construction drawings are stamped, signed, & dated by a professional engineer licensed in the State of Idaho. 17 X Natural features map showing all existing site features and 1-foot contour elevations is provided in accordance with the City’s code. 18 X Each sheet has north arrow, graphic scale, date, title block and sheet number. 19 X All profiles are drawn to the same horizontal scale as plan views. ---PAGE BREAK--- Revised 5/29/08 7/23/2021 Page 3 of 6 20 X Street lighting plans are provided showing pole locations and luminary types. All street lighting shall be in accordance with the current edition of the ISPWC and the City of Star Supplemental Specifications. Streetlights are required at every intersection and at the end of cul-de-sacs. ITEM OK NEED N/A FLOODPLAIN DEVELOPMENT PERMIT 21 X Floodplain and floodway boundaries and elevations are shown on the grading plans. 22 X Building finished floor elevations are greater than or equal to 2-feet above the base flood elevation, or verification is provided of flood proofing. 23 X Roadway centerline elevations and manhole and other minor structure rim elevations are 0.5-feet above the base flood elevation. 24 X All buildings are set back a minimum of 50-feet from the floodway boundary line except that when the area of special flood hazard boundary is 50-feet or less from the flood way line, the boundary line shall be the setback line. 25 X Easements and conveyance provisions have been made for connection between the floodway and any detached floodwater storage impoundment. 26 X Calculations are provided and show 48-hour max time period for 100% utilization of detached storage impoundment. ITEM OK NEED N/A GRADING PLAN 27 X Grading plans are provided and are stamped, dated, and signed by a professional engineer licensed in the State of Idaho. 28 X Grading plans show finished, existing, and base flood 1- foot contour elevations. 29 X Drainage facilities and easements are shown. 30 X Plan and profile sheets show proposed and existing utilities (rim elevations, pipe invert elevations, etc.), finished centerline roadway grades, existing grade, and base flood elevations. 31 X Existing irrigation ditches, canals, and easements are shown. 32 X Cut and fill slopes are no steeper that 2H:1V. (Spot checked by City Engineer) 33 X Tops and toes of all cut and fill slopes are set back from property boundary at least 3-feet plus 1/5 the height of the cut or fill but need not exceed 10-feet. (Spot checked by City Engineer) 34 X Tops and toes of cut and fill slopes are set back from structures 6-feet plus 1/5 of the height of the cut or fill but need not exceed 10-feet. (Spot checked by City ---PAGE BREAK--- Revised 5/29/08 7/23/2021 Page 4 of 6 Engineer) 35 X Provisions have been made for erosion control at pipe outfalls, along steep earth slopes, and within drainage ditches. 36 X The vertical datum used for elevations shown on grading and drainage plans is NAVD 88 for all developments that are fully or partially within the floodplain. 37 X Existing and proposed elevations match at property boundaries. ITEM OK NEED N/A DRAINAGE PLAN 38 X Drainage plans are provided and stamped, dated, and signed by a professional engineer licensed in the State of Idaho. 39 X Drainage calculations are provided and stamped, dated, and signed by a professional engineer licensed in the State of Idaho. 40 X Narrative is provided that describes the proposed method of stormwater retention. 41 X Drainage calculations contain no arithmetic errors. (Spot checked by City Engineer). The scale on the basin map appears to be incorrect. Basin 5.0. 5.4: The areas do not match between basin map and calculations. Please clarify where each type of basin section is used, clay lined vs not. 42 X The design storm, percolation rate, or other design criteria are within accepted limits. (ITD Zone A—IDF Curve; Storage designed for 100 year storm; Primary conveyance designed for 25-year storm) 43 X Peak discharge rate and velocity through sand and grease traps calculated and are less than 0.5 ft/sec. Provide sand and grease trap calculations. 44 X Section view of drainage facility provided. Pg 15. 45 X Able to determine drainage directions from information given. 46 X Drainage facilities do not conflict with other utilities. (Spot check by City Engineer) 47 X Provision for conveyance or disposal of roof drainage provided for commercial developments. 48 X Building finished floor elevation shown is above possible max water surface elevation and 2-feet above base flood elevation. 49 X Storm water pretreatment provided. BMP facilities are designed in conformance with the “State of Idaho Catalog of Stormwater Best Management Practices”. Pg 15, BMPs listed in notes. 50 X 5-foot setback from property line maintained for drainage ---PAGE BREAK--- Revised 5/29/08 7/23/2021 Page 5 of 6 facilities. 51 X Drainage basin / pond dimensions listed or noted 52 X Drainage facilities drawn to scale on grading and drainage plan. 53 X Drain rock, ASTM C33 sand, or pond liner specified. See item 54. 54 X 3-foot separation from bottom of drainage facility to maximum seasonal high groundwater elevation shown on detail. 55 X Vegetative cover shown over biofiltration facilities. 56 X Appropriate license agreements have been executed and are provided for offsite discharge of storm water. ITEM OK NEED N/A GRAVITY IRRIGATION 57 X Plan approval letter is provided from the appropriate irrigation district. ITEM OK NEED N/A PRESSURE IRRIGATION 58 X Plans for a pressure irrigation system are provided (Required only if development contains more than four lots). 59 X The pressure irrigation system is not connected to the potable water system. 60 X Design provides a minimum of 15 gpm @ 45 PSI to each destination point. 61 X Easements are provided for all pressure irrigation piping. (Note on face of plat). 62 X Main line distribution piping is 3-inches in diameter or greater. 63 X Provisions are made for diversion and flow measurement from a gravity irrigation source ditch. 64 X Applicant provided verification with a signed contract indicating written assurance that provisions have been made for ownership, operation, and maintenance of the irrigation system. 65 X Provide written verification and plan approval from Star Sewer and Water District if potable water is planned to be used as a secondary irrigation source. 66 X Provided verification that water rights will be transferred to the association managing entity. 67 X If pressure irrigation will not be available to each lot at all times, provide rotation schedule for irrigation system usage identifying times and days that pressure irrigation will be available to each lot. ITEM OK NEED N/A RE-SUBMITTAL REQUIREMENTS* 68 X Return one revised plan set in pdf format with the redlined set for review and/or approval to Keller Associates. Unbound or un-collated plan sets will not be ---PAGE BREAK--- Revised 5/29/08 7/23/2021 Page 6 of 6 accepted. 69 X Provide a response letter, referencing the City of Star, with the revised plan set that highlights what actions were taken to correct any outstanding items. *All re-submittals should be returned to the City of Star for re-review. Notes: Additional Final Plat Comments:  Additional Construction Drawing Comments:  ---PAGE BREAK--- August 20, 2021 By e-mail: [EMAIL REDACTED] City of Star P.O. Box 130 Star, Idaho 83669 Subject: Rosti Farms Subdivision Final Plat Phase 5, FP-21-17 Dear Mr. Nickel: Thank you for the opportunity to respond to your request for comment. While DEQ does not review projects on a project-specific basis, we attempt to provide the best review of the information provided. DEQ encourages agencies to review and utilize the Idaho Environmental Guide to assist in addressing project-specific conditions that may apply. This guide can be found at: The following information does not cover every aspect of this project; however, we have the following general comments to use as appropriate: 1. AIR QUALITY • Please review IDAPA 58.01.01 for all rules on Air Quality, especially those regarding fugitive dust (58.01.01.651), trade waste burning (58.01.01.600-617), and odor control plans (58.01.01.776). • All property owners, developers, and their contractor(s) must ensure that reasonable controls to prevent fugitive dust from becoming airborne are utilized during all phases of construction activities per IDAPA 58.01.01.651. • DEQ recommends the city/county require the development and submittal of a dust prevention and control plan for all construction projects prior to final plat approval. Dust prevention and control plans incorporate appropriate best management practices to control fugitive dust that may be generated at sites. • Citizen complaints received by DEQ regarding fugitive dust from development and construction activities approved by cities or counties will be referred to the city/county to address under their ordinances. Brad Little, Governor Jess Byrne, Director 1445 N Orchard Street, Boise, ID 83706 (208) 373-0550 ---PAGE BREAK--- Response to Request for Comment August 20, 2021 Page 2 • Per IDAPA 58.01.01.600-617, the open burning of any construction waste is prohibited. The property owner, developer, and their contractor(s) are responsible for ensuring no prohibited open burning occurs during construction. • For questions, contact David Luft, Air Quality Manager, at (208) 373-0550. 2. WASTEWATER AND RECYCLED WATER • DEQ recommends verifying that there is adequate sewer to serve this project prior to approval. Please contact the sewer provider for a capacity statement, declining balance report, and willingness to serve this project. • IDAPA 58.01.16 and IDAPA 58.01.17 are the sections of Idaho rules regarding wastewater and recycled water. Please review these rules to determine whether this or future projects will require DEQ approval. IDAPA 58.01.03 is the section of Idaho rules regarding subsurface disposal of wastewater. Please review this rule to determine whether this or future projects will require permitting by the district health department. • All projects for construction or modification of wastewater systems require preconstruction approval. Recycled water projects and subsurface disposal projects require separate permits as well. • DEQ recommends that projects be served by existing approved wastewater collection systems or a centralized community wastewater system whenever possible. Please contact DEQ to discuss potential for development of a community treatment system along with best management practices for communities to protect ground water. • DEQ recommends that cities and counties develop and use a comprehensive land use management plan, which includes the impacts of present and future wastewater management in this area. Please schedule a meeting with DEQ for further discussion and recommendations for plan development and implementation. For questions, contact Valerie Greear, Water Quality Engineering Manager at (208) 373-0550. 3. DRINKING WATER • DEQ recommends verifying that there is adequate water to serve this project prior to approval. Please contact the water provider for a capacity statement, declining balance report, and willingness to serve this project. • IDAPA 58.01.08 is the section of Idaho rules regarding public drinking water systems. Please review these rules to determine whether this or future projects will require DEQ approval. • All projects for construction or modification of public drinking water systems require preconstruction approval. ---PAGE BREAK--- Response to Request for Comment August 20, 2021 Page 3 • DEQ recommends verifying if the current and/or proposed drinking water system is a regulated public drinking water system (refer to the DEQ website at: For non-regulated systems, DEQ recommends annual testing for total coliform bacteria, nitrate, and nitrite. • If any private wells will be included in this project, we recommend that they be tested for total coliform bacteria, nitrate, and nitrite prior to use and retested annually thereafter. • DEQ recommends using an existing drinking water system whenever possible or construction of a new community drinking water system. Please contact DEQ to discuss this project and to explore options to both best serve the future residents of this development and provide for protection of ground water resources. • DEQ recommends cities and counties develop and use a comprehensive land use management plan which addresses the present and future needs of this area for adequate, safe, and sustainable drinking water. Please schedule a meeting with DEQ for further discussion and recommendations for plan development and implementation. For questions, contact Valerie Greear, Water Quality Engineering Manager at (208) 373-0550. 4. SURFACE WATER • Please contact DEQ to determine whether this project will require an Idaho Pollution Discharge Elimination System (IPDES) Permit. A Construction General Permit from DEQ may be required if this project will disturb one or more acres of land, or will disturb less than one acre of land but are part of a common plan of development or sale that will ultimately disturb one or more acres of land. • For questions, contact James Craft, IPDES Compliance Supervisor, at (208) 373-0144. • 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. ---PAGE BREAK--- Response to Request for Comment August 20, 2021 Page 4 5. SOLID WASTE, HAZARDOUS WASTE AND GROUND WATER CONTAMINATION • Solid Waste. No trash or other solid waste shall be buried, burned, or otherwise disposed of at the project site. These disposal methods are regulated by various state regulations including Idaho’s Solid Waste Management Regulations and Standards (IDAPA 58.01.06), Rules and Regulations for Hazardous Waste (IDAPA 58.01.05), and Rules and Regulations for the Prevention of Air Pollution (IDAPA 58.01.01). Inert and other approved materials are also defined in the Solid Waste Management Regulations and Standards • Hazardous Waste. The types and number of requirements that must be complied with under the federal Resource Conservations and Recovery Act (RCRA) and the Idaho Rules and Standards for Hazardous Waste (IDAPA 58.01.05) are based on the quantity and type of waste generated. Every business in Idaho is required to track the volume of waste generated, determine whether each type of waste is hazardous, and ensure that all wastes are properly disposed of according to federal, state, and local requirements. • Water Quality Standards. Site activities must comply with the Idaho Water Quality Standards (IDAPA 58.01.02) regarding hazardous and deleterious-materials storage, disposal, or accumulation adjacent to or in the immediate vicinity of state waters (IDAPA 58.01.02.800); and the cleanup and reporting of oil-filled electrical equipment (IDAPA 58.01.02.849); hazardous materials (IDAPA 58.01.02.850); and used-oil and petroleum releases (IDAPA 58.01.02.851 and 852). Petroleum releases must be reported to DEQ in accordance with IDAPA 58.01.02.851.01 and 04. Hazardous material releases to state waters, or to land such that there is likelihood that it will enter state waters, must be reported to DEQ in accordance with IDAPA 58.01.02.850. • Ground Water Contamination. DEQ requests that this project comply with Idaho’s Ground Water Quality Rules (IDAPA 58.01.11), which states that “No person shall cause or allow the release, spilling, leaking, emission, discharge, escape, leaching, or disposal of a contaminant into the environment in a manner that causes a ground water quality standard to be exceeded, injures a beneficial use of ground water, or is not in accordance with a permit, consent order or applicable best management practice, best available method or best practical method.” For questions, contact Albert Crawshaw, Waste & Remediation Manager, at (208) 373-0550. 6. ADDITIONAL NOTES • If an underground storage tank (UST) or an aboveground storage tank (AST) is identified at the site, the site should be evaluated to determine whether the UST is regulated by DEQ. EPA regulates ASTs. UST and AST sites should be assessed to determine whether there is potential soil and ground water contamination. Please call DEQ at (208) 373-0550, or visit the DEQ website 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 conditions: wash water from cleaning vehicles, fertilizers and pesticides, animal facilities, composted waste, and ponds. Please contact DEQ for more information on any of these conditions. ---PAGE BREAK--- Response to Request for Comment August 20, 2021 Page 5 We look forward to working with you in a proactive manner to address potential environmental impacts that may be within our regulatory authority. If you have any questions, please contact me, or any of our technical staff at (208) 373-0550. Sincerely, Aaron Scheff Regional Administrator DEQ-Boise Regional Office EDMS#: 2021AEK166 ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- • • • • ---PAGE BREAK--- • • • ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- • • • Traffic Impact Fee Total TIF-Eligible Costs Change in VMT from New Development Peak Hour Trip Generation Rate New Trip Factor Average Trip Length Network Adjustment Factor × × × × = ---PAGE BREAK--- 𝑉𝑀𝑇 𝐶𝑜𝑠𝑡 = 𝑇𝑜𝑡𝑎𝑙 𝑇𝐼𝐹 𝐸𝑙𝑖𝑔𝑖𝑏𝑙𝑒 𝐶𝑜𝑠𝑡𝑠 𝐶ℎ𝑎𝑛𝑔𝑒 𝑖𝑛 𝑉𝑀𝑇 𝑓𝑟𝑜𝑚 𝑁𝑒𝑤 𝐷𝑒𝑣𝑒𝑙𝑜𝑝𝑚𝑒𝑛𝑡= $67,126,695 23,280 𝑉𝑀𝑇= 𝟖𝟖𝟑/𝑽𝑴𝑻 ---PAGE BREAK--- Traffic Impact Fee VMT Cost Peak Hour Trip Generation Rate New Trip Factor Average Trip Length Network Adjustment Factor × × × × = ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- Traffic Impact Fee = Peak Hour Trip Generation Rate New Trip Factor Average Trip Length Network Adjustment Factor × × × Vehicle-Miles- Traveled (VMT) Cost Rate × ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- GRACE ASSISTED LIVING FACILITY – FILE # AZ-21-13/DA-21-19/CUP-21-04 1 CITY OF STAR LAND USE STAFF REPORT TO: Mayor & Council FROM: Shawn L. Nickel, Planning Director & Zoning Administrator MEETING DATE: August 17, 2021 – PUBLIC HEARING FILE(S) AZ-21-13-Annexation & Rezone DA-21-19 Development Agreement CUP-21-04 Grace Assisted Living Facility OWNER/APPLICANT/REPRESENTATIVE Property Owner: Applicant/Representative: Linda Hines Mary Wall/Jon Breckon Grace at Star, LLC Breckon Land Design, Inc. 890 Cole Road 6661 N. Glenwood Street Boise, ID 83704 Garden City, ID 83714 REQUEST Request: The Applicant is seeking approval of an Annexation and Zoning a Development Agreement, and a Conditional Use Permit for a proposed assisted living facility with associated seven 5 plex independent senior living units. The property is located on the southwest corner of Bent Lane and W. State Street (Hwy 44) in Star, Idaho and consists of 14.16 acres. PROPERTY INFORMATION Property Location: The subject property is generally located ¼ mile west of Can Ada Road. Canyon County Parcel Numbers R3401000000 and R3401001200. Existing Site Characteristics: The property is currently vacant ground and was previously used for agriculture purposes. Irrigation/Drainage District(s): - Middleton Irrigation Association/Middleton Mill Ditch Co. ---PAGE BREAK--- GRACE ASSISTED LIVING FACILITY – FILE # AZ-21-13/DA-21-19/CUP-21-04 2 Flood Zone: The development is located in flood zone AE. FEMA Firm panel 16027C0259G effective date 06/07/2019. Special On-Site Features: ➢ Areas of Critical Environmental Concern – No known areas. ➢ Evidence of Erosion – No evidence. ➢ Fish Habitat – No known areas. ➢ Mature Trees – Yes, will try to retain is possible ➢ Riparian Vegetation – No known areas. ➢ Steep Slopes – No evidence. ➢ Stream/Creek – None ➢ Unique Animal Life – No critical habitat for unique, threatened, or endangered wildlife evident. ➢ Unique Plant Life – The property does not provide critical habitat for unique, threatened, or endangered plant life. ➢ Unstable Soils – No known issues. ➢ Wildlife Habitat – No know areas. ➢ Historical Assets – No historical assets have been observed. APPLICATION REQUIREMENTS Pre-Application Meeting Held April 22, 2021 Neighborhood Meeting Held May 11, 2021 Application Submitted & Fees Paid May 11, 2021 Application Accepted June 15, 2021 Residents within 300’ Notified August 2, 2021 Agencies Notified June 15, 2021 Legal Notice Published August 5, 2021 Property Posted August 4, 2021 HISTORY This property does not have any history of land use applications within the City of Star. SURROUNDING ZONING/COMPREHENSIVE PLAN MAP/LAND USE DESIGNATIONS Zoning Designation Comp Plan Designation Land Use Existing Commercial (Canyon County) Commercial Vacant Proposed C-1 Commercial Assisted Living/Commercial ---PAGE BREAK--- GRACE ASSISTED LIVING FACILITY – FILE # AZ-21-13/DA-21-19/CUP-21-04 3 North of site Agricultural (AG) Commercial Hwy 44/Single Family Residential/Agricultural South of site RR (Canyon County) Commercial Single Family Residential East of site M-1 Industrial (Canyon County) Commercial Vacant West of site M-U-DA Estate Residential Agricultural ZONING ORDINANCE STANDARDS / COMPREHENSIVE PLAN UNIFIED DEVELOPMENT CODE: 8-3A-1: ZONING DISTRICTS AND PURPOSE ESTABLISHED: C-1 NEIGHBORHOOD BUSINESS DISTRICT: To provide for the establishment of convenience business uses which tend to meet the daily needs of the residents of an immediate neighborhood while establishing development standards that prevent adverse effects on residential uses adjoining a C-1 district. Such districts are typically appropriate for small shopping clusters or integrated shopping centers located within residential neighborhoods, where compatible. 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. ZONING DISTRICT USES CBD C-1 C-2 Retirement Home C C N ---PAGE BREAK--- GRACE ASSISTED LIVING FACILITY – FILE # AZ-21-13/DA-21-19/CUP-21-04 4 8-3A-4: ZONING DISTRICT DIMENSIONAL STANDARDS: Zoning District Maximum Height Note Conditions Minimum Yard Setbacks Note Conditions Front Rear Interior Side Street Side Commercial C-1 35' 20’ 5’ 0' 20' COMPREHENSIVE PLAN: 8.2.3 Land Use Map Designations: Commercial Suitable primarily for the development of a wide range of commercial activities including offices, retail, and service establishments. Rezoning to this designation should not be allowed unless adequate ingress/egress to major transportation corridors are assured. Light industrial uses may be considered at the discretion of the City Council without amending this plan. 8.3 Goal: Encourage the development of a diverse community that provides a mix of land uses, housing types, and a variety of employment options, social and recreational opportunities, and where possible, an assortment of amenities within walking distance of residential development. 8.4 Objectives: • Implement the Land Use Map and associated policies as the official guide for development. • Encourage commercial development that is consistent with a family friendly feel, not overburdening the community with big box and franchise uses and discourage the development of strip commercial areas. • Encourage land uses that are in harmony with existing resources, scenic areas, natural wildlife areas, and surrounding land uses. 8.5.6 Policies Related Mostly to the Commercial Planning Areas: ---PAGE BREAK--- GRACE ASSISTED LIVING FACILITY – FILE # AZ-21-13/DA-21-19/CUP-21-04 5 A. Assist in the provision of coordinated, efficient, and cost effective public facilities and utility services, carefully managing both residential and non- residential development and design, and proactively reinforcing downtown Star’s role as the urban core while protecting existing property rights. B. Encourage commercial facilities to locate on transportation corridors. C. Locate neighborhood services within walking distance to residential development. D. Discourage the development of strip commercial areas. E. Maintain and develop convenient access and opportunities for shopping and employment activities. F. Commercial areas of five acres or less should be encouraged in residential land use designations with appropriate zoning to allow for commercial services for residential neighborhoods and to limit trip Such commercial areas should be submitted for approvals with a Conditional Use Permit or Development Agreement to assure that conditions are placed on the use to provide for compatibility with existing or planned residential uses. These areas should be oriented with the front on a collector or arterial street. 8.5.9 Additional Land Use Component Policies: • Encourage flexibility in site design and innovative land uses. • Work with Ada County Highway District (ACHD), Canyon Highway District #4 (CHD4), and Idaho Department of Transportation (ITD) for better coordination of roadway and access needs. • Dark sky provision should be adopted within the code to assure down style lighting in all developments and Star should consider joining the International Dark Sky Association. • The City should utilize the 2018 Treasure Valley Tree Selection Guide when requiring trees within developments. 18.4 Implementation Policies: E. Development Agreements allow the city to enter into a contract with a developer upon rezoning. The Development Agreement may provide the city and the developer with certain assurances regarding the proposed development upon rezoning. PROJECT OVERVIEW ANNEXATION & REZONE: The annexation and zoning request from Commercial (Canyon County) to Commercial together with a development agreement on the 14.16-acre parcel will allow for the development and accompanying conditional use permit for an assisted living facility with associated ---PAGE BREAK--- GRACE ASSISTED LIVING FACILITY – FILE # AZ-21-13/DA-21-19/CUP-21-04 6 independent senior living units, consistent with the current Comprehensive Plan. The Comprehensive Plan Land Use Map designates this property as Commercial. CONDITIONAL USE PERMIT (Assisted Living Facility & Independent Senior Living Units): The Conditional Use Permit included in this application is for an 83,500 square feet, 105-bed assisted living facility (85 beds for assisted living and 20 beds for a memory care unit), and seven 5 plex residential units for independent senior living. The 5 plexes and assisted living facility will be owned and maintained by the same company, Grace Assisted Living Corporation. The 5 plexes, will be rentals and will have access to the amenities provided by the assisted living facility such as meal service and organized activities. Star Sewer and Water will provide services to the entire property. Water is available from Bent Lane and will be connected as part of the construction process. Sewer will be utilizing a temporary, private lift station until the site can connect to a gravity feed connection in the near future. The assisted living complex will be developed in 2 phases. Phase 1 will include the main assisted living facility building and the associated roads and infrastructure. Phase 2 will include the independent living portion that includes the seven, 5-plex units and the associated roads and infrastructure. The main assisted living facility will have 70 parking spaces, including ADA stalls for staff and visitors. Amenities included in this development include an open common lot with BBQ and Gazebo with a pathway connecting the independent living buildings with the main facility. The remaining property located along the west side of Bent Lane will be used for future commercial uses. The applicant intends to follow up this application and approval with a preliminary plat to split the uses into individual lots. ADDITIONAL DEVELOPMENT FEATURES: • Parking Staff will review parking compliance as part of the Certificate of Zoning Compliance and building permit process. • Lighting Streetlights and parking lot lighting shall reflect the “Dark Sky” criteria with all lighting. The same streetlight design shall continue throughout the entire development. A lighting plan and cut sheet(s) shall be submitted to the City with the Certificate of Zoning Compliance for review and approval prior to issuance of a building permit. • Landscape 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 ---PAGE BREAK--- GRACE ASSISTED LIVING FACILITY – FILE # AZ-21-13/DA-21-19/CUP-21-04 7 Guide”, as adopted by the Unified Development Code. Section 8-8C-2, J5 states that a minimum of one deciduous shade tree per four thousand (4,000) square feet of common area shall be provided. The Plan submitted shows a 40-foot buffer from highway 44 with mulch and various trees and shrubs. The plan calls for the appropriate number of trees along Highway 44, Bent Lane and the Backage Road to satisfy code. • Drainage The applicant is proposing the use of permeable pavers throughout the development. These will require City Engineer approval. • Setbacks Applicant is not requesting any special setback waivers and will comply with the C-1 setbacks outlined earlier in this report. • Streets The development will be accessed off Bent Lane, which is a public road. The roads within the development are proposed to be private. The submitted site plan calls out 25-foot-wide roads from back of curb to back of curb in a 43 foot right of way. This does not comply with current City of Star requirements. Star Fire will need to approve all private roads. Phase 2 will provide a backage road that will have two additional points of access. The backage road will align with the future continuation of Landruff Lane from the west through the recently approved Riverpark Subdivision. Landruff Lane is recognized on the adopted City ECAMP map for street connection. • Sidewalks The development appears to have attached sidewalks throughout. Sidewalks should be a minimum of 5 feet in width to satisfy the Unified Development Code, Section 8- 4D-3, B5. • Mailbox Cluster Applicant will need to work with Star Postmaster, Mel Norton on an approved location for mail delivery for the development. A letter of approval shall be required prior to signing the final plat. • Flood Plain This entire property is in Flood Zone AE. Applicant will need to complete a LOMR-F for the site and it is recommended that the site be elevated 3 feet above the base flood elevation (BFE). ---PAGE BREAK--- GRACE ASSISTED LIVING FACILITY – FILE # AZ-21-13/DA-21-19/CUP-21-04 9 The goal of the Comprehensive Plan for Land Use is to encourage the development of a diverse community that provides a mixture of land uses, housing types, and a variety of employment options, social and recreational opportunities, and where possible provides an assortment of amenities within walking distance of a residential development. The City must find compliance with the Comprehensive Plan. 2. The map amendment complies with the regulations outlined for the proposed district, specifically, the purposes statement. The City must find that the proposal complies with the proposed district and purpose statement. The purpose of the light industrial district is to provide for manufacturing, warehousing, mini‐storage and open storage, multi‐tenant industrial park, contractors yards, and similar uses. 3. The map amendment shall not be materially detrimental to the public health, safety, and welfare; and The City must find that there is no indication from the material submitted by any political agency stating that the annexation and/or zoning of this property will be materially detrimental to the public health, safety or welfare. 4. The map amendment shall not result in an adverse impact upon the delivery of services by any political subdivision providing public services within the city including, but not limited to, school districts. The City must find that it has not been presented with any information from agencies having jurisdiction that public services will be adversely impacted other than traffic, which will continue to be impacted as the City grows. 5. The annexation is in the best interest of the city. The City must find that this annexation and/or zoning is reasonably necessary for the orderly development of the City. 8-1B-4E: CONDITIONAL USE PERMIT FINDINGS: The Council shall base its determination on the conditional use permit request upon the following findings: 1. That the site is large enough to accommodate the proposed use and meets all the dimensional and development regulations in the district in which the use is located. The Council must determine if the use, as presented and/or conditioned is large enough to accommodate the use and meet the City development standards. 2. That the proposed use will be harmonious with the Star Comprehensive Plan and in accord with the requirements of this Title. ---PAGE BREAK--- GRACE ASSISTED LIVING FACILITY – FILE # AZ-21-13/DA-21-19/CUP-21-04 10 Council must determine if the use meets the intent of the Comprehensive Plan as it relates to the Future Land Use Map but also with the Mixed-Use zoning currently on the property. 3. That the design, construction, operation and maintenance will be compatible with other uses in the general neighborhood and with the existing or intended character of the general vicinity and that such use will not adversely change the essential character of the same area. Council must determine if the proposed land use is compatible with the surrounding area. 4. That the proposed use, if it complies with all conditions of the approval imposed, will not adversely affect other property in the vicinity. Council must determine if conditions of approval can be placed on the proposed use to address adverse impacts on other properties in the vicinity. 5. That the proposed use will be served adequately by essential public facilities and services such as highways, streets, schools, parks, police and fire protection, drainage structures, refuse disposal, water, and sewer. Staff has not received notification from any other agency having jurisdiction that the proposed use cannot be served adequately by essential services. 6. That the proposed use will not create excessive additional costs for public facilities and services and will not be detrimental to the economic welfare of the community. Council must determine if this proposed use will affect public facilities and services or will be detrimental to the economic welfare of the community. 7. That the proposed use will not involve activities or processes, materials, equipment and conditions of operation that will be detrimental to any persons, property or the general welfare by reason of excessive production of traffic, noise, smoke, fumes, glares or odors. Council must determine if this use will include any activity, process, material, equipment or conditions of operation that will be detrimental to any person, property or the general welfare of the public. 8. That the proposed use will not result in the destruction, loss, or damage of a natural, scenic or historic feature considered to be of major importance. Staff has not been made aware of any natural, scenic or historic features on the property. Upon granting approval or denial of the application, the Council shall specify: 1. The Ordinance and standards used in evaluating the application; 2. The reasons for recommending approval or denial; and 3. The actions, if any, that the applicant could take to obtain approval. ---PAGE BREAK--- GRACE ASSISTED LIVING FACILITY – FILE # AZ-21-13/DA-21-19/CUP-21-04 11 CONDITIONS OF APPROVAL 1. The approved Conditional Use Permit for Grace Assisted Living Facility shall comply with all statutory requirements of applicable agencies and districts having jurisdiction in the City of Star. 2. Applicant will need to complete a LOMR-F and elevate the site at least 3 feet above the base flood elevation. 3. The applicant shall enter into a Development Agreement with the City, agreeing to proportionate share assessment by ITD regarding impacts to the State Highway System. These fees will be collected by the City of Star prior to issuance of a building permit, and as future uses are reviewed and approved by the City. 4. All drive isles shall meet the requirements of the Star Fire District. 5. The property with the approved Conditional Use Permit shall be satisfactorily weed abated at all times, preventing a public nuisance, per Star City Code. 6. Street trees along the private street and landscaping along Brandon Road shall be installed per Chapter 8, including Section 8-8C-2-M(2) Street Trees. 7. All signed Irrigation District Agreements with the Irrigation Districts shall be provided to the City of Star with each subsequent Final Plat application. 8. Pressurized irrigation systems shall comply with the Irrigation District(s) and the City of Star Codes. Plans for pressurized irrigation systems shall be submitted to, and approved by the City of Star Engineer, prior to installation. 9. A copy of the CC&R’s shall be submitted to the City of Star at Final Plat. 10. A letter from the US Postal Service shall be given to the City at Final Plat stating the subdivision is in compliance with the Postal Service. 11. A form signed by the Star Sewer & Water District shall be submitted to the City prior to the signature of the Final Plat stating that all conditions of the District have been met. 12. The development shall comply with the effective building and zoning requirements at time of building permit issuance, unless amended in the Development Agreement or CUP conditions. 13. All streetlights and parking lot lighting shall comply with the Star City Code and shall be of the same design throughout the entire subdivision. Streetlights shall be continuous throughout the subdivision and shall be maintained by the Homeowners Association. Streetlights shall be installed prior to any building occupancy. Design shall follow Code with requirements for light trespass and “Dark Skies” lighting. A street light plan and cut sheet(s) shall be provided to the City prior to signing the final plat. 14. The applicant shall provide a sign, to be located at all construction entrances, indicating the rules for all contractors that will be working on the property starting at grading and running through home sales that addresses items including but not limited to dust, music, dogs, starting/stopping hours for contractors (7a.m. start time). Sign shall be approved by the City prior to start of any construction. 15. A sign application is required for any subdivision or commercial use signs. ---PAGE BREAK--- GRACE ASSISTED LIVING FACILITY – FILE # AZ-21-13/DA-21-19/CUP-21-04 12 16. The Grace Assisted Living Facility use shall comply with the approved site plan. All parking, lighting, trash enclosures, access and landscaping shall meet the requirements of the UDC at all times. 17. Applicant shall apply for any required building and vendor permits. 18. The Conditional Use Permit may be revoked or modified by the City Council for any violation of any Condition of Approval. 19. Any additional Condition of Approval as required by Staff and City Council. COUNCIL DECISION The Star City Council File #AZ-21-13/DA-21-19 and CUP-21-04 for Grace Assisted Living Facility on 2021. ---PAGE BREAK--- Vicinity Map - Area of Annexation Request Grace Assisted Living Development 43°41'14.26" N 116°30'29.52" W Scale: 1 inch approx 600 feet May 21, 2021 - landproDATA.com The materials available at this website are for informational purposes only and do not constitute a legal document. Powered by ---PAGE BREAK--- GRACE AT STAR DEVELOPMENT 1 May 27, 2021 Mr. Shawn Nickels, City Planner Star Planning & Zoning Department P.O. Box 130 Star, Idaho 83669 P: [PHONE REDACTED] RE: Entitlement Application for the Grace at Star Development – Parcels: R3401000000 and R3401001200 Southwest corner of Hwy 44 and Bent Lane, Star, Idaho Annexation and Zoning, and a Conditional Use Permit Dear Mr. Nickels: We are pleased to submit the above referenced applications for the proposed Grace at Star Development (hereinafter the “Project” or “Development”) on behalf of our client, Linda Hines, Grace at Star, LLC. The intent of this entitlements process is to 1) Annex parcels R3401000000 and R3401001200 in to the City of Star, 2) rezone the entire property from the existing Canyon County zoning designation to a Commercial designation in the City of Star (in alignment with the Star Future Land Use Map), and 3) apply for a Conditional Use Permit (CUP) for the proposed Grace at Star Assisted Living complex. An application for a preliminary plat (PP) to subdivide the property to accommodate the assisted living complex and create four commercial lots along Bent Lane will be submitted in the near future. Enclosed you will find the required applications and documents for the applications outlined above. We understand that each step of this application is predicated on the approval of the prior step and that concurrent submittal of these applications is at our discretion. General Information The total project site is 14.16 acres and is located on the southwest corner of the intersection of Highway 44 and Bent Lane, Star, Idaho. The property is currently vacant. Historically, this property has been used for agricultural purposes. The proposed assisted living complex project is a commercial development that will include a 105-bed assisted living facility (85 beds for assisted living plus 20 beds for the memory care unit), and seven 5-plexes living units for independent senior living. The conditional use permit application is for the proposed assisted living complex and the seven accessory 5- plex units. The pending preliminary plat will create individual building lots for the main assisted living building and for each 5-plex in addition to creating four commercial lots along Bent Lane. The four commercial lots will be for future development by others. Annexation and Rezone The property being proposed for annexation is currently zoned C-1 (Neighborhood Commercial) and RR (Rural Residential) in Canyon County. We are proposing all of this property be annexed into the City of Star and rezoned to Commercial which is in alignment with the Star Future Land Use Map. The property will also be annexed into the Star Water and Sewer District so that City services can be provided to the site. Approval of the Annexation and Rezone will allow for the application of the Conditional Use Permit to developed the property into an assisted living complex that will serve Star and the surrounding communities. ---PAGE BREAK--- GRACE AT STAR DEVELOPMENT 2 Conditional Use Permit (CUP) Assuming approval of the Annexation, and the Rezone to Commercial zoning the applicant proposes to develop a large portion of the property into an assisted living complex that will provide independent living, assisted living and memory care for the aging population. The 5-plexes will be rental units for independent living and will be owned and operated by the Grace Assisted Living corporation. Those living in the 5-plexes will have access to the amenities provided by the assisted living facility, such as meals and activities. The assisted living complex will be developed in two phases. Phase 1 will include the main assisted living building and associated roads and infrastructure as shown on the site plan. Construction design work on this phase of the project will begin upon approval of the CUP. Prior to starting work on Phase 2 we will require approval and development of the pending preliminary plat. Phase 2 will include development of the independent living portion of the complex (5-plexes) and the associated roads and infrastructure. The common lots will provide open space, large landscape buffers, stormwater drainage facilities in addition a community picnic area- BBQ & Gazebo in the Phase 2 development. A 40-foot landscape buffer along Highway 44 and will provide visual separation and noise protection for the assisted living residents. The project will be developed in two phases as outlined above, and will be provided with utilities as follows: • Sewer service will be provided by the Star Sewer District through connection to an existing manhole located on Bent Lane south of the property. Preliminary design review indicates that a private sewer lift station that can service the entire property will be required for this sewer connection. Star Sewer District has plans for sewer expansion to the west of the subject property that may provide a gravity feed connection to the property in the future. The site sewer system will be coordinated with the sewer district and will be designed to accommodate a future proposed gravity connection line. • Water service will be provided by Star Water District through connection to the existing watermain located in Bent Lane. Water will be for domestic use and for fire protection. • Streets throughout the development will be built to Canyon County Highway District standards but will remain private. The backage road, located at the south boundary of the property, will also be built to the Highway District standards and the right-of-way will be dedicated to the public. • A pressurized irrigation system will serve all lots and open space throughout the project. The pressure irrigation system will be built to the City of Star standards. Operation, maintenance will be provided by the property owners association. • Improvements to Gravity Irrigation laterals, supply and waste ditches under the jurisdiction of the Drainage District 2 will be coordinated with the irrigation district. Design and approval of any proposed improvements will be coordinated with the irrigation district. A traffic impact study for this project will not be required by ITD or Canyon Highway District #4 since the development is and not expected to add more than 1,000 vehicle trips per day. The project is in a regulated flood plain. Appropriate measures will be taken to address the flood plain issues. There are no known adverse health, safety, or environmental issues. The proposed development will not negatively affect the continuity of the capital improvement program. The public is not expected to financially support the services required for the development. The property taxes post-development will provide a significantly greater tax revenue to the City than continuing the current use. In summary, this project is proposed in an area partially surrounded by lane designated for Residential Use. We understand there are still agricultural operations conducted in the area and these operations are protected under Idaho’s right to farm laws. This right to farm will be acknowledged on the plat and in the CC&R’s. ---PAGE BREAK--- GRACE AT STAR DEVELOPMENT 3 The proposed Annexation and Zoning to the Commercial designation, and the Conditional Use Permit for the development of the assisted living facility is in alignment with the Star Future Land Use Plan and will support the orderly development of the City of Star. We believe this project will be an asset to Star and the surrounding communities and request your support of the project. If you have any further questions or comments, please contact me at [PHONE REDACTED] or via email at [EMAIL REDACTED] . Sincerely, Breckon Land Design, Inc. Mary B Wall, PE Senior Civil Engineer Enclosures – Annexation and Rezone Application & supporting documentation Conditional Use Permit Application & supporting documentation Cc: File, Grace at Star, LLC ---PAGE BREAK--- S 89°29'16" W 799.36' N 00°18'37" E 867.17' S 00°11'23" W 677.14' =004°06'37" R=11399.16' L=817.77' LC= S 77°04'31" E 817.59' G G G G G G G G G G G G G G G FH S S S S S S FH All rights reserved. Reproduction or use in any form or by any means without written permission of Breckon Land Design, Inc. is unlawful and subject to criminal prosecution. REVISIONS No. Date Description CALL 2 BUSINESS DAYS IN ADVANCE BEFORE YOU DIG, GRADE, OR EXCAVATE FOR THE MARKING OF UNDERGROUND MEMBER UTILITIES Call before you dig. Know what's below . R www.breckonlanddesign.com Fax: [PHONE REDACTED] Phone: [PHONE REDACTED] · Civil Engineering · Landscape Architecture · Erosion & Sediment Control · Graphic Communication · Irrigation Design · Land Planning 6661 North Glenwood Street Garden City, Idaho 83714 Copyright PRELIMINARY NOT FOR CONSTRUCTION THE PROFESSIONAL SERVICES OF THE DESIGN PROFESSIONAL ARE UNDERTAKEN FOR AND ARE PERFORMED IN THE INTEREST OF "THE CLIENT" NO CONTRACTUAL OBLIGATION IS ASSUMED BY THE DESIGN PROFESSIONAL FOR THE BENEFIT OF ANY OTHER PERSON INVOLVED IN THE PROJECT. 2021 CIVIL ENGINEER: BRECKON LAND DESIGN 6661 N GLENWOOD ST. GARDEN CITY, ID 83714 CONTACT: MARY WALL PHONE: [PHONE REDACTED] OWNER: GRACE AT STAR, LLC 890 COLE ROAD BOISE, ID CONTACT: LINDA HINES PHONE: [PHONE REDACTED] SURVEYOR ENGEBRITSON LAND SURVEYS, PLLC. 2251 SUMAC ST. BOISE, ID 83706 CONTACT: MIKE ENGEBRITSON PHONE: [PHONE REDACTED] ---PAGE BREAK--- G G G G G G G G G G G G G G G 2455 2455 2452 2452 2453 2453 2455 2456 2455 2453 2455 2454 2452 FH S S S S S S FH All rights reserved. Reproduction or use in any form or by any means without written permission of Breckon Land Design, Inc. is unlawful and subject to criminal prosecution. REVISIONS No. Date Description CALL 2 BUSINESS DAYS IN ADVANCE BEFORE YOU DIG, GRADE, OR EXCAVATE FOR THE MARKING OF UNDERGROUND MEMBER UTILITIES Call before you dig. Know what's below . R www.breckonlanddesign.com Fax: [PHONE REDACTED] Phone: [PHONE REDACTED] · Civil Engineering · Landscape Architecture · Erosion & Sediment Control · Graphic Communication · Irrigation Design · Land Planning 6661 North Glenwood Street Garden City, Idaho 83714 Copyright PRELIMINARY NOT FOR CONSTRUCTION THE PROFESSIONAL SERVICES OF THE DESIGN PROFESSIONAL ARE UNDERTAKEN FOR AND ARE PERFORMED IN THE INTEREST OF "THE CLIENT" NO CONTRACTUAL OBLIGATION IS ASSUMED BY THE DESIGN PROFESSIONAL FOR THE BENEFIT OF ANY OTHER PERSON INVOLVED IN THE PROJECT. 2021 LANDSCAPE ARCHITECT: BRECKON LAND DESIGN 6661 N GLENWOOD ST. GARDEN CITY, ID 83714 CONTACT: MARY WALL PHONE: [PHONE REDACTED] OWNER: GRACE AT STAR, LLC 890 COLE ROAD BOISE, ID CONTACT: LINDA HINES PHONE: [PHONE REDACTED] SURVEYOR ENGEBRITSON LAND SURVEYS, PLLC. 2251 SUMAC ST. BOISE, ID 83706 CONTACT: MIKE ENGEBRITSON PHONE: [PHONE REDACTED] ---PAGE BREAK--- All rights reserved. Reproduction or use in any form or by any means without written permission of Breckon Land Design, Inc. is unlawful and subject to criminal prosecution. REVISIONS No. Date Description CALL 2 BUSINESS DAYS IN ADVANCE BEFORE YOU DIG, GRADE, OR EXCAVATE FOR THE MARKING OF UNDERGROUND MEMBER UTILITIES Call before you dig. Know what's below . R www.breckonlanddesign.com Fax: [PHONE REDACTED] Phone: [PHONE REDACTED] · Civil Engineering · Landscape Architecture · Erosion & Sediment Control · Graphic Communication · Irrigation Design · Land Planning 6661 North Glenwood Street Garden City, Idaho 83714 Copyright PRELIMINARY NOT FOR CONSTRUCTION THE PROFESSIONAL SERVICES OF THE DESIGN PROFESSIONAL ARE UNDERTAKEN FOR AND ARE PERFORMED IN THE INTEREST OF "THE CLIENT" NO CONTRACTUAL OBLIGATION IS ASSUMED BY THE DESIGN PROFESSIONAL FOR THE BENEFIT OF ANY OTHER PERSON INVOLVED IN THE PROJECT. 2021 NOTES: SECTION PLAN VIEW ---PAGE BREAK--- ---PAGE BREAK--- A. ALL NOTES ARE TYPICAL AND APPLY TO ALL EXTERIOR ELEVATIONS. B. REFER TO CONSTRUCTION TYPES SHEET A10.0 (WALL, CEILING, ROOF) FOR ADDITIONAL EXTERIOR FINISH NOTES. C. ALL FINISH MATERIALS TO BE INSTALLED PER MANUFACTURER'S SPECIFICATIONS, GENERALLY ACCEPTED BUILDING STANDARDS AND PER ALL APPLICABLE BUILDING CODES INCLUDING 2012 IBC. D. ALL EXPOSED METAL FLASHINGS TO BE PREFINISHED DARK BROWN U.O.N. E. ALL CONCEALED METAL FLASHING NOT VISIBLE FROM THE GROUND TO BE PREFINISHED METAL OR GALVANIZED FINISH. F. FIELD VERIFY ALL DIMENSIONS AND EXISTING CONDITIONS. NOTIFY ARCHITECT IMMEDIATELY IF ANY CONFLICTS OR DISCREPANCIES OCCUR BEFORE PROCEEDING WITH WORK. G. CROSS REFERENCES SHOWN ON DRAWINGS DO NOT NECESSARILY INDICATE ALL LIKE CONDITIONS AND DO NOT LIMIT APPLICATION OF ANY DRAWING OR DETAIL. WHERE SPECIFIC DIMENSIONS, DETAILS, OR DESIGN INTENT CANNOT BE DETERMINED, CONSULT THE ARCHITECT PRIOR TO PROCEEDING WITH WORK. IF DESIGN INTENT REMAINS UNCLEAR THEN PROVIDE MOST EXPENSIVE OPTION IN BID. H. DIMENSIONS ARE TO GRID LINE OR FACE OF STRUCTURAL MEMBER UNLESS OTHERWISE NOTED. I. INSTALL FENESTRATION PRODUCTS SUCH AS EXTERIOR WINDOWS AND DOORS PER GUIDELINES ESTABLISHED IN ASTM E 2112-01. REFERENCE GUIDE FOR INSTALLATION DETAILS AND TECHNIQUES FOR WATER PROOFING AND WEATHER BARRIER INSTALLATION. GENERAL NOTES EXTERIOR 1 2 10 12.2 15.6 16.8 18.8 20.2 20.6 21 27 28 MATCH LINE MATCH LINE RE: 3/A5.0 RE: 2/A5.0 25 0.1 0 26 4 25.2 23.8 26.3 23.3 1ST FLOOR 0' - 0" T.O. PL. 9' - 1 1/8" T.O. PL. 2 12' - 1 1/8" 15.6 16.8 18.8 20 20.2 20.6 21 27 28 MATCH MATCH 3 TYP. 11 TYP. 12 TYP. 22 TYP. 1 TYP. 2 TYP. 3 TYP. 4 TYP. 7 TYP. 17 3 TYP. T.O. PL. 3 13' - 3 1/8" TYP. 8" 11 A4.0 12 A4.0 3 A4.1 25 26 25.2 23.8 26.3 23.3 9 10 TYP. 1 TYP. 2 TYP. 3 TYP. 4 TYP. 5 5 TYP. 6 TYP. 10 TYP. 10 TYP. 12 TYP. 10 TYP. 7 TYP. FIRE DEPARTMENT CONNECTION ON WALL, SEE CIVIL DRAWINGS 1ST FLOOR 0' - 0" T.O. PL. 9' - 1 1/8" T.O. PL. 2 12' - 1 1/8" 1 2 10 12.2 MATCH LINE MATCH LINE 7 TYP. 14 TYP. 19 21 13 20 12 TYP. 10 TYP. 3 TYP. 18 16 11 TYP. 3 TYP. 22 TYP. T.O. PL. 4 15' - 6" 6 A4.0 9 A4.0 0.1 0 4 22 22 ADDRESS 10 10 6 10 TYP. 8 RAISED PLANTER (SHOWN DASHED), SEE LANDSCAPE DRAWINGS 5 1 TYP. 2 TYP. 3 TYP. 4 TYP. 7 TYP. KEY NOTES: # 1. CONTINUOUS RIDGE VENT WITH ASPHALT SHINGLE TOP. SEE ROOF PLANS. 2. ARCHITECTURAL LAMINATED FIBERGLASS ROOF SHINGLES. 3. PREFINISHED METAL GUTTER AND DOWNSPOUTS. COORDINATE WITH CIVIL PLANS. INTERRUPT LOWER STUCCO ACCENT BANDS WIDE) AT EACH DOWNSPOUT LOCATION. COORDINATE WITH FINAL DOWNSPOUT LOCATIONS. 4. PREFINISHED METAL FASCIA. 5. STUCCO BODY, COLOR STUCCO WITH ACRYLIC BASED FINISH COAT. 6. STUCCO BASE, COLOR STUCCO WITH ACRYLIC BASED FINISH COAT. 7. TOP STUCCO BAND COLOR #3 - SEE DETAIL. 8. GAS METER LOCATION. COORDINATE WITH UTILITY COMPANY. 9. STUCCO OVER RIGID INSULATION BELOW GABLE VENTS. COLOR 10. STUCCO ACCENT LOWER BAND AND TRIM AT DOORS AND WINDOWS PER DOOR AND WINDOW SCHEDULE AND DETAILS. COLOR 11. THROUGH-WALL HVAC UNIT PER DETAIL. 12. MANUFACTURED STONE VENEER. 13. ALUMINUM STOREFRONT ENTRY WITH INSULATED GLAZING. 14. DOUBLE GLAZED, VINYL FRAMED WINDOW. 15. NOT USED 16. 2" E.I.F.S. BAND OVER STUCCO BASE WITH DRYER VENTS STACKED. COORDINATE WITH MECHANICAL DRAWINGS. 17. HOSE BIBB. SEE PLUMBING DRAWINGS. 18. FIRE ALARM BELL AND FIRE DEPARTMENT CONNECTION ON 2" E.I.F.S. 19. AUTOMATIC DOOR OPERATOR PUSH BUTTON MOUNTED ON WALL AT 48" A.F.F. MAX. 20. KNOX BOX MOUNTED ON WALL BESIDE DOOR. VERIFY EXACT LOCATION WITH FIRE MARSHALL. 21. 12" HIGH NUMBERS INDICATING BUILDING ADDRESS, APPLIED TO WALL. VERIFY EXACT LOCATION WITH FIRE MARSHALL. 22. PREFINISHED METAL GABLE END VENT WITH INSECT SCREEN. SEE DETAIL. COLOR TO MATCH BODY COLOR MATERIAL MANUFACTURER NUMBER COLOR NAME ROOF SHINGLE PABCO OR EQUAL - ANTIQUE BLACK PREFINISHED METAL GUTTERS AND - - DARK BRONZE DOWNSPOUTS PREFINISHED METAL FASCIA AND FLASHINGS - - DARK BROWN STUCCO WALL & STUCCO BASE, "DRYVIT" - COLORS BY OWNER ACCENT BANDS TOP COAT OR EQUAL MANUFACTURED CREATIVE MINES OR CRAFT PEAK LEDGE GREY PEARL STONE EQUAL ALUMINUM AS SPECIFIED - DARK BRONZE STOREFRONT VINYL WINDOWS - - TAN NOTE: ALL FINISH MATERIALS, EQUIPMENT OR FIXTURES REQUIRING A FINISH COLOR SELECTION TO BE SUBMITTED TO THE OWNER FOR FINAL SELECTION. EXTERIOR FINISH S T A T E O F I D A H O L I C E N S E D A R C H I T E C T DAVID J. RUBY AR-2651 DRAWN FILE DATE SHEET This document is the property of THE ARCHITECTS OFFICE, PLLC and is not to be duplicated without written authorization. REVISIONS THE ARCHITECTS OFFICE, PLLC FILE c SEAL PROJECT 499 MAIN STREET (208) 343-2931 BOISE, IDAHO 83702 TAOIDAHO.COM A5.0 FRONT EXTERIOR ELEVATIONS 18-608 GRACE ASSISTED LIVING AT CHUBBUCK CHUBBUCK, IDAHO DAVID RUBY, AIA JUNE 13, 2019 CONSTRUCTION SET 8/16/19 1/16" = 1'-0" 1 FRONT ELEVATION - OVERALL 1/8" = 1'-0" 2 FRONT ELEVATION - LEFT SIDE 1/8" = 1'-0" 3 FRONT ELEVATION - RIGHT SIDE 1" = 80'-0" KEY PLAN - ELEVATION- FRONT ---PAGE BREAK--- A B M MATCH LINE MATCH LINE RE: 2/A5.1 RE: 3/A5.1 M.2 R G.1 Q G.9 H.9 C.8 P.5 J.2 1ST FLOOR 0' - 0" T.O. PL. 9' - 1 1/8" T.O. PL. 2 12' - 1 1/8" M M.6 P MATCH LINE MATCH LINE T.O. PL. 3 13' - 3 1/8" 12 TYP. 5 TYP. 13 TYP. 8" 17 3 A4.0 4 A4.0 7 A4.1 3 TYP. M.2 R G.1 Q G.9 H.9 P.7 P.5 J.2 TAPER 5" 9 A4.1 22 9 11 TYP. 6 TYP. 10 TYP. 10 TYP. 1 TYP. 2 TYP. 3 TYP. 4 TYP. 20 5 TYP. 10 7 5 4 12 1ST FLOOR 0' - 0" T.O. PL. 9' - 1 1/8" T.O. PL. 2 12' - 1 1/8" A B C.1 T.O. PL. 4 15' - 6" MATCH LINE MATCH LINE T.O. PL. 3 13' - 3 1/8" 8 TYP. 17 5 TYP. 12 TYP. 3 TYP. 22 TYP. 10 A4.0 4 A4.1 A.8 A.2 A.6 C.8 21 9 ADDRESS KEY NOTES: # 1. CONTINUOUS RIDGE VENT WITH ASPHALT SHINGLE TOP. SEE ROOF PLANS. 2. ARCHITECTURAL LAMINATED FIBERGLASS ROOF SHINGLES. 3. PREFINISHED METAL GUTTER AND DOWNSPOUTS. COORDINATE WITH CIVIL PLANS. INTERRUPT LOWER STUCCO ACCENT BANDS WIDE) AT EACH DOWNSPOUT LOCATION. COORDINATE WITH FINAL DOWNSPOUT LOCATIONS. 4. PREFINISHED METAL FASCIA. 5. STUCCO BODY, COLOR STUCCO WITH ACRYLIC BASED FINISH COAT. 6. STUCCO BASE, COLOR STUCCO WITH ACRYLIC BASED FINISH COAT. 7. TOP STUCCO BAND COLOR #3 - SEE DETAIL. 8. GAS METER LOCATION. COORDINATE WITH UTILITY COMPANY. 9. STUCCO OVER RIGID INSULATION BELOW GABLE VENTS. COLOR 10. STUCCO ACCENT LOWER BAND AND TRIM AT DOORS AND WINDOWS PER DOOR AND WINDOW SCHEDULE AND DETAILS. COLOR 11. THROUGH-WALL HVAC UNIT PER DETAIL. 12. MANUFACTURED STONE VENEER. 13. ALUMINUM STOREFRONT ENTRY WITH INSULATED GLAZING. 14. DOUBLE GLAZED, VINYL FRAMED WINDOW. 15. NOT USED 16. 2" E.I.F.S. BAND OVER STUCCO BASE WITH DRYER VENTS STACKED. COORDINATE WITH MECHANICAL DRAWINGS. 17. HOSE BIBB. SEE PLUMBING DRAWINGS. 18. FIRE ALARM BELL AND FIRE DEPARTMENT CONNECTION ON 2" E.I.F.S. 19. AUTOMATIC DOOR OPERATOR PUSH BUTTON MOUNTED ON WALL AT 48" A.F.F. MAX. 20. KNOX BOX MOUNTED ON WALL BESIDE DOOR. VERIFY EXACT LOCATION WITH FIRE MARSHALL. 21. 12" HIGH NUMBERS INDICATING BUILDING ADDRESS, APPLIED TO WALL. VERIFY EXACT LOCATION WITH FIRE MARSHALL. 22. PREFINISHED METAL GABLE END VENT WITH INSECT SCREEN. SEE DETAIL. COLOR TO MATCH BODY COLOR A. ALL NOTES ARE TYPICAL AND APPLY TO ALL EXTERIOR ELEVATIONS. B. REFER TO CONSTRUCTION TYPES SHEET A10.0 (WALL, CEILING, ROOF) FOR ADDITIONAL EXTERIOR FINISH NOTES. C. ALL FINISH MATERIALS TO BE INSTALLED PER MANUFACTURER'S SPECIFICATIONS, GENERALLY ACCEPTED BUILDING STANDARDS AND PER ALL APPLICABLE BUILDING CODES INCLUDING 2012 IBC. D. ALL EXPOSED METAL FLASHINGS TO BE PREFINISHED DARK BROWN U.O.N. E. ALL CONCEALED METAL FLASHING NOT VISIBLE FROM THE GROUND TO BE PREFINISHED METAL OR GALVANIZED FINISH. F. FIELD VERIFY ALL DIMENSIONS AND EXISTING CONDITIONS. NOTIFY ARCHITECT IMMEDIATELY IF ANY CONFLICTS OR DISCREPANCIES OCCUR BEFORE PROCEEDING WITH WORK. G. CROSS REFERENCES SHOWN ON DRAWINGS DO NOT NECESSARILY INDICATE ALL LIKE CONDITIONS AND DO NOT LIMIT APPLICATION OF ANY DRAWING OR DETAIL. WHERE SPECIFIC DIMENSIONS, DETAILS, OR DESIGN INTENT CANNOT BE DETERMINED, CONSULT THE ARCHITECT PRIOR TO PROCEEDING WITH WORK. IF DESIGN INTENT REMAINS UNCLEAR THEN PROVIDE MOST EXPENSIVE OPTION IN BID. H. DIMENSIONS ARE TO GRID LINE OR FACE OF STRUCTURAL MEMBER UNLESS OTHERWISE NOTED. I. INSTALL FENESTRATION PRODUCTS SUCH AS EXTERIOR WINDOWS AND DOORS PER GUIDELINES ESTABLISHED IN ASTM E 2112-01. REFERENCE GUIDE FOR INSTALLATION DETAILS AND TECHNIQUES FOR WATER PROOFING AND WEATHER BARRIER INSTALLATION. GENERAL NOTES EXTERIOR MATERIAL MANUFACTURER NUMBER COLOR NAME ROOF SHINGLE PABCO OR EQUAL - ANTIQUE BLACK PREFINISHED METAL GUTTERS AND - - DARK BRONZE DOWNSPOUTS PREFINISHED METAL FASCIA AND FLASHINGS - - DARK BROWN STUCCO WALL & STUCCO BASE, "DRYVIT" - COLORS BY OWNER ACCENT BANDS TOP COAT OR EQUAL MANUFACTURED CREATIVE MINES OR CRAFT PEAK LEDGE GREY PEARL STONE EQUAL ALUMINUM AS SPECIFIED - DARK BRONZE STOREFRONT VINYL WINDOWS - - TAN NOTE: ALL FINISH MATERIALS, EQUIPMENT OR FIXTURES REQUIRING A FINISH COLOR SELECTION TO BE SUBMITTED TO THE OWNER FOR FINAL SELECTION. EXTERIOR FINISH ADDITIVE ALTERNATE BID APPROVED CONTRACTOR TO PROVIDE ITEMIZED PRICING FOR THE FOLLOWING ALTERNATES TO THE CONSTRUCTION DEPICTED IN THESE DRAWINGS. PROVIDE PRICING TO OWNER IN ADDITION TO THE BASE BID. OWNER RESERVES THE RIGHT TO ACCEPT OR REJECT THE PRICING PROVIDED BY THE CONTRACTOR FOR ANY INDIVIDUAL ITEM LISTED BELOW. 1. FOR WEST (LEFT) FACING BUILDING FACADE; PROVIDE WINDOWS THAT HAVE A DIFFERING THICKNESS OF GLAZING PANES TO MITIGATE ENVIRONMENTAL ACOUSTICAL IMPACTS. 2. FOR WEST (LEFT) FACING BUILDING FACADE; EXTERIOR WALL CONSTRUCTION TO INCLUDE 1/2" METAL RESILIENT CHANNELS @ 24" O.C. ON THE INTERIOR FACE OF THE LIVING UNIT WALL FRAMING BENEATH FINISHES TO MITIGATE ENVIRONMENTAL ACOUSTICAL IMPACTS. S T A T E O F I D A H O L I C E N S E D A R C H I T E C T DAVID J. RUBY AR-2651 DRAWN FILE DATE SHEET This document is the property of THE ARCHITECTS OFFICE, PLLC and is not to be duplicated without written authorization. REVISIONS THE ARCHITECTS OFFICE, PLLC FILE c SEAL PROJECT 499 MAIN STREET (208) 343-2931 BOISE, IDAHO 83702 TAOIDAHO.COM A5.1 LEFT EXTERIOR ELEVATIONS 18-608 GRACE ASSISTED LIVING AT CHUBBUCK CHUBBUCK, IDAHO DAVID RUBY, AIA JUNE 13, 2019 CONSTRUCTION SET 8/16/19 1/16" = 1'-0" 1 LEFT ELEVATION - OVERALL 1/8" = 1'-0" 2 LEFT ELEVATION - LEFT SIDE 1/8" = 1'-0" 3 LEFT ELEVATION - RIGHT SIDE 1" = 80'-0" KEY PLAN - ELEVATION- LEFT ---PAGE BREAK--- 3 6 5 19 20 0.7 0.8 20.9 27 28 6.8 15.7 MATCH LINE MATCH LINE RE: 2/A5.2 RE: 3/A5.2 25 23 26 25.7 26.7 26.8 23.3 1ST FLOOR 0' - 0" T.O. PL. 9' - 1 1/8" 3 6 5 0.7 0.8 6.8 MATCH MATCH 22 TYP. 3 TYP. 10 TYP. 6 TYP. 11 TYP. 5 TYP. 17 13 TYP. 8" 8 A4.0 9 14 TYP. 1 TYP. 2 TYP. 3 TYP. 4 TYP. 4 12 TYP. 1ST FLOOR 0' - 0" T.O. PL. 9' - 1 1/8" T.O. PL. 2 12' - 1 1/8" 19 20 20.9 27 28 15.7 T.O. PL. 3 13' - 3 1/8" MATCH LINE MATCH LINE 3 TYP. 13 17 10 TYP. 11 A4.0 5 A4.1 6 A4.1 25 23 26 25.7 26.726.8 3 TYP. 13 23.3 22 TYP. 9 11 TYP. 10 TYP. 12 TYP. MATERIAL MANUFACTURER NUMBER COLOR NAME ROOF SHINGLE PABCO OR EQUAL - ANTIQUE BLACK PREFINISHED METAL GUTTERS AND - - DARK BRONZE DOWNSPOUTS PREFINISHED METAL FASCIA AND FLASHINGS - - DARK BROWN STUCCO WALL & STUCCO BASE, "DRYVIT" - COLORS BY OWNER ACCENT BANDS TOP COAT OR EQUAL MANUFACTURED CREATIVE MINES OR CRAFT PEAK LEDGE GREY PEARL STONE EQUAL ALUMINUM AS SPECIFIED - DARK BRONZE STOREFRONT VINYL WINDOWS - - TAN NOTE: ALL FINISH MATERIALS, EQUIPMENT OR FIXTURES REQUIRING A FINISH COLOR SELECTION TO BE SUBMITTED TO THE OWNER FOR FINAL SELECTION. EXTERIOR FINISH A. ALL NOTES ARE TYPICAL AND APPLY TO ALL EXTERIOR ELEVATIONS. B. REFER TO CONSTRUCTION TYPES SHEET A10.0 (WALL, CEILING, ROOF) FOR ADDITIONAL EXTERIOR FINISH NOTES. C. ALL FINISH MATERIALS TO BE INSTALLED PER MANUFACTURER'S SPECIFICATIONS, GENERALLY ACCEPTED BUILDING STANDARDS AND PER ALL APPLICABLE BUILDING CODES INCLUDING 2012 IBC. D. ALL EXPOSED METAL FLASHINGS TO BE PREFINISHED DARK BROWN U.O.N. E. ALL CONCEALED METAL FLASHING NOT VISIBLE FROM THE GROUND TO BE PREFINISHED METAL OR GALVANIZED FINISH. F. FIELD VERIFY ALL DIMENSIONS AND EXISTING CONDITIONS. NOTIFY ARCHITECT IMMEDIATELY IF ANY CONFLICTS OR DISCREPANCIES OCCUR BEFORE PROCEEDING WITH WORK. G. CROSS REFERENCES SHOWN ON DRAWINGS DO NOT NECESSARILY INDICATE ALL LIKE CONDITIONS AND DO NOT LIMIT APPLICATION OF ANY DRAWING OR DETAIL. WHERE SPECIFIC DIMENSIONS, DETAILS, OR DESIGN INTENT CANNOT BE DETERMINED, CONSULT THE ARCHITECT PRIOR TO PROCEEDING WITH WORK. IF DESIGN INTENT REMAINS UNCLEAR THEN PROVIDE MOST EXPENSIVE OPTION IN BID. H. DIMENSIONS ARE TO GRID LINE OR FACE OF STRUCTURAL MEMBER UNLESS OTHERWISE NOTED. I. INSTALL FENESTRATION PRODUCTS SUCH AS EXTERIOR WINDOWS AND DOORS PER GUIDELINES ESTABLISHED IN ASTM E 2112-01. REFERENCE GUIDE FOR INSTALLATION DETAILS AND TECHNIQUES FOR WATER PROOFING AND WEATHER BARRIER INSTALLATION. GENERAL NOTES EXTERIOR KEY NOTES: # 1. CONTINUOUS RIDGE VENT WITH ASPHALT SHINGLE TOP. SEE ROOF PLANS. 2. ARCHITECTURAL LAMINATED FIBERGLASS ROOF SHINGLES. 3. PREFINISHED METAL GUTTER AND DOWNSPOUTS. COORDINATE WITH CIVIL PLANS. INTERRUPT LOWER STUCCO ACCENT BANDS WIDE) AT EACH DOWNSPOUT LOCATION. COORDINATE WITH FINAL DOWNSPOUT LOCATIONS. 4. PREFINISHED METAL FASCIA. 5. STUCCO BODY, COLOR STUCCO WITH ACRYLIC BASED FINISH COAT. 6. STUCCO BASE, COLOR STUCCO WITH ACRYLIC BASED FINISH COAT. 7. TOP STUCCO BAND COLOR #3 - SEE DETAIL. 8. GAS METER LOCATION. COORDINATE WITH UTILITY COMPANY. 9. STUCCO OVER RIGID INSULATION BELOW GABLE VENTS. COLOR 10. STUCCO ACCENT LOWER BAND AND TRIM AT DOORS AND WINDOWS PER DOOR AND WINDOW SCHEDULE AND DETAILS. COLOR 11. THROUGH-WALL HVAC UNIT PER DETAIL. 12. MANUFACTURED STONE VENEER. 13. ALUMINUM STOREFRONT ENTRY WITH INSULATED GLAZING. 14. DOUBLE GLAZED, VINYL FRAMED WINDOW. 15. NOT USED 16. 2" E.I.F.S. BAND OVER STUCCO BASE WITH DRYER VENTS STACKED. COORDINATE WITH MECHANICAL DRAWINGS. 17. HOSE BIBB. SEE PLUMBING DRAWINGS. 18. FIRE ALARM BELL AND FIRE DEPARTMENT CONNECTION ON 2" E.I.F.S. 19. AUTOMATIC DOOR OPERATOR PUSH BUTTON MOUNTED ON WALL AT 48" A.F.F. MAX. 20. KNOX BOX MOUNTED ON WALL BESIDE DOOR. VERIFY EXACT LOCATION WITH FIRE MARSHALL. 21. 12" HIGH NUMBERS INDICATING BUILDING ADDRESS, APPLIED TO WALL. VERIFY EXACT LOCATION WITH FIRE MARSHALL. 22. PREFINISHED METAL GABLE END VENT WITH INSECT SCREEN. SEE DETAIL. COLOR TO MATCH BODY COLOR S T A T E O F I D A H O L I C E N S E D A R C H I T E C T DAVID J. RUBY AR-2651 DRAWN FILE DATE SHEET This document is the property of THE ARCHITECTS OFFICE, PLLC and is not to be duplicated without written authorization. REVISIONS THE ARCHITECTS OFFICE, PLLC FILE c SEAL PROJECT 499 MAIN STREET (208) 343-2931 BOISE, IDAHO 83702 TAOIDAHO.COM A5.2 BACK EXTERIOR ELEVATIONS 18-608 GRACE ASSISTED LIVING AT CHUBBUCK CHUBBUCK, IDAHO DAVID RUBY, AIA JUNE 13, 2019 CONSTRUCTION SET 8/16/19 1/16" = 1'-0" 1 BACK ELEVATION - OVERALL 1/8" = 1'-0" 2 BACK ELEVATION - LEFT SIDE 1/8" = 1'-0" 3 BACK ELEVATION - RIGHT SIDE 1" = 80'-0" KEY PLAN - ELEVATION- BACK 2 PR 8/16/19 2 2 ---PAGE BREAK--- KEY NOTES: # 1. CONTINUOUS RIDGE VENT WITH ASPHALT SHINGLE TOP. SEE ROOF PLANS. 2. ARCHITECTURAL LAMINATED FIBERGLASS ROOF SHINGLES. 3. PREFINISHED METAL GUTTER AND DOWNSPOUTS. COORDINATE WITH CIVIL PLANS. INTERRUPT LOWER STUCCO ACCENT BANDS WIDE) AT EACH DOWNSPOUT LOCATION. COORDINATE WITH FINAL DOWNSPOUT LOCATIONS. 4. PREFINISHED METAL FASCIA. 5. STUCCO BODY, COLOR STUCCO WITH ACRYLIC BASED FINISH COAT. 6. STUCCO BASE, COLOR STUCCO WITH ACRYLIC BASED FINISH COAT. 7. TOP STUCCO BAND COLOR #3 - SEE DETAIL. 8. GAS METER LOCATION. COORDINATE WITH UTILITY COMPANY. 9. STUCCO OVER RIGID INSULATION BELOW GABLE VENTS. COLOR 10. STUCCO ACCENT LOWER BAND AND TRIM AT DOORS AND WINDOWS PER DOOR AND WINDOW SCHEDULE AND DETAILS. COLOR 11. THROUGH-WALL HVAC UNIT PER DETAIL. 12. MANUFACTURED STONE VENEER. 13. ALUMINUM STOREFRONT ENTRY WITH INSULATED GLAZING. 14. DOUBLE GLAZED, VINYL FRAMED WINDOW. 15. NOT USED 16. 2" E.I.F.S. BAND OVER STUCCO BASE WITH DRYER VENTS STACKED. COORDINATE WITH MECHANICAL DRAWINGS. 17. HOSE BIBB. SEE PLUMBING DRAWINGS. 18. FIRE ALARM BELL AND FIRE DEPARTMENT CONNECTION ON 2" E.I.F.S. 19. AUTOMATIC DOOR OPERATOR PUSH BUTTON MOUNTED ON WALL AT 48" A.F.F. MAX. 20. KNOX BOX MOUNTED ON WALL BESIDE DOOR. VERIFY EXACT LOCATION WITH FIRE MARSHALL. 21. 12" HIGH NUMBERS INDICATING BUILDING ADDRESS, APPLIED TO WALL. VERIFY EXACT LOCATION WITH FIRE MARSHALL. 22. PREFINISHED METAL GABLE END VENT WITH INSECT SCREEN. SEE DETAIL. COLOR TO MATCH BODY COLOR A. ALL NOTES ARE TYPICAL AND APPLY TO ALL EXTERIOR ELEVATIONS. B. REFER TO CONSTRUCTION TYPES SHEET A10.0 (WALL, CEILING, ROOF) FOR ADDITIONAL EXTERIOR FINISH NOTES. C. ALL FINISH MATERIALS TO BE INSTALLED PER MANUFACTURER'S SPECIFICATIONS, GENERALLY ACCEPTED BUILDING STANDARDS AND PER ALL APPLICABLE BUILDING CODES INCLUDING 2012 IBC. D. ALL EXPOSED METAL FLASHINGS TO BE PREFINISHED DARK BROWN U.O.N. E. ALL CONCEALED METAL FLASHING NOT VISIBLE FROM THE GROUND TO BE PREFINISHED METAL OR GALVANIZED FINISH. F. FIELD VERIFY ALL DIMENSIONS AND EXISTING CONDITIONS. NOTIFY ARCHITECT IMMEDIATELY IF ANY CONFLICTS OR DISCREPANCIES OCCUR BEFORE PROCEEDING WITH WORK. G. CROSS REFERENCES SHOWN ON DRAWINGS DO NOT NECESSARILY INDICATE ALL LIKE CONDITIONS AND DO NOT LIMIT APPLICATION OF ANY DRAWING OR DETAIL. WHERE SPECIFIC DIMENSIONS, DETAILS, OR DESIGN INTENT CANNOT BE DETERMINED, CONSULT THE ARCHITECT PRIOR TO PROCEEDING WITH WORK. IF DESIGN INTENT REMAINS UNCLEAR THEN PROVIDE MOST EXPENSIVE OPTION IN BID. H. DIMENSIONS ARE TO GRID LINE OR FACE OF STRUCTURAL MEMBER UNLESS OTHERWISE NOTED. I. INSTALL FENESTRATION PRODUCTS SUCH AS EXTERIOR WINDOWS AND DOORS PER GUIDELINES ESTABLISHED IN ASTM E 2112-01. REFERENCE GUIDE FOR INSTALLATION DETAILS AND TECHNIQUES FOR WATER PROOFING AND WEATHER BARRIER INSTALLATION. GENERAL NOTES EXTERIOR MATERIAL MANUFACTURER NUMBER COLOR NAME ROOF SHINGLE PABCO OR EQUAL - ANTIQUE BLACK PREFINISHED METAL GUTTERS AND - - DARK BRONZE DOWNSPOUTS PREFINISHED METAL FASCIA AND FLASHINGS - - DARK BROWN STUCCO WALL & STUCCO BASE, "DRYVIT" - COLORS BY OWNER ACCENT BANDS TOP COAT OR EQUAL MANUFACTURED CREATIVE MINES OR CRAFT PEAK LEDGE GREY PEARL STONE EQUAL ALUMINUM AS SPECIFIED - DARK BRONZE STOREFRONT VINYL WINDOWS - - TAN NOTE: ALL FINISH MATERIALS, EQUIPMENT OR FIXTURES REQUIRING A FINISH COLOR SELECTION TO BE SUBMITTED TO THE OWNER FOR FINAL SELECTION. EXTERIOR FINISH C C.5 D E J L C.1 M M.6 P F MATCH LINE MATCH LINE RE: 3/A5.3 RE:2/A5.3 1ST FLOOR 0' - 0" T.O. PL. 9' - 1 1/8" T.O. PL. 2 12' - 1 1/8" C C.5 D E C.1 F T.O. PL. 4 15' - 6" MATCH LINE MATCH LINE 10 TYP. TYP. 8" 13 3 TYP. 21 1 A4.0 5 A4.0 10 A4.0 22 1 TYP. 2 TYP. 3 TYP. 4 TYP. 12 10 22 4 12 1ST FLOOR 0' - 0" T.O. PL. 9' - 1 1/8" J L M M.6 P MATCH MATCH 6 TYP. 11 TYP. 5 TYP. 10 TYP. 13 3 TYP. 10 TYP. 17 2 A4.0 3 A4.0 4 A4.0 22 1o 12 TYP. S T A T E O F I D A H O L I C E N S E D A R C H I T E C T DAVID J. RUBY AR-2651 DRAWN FILE DATE SHEET This document is the property of THE ARCHITECTS OFFICE, PLLC and is not to be duplicated without written authorization. REVISIONS THE ARCHITECTS OFFICE, PLLC FILE c SEAL PROJECT 499 MAIN STREET (208) 343-2931 BOISE, IDAHO 83702 TAOIDAHO.COM A5.3 RIGHT EXTERIOR ELEVATIONS 18-608 GRACE ASSISTED LIVING AT CHUBBUCK CHUBBUCK, IDAHO DAVID RUBY, AIA JUNE 13, 2019 CONSTRUCTION SET 8/16/19 1" = 80'-0" KEY PLAN - ELEVATION- RIGHT 1/16" = 1'-0" 1 RIGHT ELEVATION - OVERALL 1/8" = 1'-0" 2 RIGHT ELEVATION - LEFT SIDE 1/8" = 1'-0" 3 RIGHT ELEVATION - RIGHT SIDE ADDRESS ---PAGE BREAK--- August 5, 2021 City of Star 10769 W. State Street Star, Idaho 83669 Attention: Shawn Nickel, City Planner Breckon Land Design 6661 North Glenwood Street Boise ID 83714 Attn: Mary Wall, P.E. RE: Grace at Star Development Preliminary Site Plan (AZ-21-13, DA-21-19, and CU-21-04) Dear Shawn: Canyon Highway District No. 4 (CHD4) has reviewed the preliminary site plan dated May 27, 2021 for Grace at Star Development. Subject parcels are located in T4N R2W Section 12. Parcel numbers are R3401000000 (10.11 acres) and R3401001200 (4.05 acres). Please note review was made on an 11x17 drawing. Additional comments may be forthcoming after full size plans are reviewed. Staff offers the following comments: Jurisdiction By agreement with the City (Canyon 4/Star Public Agency Coordination Agreement, June 6th, 2007), CHD4 acts as the supervisory authority for all public roads within the City limits that also lie within Canyon County (except those highways under the jurisdiction of Idaho Transportation Department). This supervisory authority includes highway planning, the establishment of design and use standards, access controls, and other operations and management duties assigned to highway districts under Idaho Code. For continuity with the existing street network in Star, CHD4 will apply roadway cross section and design standards consistent with those adopted by Ada County Highway District. These comments are provided under this authority. Traffic Impact Study 1. Provide TIS 2. TIS at a minimum shall include the following: a. Include trips from build out of site (all 3 phases) including surrounding developments (Star River Ranch) b. Location of the influence area of the Bent/Highway 44 intersection as this could extend further than standard left turn design per Idaho Supplement to MUTCD. i. This will aid in determining the placement of the access onto Bent Lane. c. Use intersection capacity analysis to determine left turn storage length (minimum 100’ storage length) d. Adequate separation of private roads @ backage road e. Additional requirements are per HSDP Section 3120, which includes turn lane analysis at the Bent/Hwy 44 intersection—this may affect right-of-way dedication along the subject property’s frontage. ---PAGE BREAK--- Page 2 of 3 Frontage Improvements As determined by the TIS and includes at a minimum 1. Bent Lane a. ½ frontage improvements consistent with ACHD—3 lane collector with bike lanes—measured from existing centerline 2. Backage Road a. Full (70’) frontage improvements consistent with ACHD—3 lane collector with bike lanes i. Remove pervious pavers from ROW ii. Recommend contacting Canyon County addressing to reserve street name. 3. Highway 44 a. Staff has attached ITD’s comments when the property was rezoned in Canyon County, 4/2/2019. Phasing Plan 1. Phase 1 boundary for improvements shall include Bent Lane to property line shared with parcel, R3401001200—approximately 450’ south of existing south limits of Hwy 44 ROW. Development Checklist ROW 1. Backage Road of 70’ ROW dedication 2. Bent Lane minimum of 35’ ROW dedication—measured from existing centerline 3. Provide 40’ ROW radius at Hwy 44/Bent Lane 4. ROW radius at Backage Road/Bent= 30’ 5. Remove all obstructions from ROW Roadway 1. Provide typical section for Bent Lane and Backage Road 2. EP radius shall be 30’ Backage Road/Bent 3. EP radius shall be 40’ at Hwy 44/Bent Lane Storm Drainage 1. All storm drainage shall be retained outside of the ROW and within an easement. 2. Add note, “The homeowner’s association, business owners association, underlying property owner, or adjacent property owner is responsible for all storm drainage facilities outside the public right-of-way including all routine and heavy maintenance. ---PAGE BREAK--- Page 3 of 3 Preliminary site plans are presented to the CHD4 Board of Commissioners for approval after review by staff. Please revise the preliminary site plan to address the comments above, and submit a single full size hard copy and an electronic copy for subsequent review. Preliminary site plans can generally be included on a board agenda for consideration within two weeks of staff recommendation, subject to available space. Please feel free to contact me with any questions on these comments. Regards, Lenny Riccio, E.I.T. Transportation Planner Assistant District Engineer ---PAGE BREAK--- (208) 286-7772 11665 W. STATE ST., SUITE B STAR, IDAHO 83669 MIDDLETON RURAL FIRE DISTRICT STAR FIRE PROTECTION DISTRICT Grace Assisted Living Facility DATE: August 9, 2021 TO: City of Star, Planning & Zoning FROM: Victor Islas, Deputy Chief SUBJECT: Fire District Review PROJECT NAME: Grace Assisted Living Facility (AZ-21-13, DA-21-19, CU-21-04) Fire District Summary Report: Overview: This development can be serviced by the Star Fire Protection District. This development shall comply with the 2018 International Fire Code (IFC) and any codes set forth by the City of Star, Idaho. Fire Response Time: This development will be served by the Star Fire Protection District Station 51, located at 11655 W. State St., Star, Idaho. Station 51 is 1.1 miles with a travel time of 2 minutes under ideal driving conditions to the proposed entrance of the development. Accessibility: Roadway Access, Traffic, Radio Coverage Access roads shall be provided and maintained following Appendix D and Section 503 of the IFC. Access shall include adequate roadway widths, signage, turnarounds, and turning radius for fire apparatus. Access road design shall be designed and constructed to allow for evacuation simultaneously with emergency response operations. All access roads in this development shall remain clear and unobstructed during construction of the development. Additional parking restrictions may be required as to always maintain access for emergency vehicles. Hydrants shall always remain unobstructed per city code. This development will require two entrances to the development. The proposed three entrances meet the intent of the code. The fire district requires that Autoturn models be submitted for review. Autoturn models should be reflect the utilization of a 36’ long fire engine and a 50’ long ladder truck. Traffic calming devices will require approval by the Fire District. An unobstructed vertical clearance of no less than 13 feet 6 inches shall be always maintained. ---PAGE BREAK--- (208) 286-7772 11665 W. STATE ST., SUITE B STAR, IDAHO 83669 MIDDLETON RURAL FIRE DISTRICT STAR FIRE PROTECTION DISTRICT Grace Assisted Living Facility The applicant shall work with City of Star, Ada County and Fire District to provide an address identification plan and signage which meets the requirements set forth by each agency. Addressing shall be placed in a position that is plainly legible and visible from the street or road fronting the property, as set forth in International Fire Code Section 505.1 Upon commencement of initial construction of a new structure, a clear visible freestanding sign or post hall be erected and maintained in place until the permanent address numerals are attached or otherwise displaced upon the premises at completion. Water Supply: 1. Water supply requirements will be followed as described in Appendix B of the 2018 International Fire Code unless agreed upon by the Fire District. 2. Water Supply: Acceptance of the water supply for fire protection will be by the Fire District and water quality by the Star Sewer & Water District for bacteria testing. 3. Water Supply: Final Approval of the fire hydrant locations shall be by the Star Fire Protection District or their designee in accordance with International Fire Code Section (IFC) 508.5.4 as follows: a. Fire hydrants shall have a Storz LDH connection in place of the 4 ½” outlet. The Storz connection may be integrated into the hydrant, or an approved adapter may be used on the 4 1/2" outlet. b. Fire hydrants shall have the Storz outlet face the main street or parking lot drive aisle. c. Fire hydrants shall be placed on corners when spacing permits. d. Fire hydrants shall not have any vertical obstructions to outlets within 10’. e. Fire hydrants shall be placed 18” above finished grade to the center of the Storz outlet. f. Fire hydrants shall be provided to meet the requirements of the City of Star and Star Sewer and Water District Standards. g. Show all proposed or existing hydrants for all new construction or additions to existing buildings within 1,000 feet of the project. Inspections: Final inspection by the Fire District of the above listed including hydrant flow must be completed before building permits are issued ---PAGE BREAK--- (208) 286-7772 11665 W. STATE ST., SUITE B STAR, IDAHO 83669 MIDDLETON RURAL FIRE DISTRICT STAR FIRE PROTECTION DISTRICT Grace Assisted Living Facility Additional Comments: Side Setback as per City Code. Any modification to setback will require review and approval by the Fire District. Streetlights shall be turned on once residential building begins, Lighting is essential in assisting first responders with identifying entrances safely while responding to calls for service. Additional life safety reviews and permitting will be required for the facility and residential structures. ---PAGE BREAK--- GROWING POSSIBILITIES 131 SW 5th Ave, Suite A Meridian, ID 83642 (208) 288-1992 203010-441 CUP Application Letter July 2, 2021 Mayor Trevor Chadwick City of Star P.O. Box 130 Star, ID 83669 Re: Grace Assisted Living CUP Application Dear Mayor: Keller Associates, Inc. has reviewed the CUP Application for the Grace Assisted Living Facility dated May 27, 2021. We reviewed the applicant’s package to check conformance with the City’s Unified Development Code and coordinated our review with Shawn L. Nickel. We have the following comments and questions based on our review. 1. Due to the nature of the proposed facility, the applicant will be required to raise the finished floor of the proposed assisted living facilities 3 feet above the established Base Flood Elevation. The remaining buildings can be constructed at the standard 2 feet above Base Flood Elevation. 2. Streetlighting shall be in accordance with ISPWC and the City of Star Supplementals. 3. Construction plans for a pressure irrigation system will be required. Plan approvals and license agreements from the affected irrigation and/or canal companies will be required. 4. Historic irrigation lateral, drain, and ditch flow patterns shall be maintained unless approved in writing by the local irrigation district or ditch company. 5. Potable water cannot be used for irrigation purposes. A separate pressure irrigation system will be required. 6. Finish grades at property boundaries shall match existing finish grades. Runoff shall be maintained on the development’s property unless otherwise approved. 7. Landscape plans including fencing, buffer areas, and street trees will have to conform to the City ordinances. 8. Easements for sewer/water facilities will be required where placed outside of public right of way. We recommend that the Certificate of Zoning Compliance be APPROVED with the conditions listed above. Any variance or waivers to the City of Star standards, ordinances, or policies must be specifically approved in writing by the City. Approval of the above-referenced Certificate of Zoning Compliance does not relieve the Registered Professional Engineer, Registered Architect, or Registered Landscape Architect of those responsibilities. ---PAGE BREAK--- 203010-441 CUP Application Letter If you should have any questions, please feel free to call Keller Associates at (208) 288-1992. Sincerely, KELLER ASSOCIATES, INC. Ryan V. Morgan, P.E. City Engineer cc: File ---PAGE BREAK--- IDAHO TRANSPORTATION DEPARTMENT P.O. Box 8028 • Boise, ID 83707-2028 (208) 334-8300 • itd.idaho.gov August 31, 2021 Shawn Nickel City Planner P.O. Box 130 Star, Idaho 83669 VIA EMAIL Development Application AZ-21-13, DA-21-19, CU-21-04 Project Name GRACE ASSISTED LIVING FACILITY Project Location Southwest corner of Bent Lane and SH-44, south of SH-44 milepost 9.23 Project Description Annexation and zoning a development agreement, and a conditional use permit for a proposed assisted living facility with seven 5-plexes of independent senior living units. Applicant Mary Wall, Breckon Land Design Representing Linda Hines The Idaho Transportation Department (ITD) reviewed the referenced annexation, zoning, development agreement, and conditional use permit applications and has the following comments: 1. This project abuts the State Highway system. 2. A corridor study for SH-44 is currently underway. A future right-of-way width of 70 feet each side of center line is being considered (see attached). The proposed plat shows a sidewalk within ITD’s future right-of-way and does not agree with the current draft EA corridor study. According to the current drainage plans, there are no sidewalks along the State Highway within this section of the corridor. ITD requests the City’s assistance in relocating the sidewalk and keeping structures out of the potential future right-of-way to help reduce the taxpayer expense of improving the highway. ---PAGE BREAK--- IDAHO TRANSPORTATION DEPARTMENT P.O. Box 8028 • Boise, ID 83707-2028 (208) 334-8300 • itd.idaho.gov 3. ITD and the City of Star have entered into an interagency agreement to collect proportionate share from new developments to mitigate traffic impacts from incoming developments. Proportionate share for each development is calculated based off of number of trips added to State Highway system. The number of trips generated can be determined using the Institute of Transportation Engineers (ITE) Trip Generation Manual. ITD requires trip distribution information to determine where trips generated by developments access the State Highway system. 4. The plat provided in the transmittal did not identify a specific use for the commercial lots. Without this information ITD is only able to calculate proportionate share for the assisted living complex and seven 5-plex units. When the commercial lots develop, the developer will need to reach back out to ITD for determination whether additional mitigation is warranted and calculation of proportionate share. No trip distribution information was provided; without trip distribution information ITD must assume the worst case scenario that all trips generated will utilize the Bent Lane/ SH-44 intersection. The proposed development is adding 36 trips to Bent Lane/SH-44 intersection in the PM Peak at buildout, and 27 trips in the AM Peak. Proportionate share is based on the average AM and PM site trips through the intersection of SH-44/ Bent Lane which is approximately 1.31% percent of the traffic utilizing the intersection in 2045. Per the Draft SH-44 EA Corridor Plan, this intersection’s ultimate configuration will include widening on SH-44 to a five lane facility. The construction of the cost of design, construction, of widening SH-44 from a two lane to a five lane facility on SH-44 for 0.5 miles is estimated to cost $2,052,268 (see attached). The applicant will only be responsible for contributing their proportionate share of $26,884 5. In order to provide a more accurate and potentially lower estimate, the applicant could provide ITD specific trip distribution numbers. ITD suggests the applicant contact COMPASS to have a model run conducted to determine trip distribution. ITD would be willing to accept trip distribution numbers provided by COMPASS or a licensed civil engineer. 6. Idaho Code 40-1910 does not allow advertising within the right-of-way of any State Highway. 7. The Idaho Administrative Procedure Act (IDAPA) 39.03.60 governs advertising along the State Highway system. The applicant may contact Justin Pond, Right-of-Way Section Program Manager, at (208) 334-8832 for more information. 8. ITD objects to this development due to reasons as noted in item 2 and 4. 9. ITD will remove the objection if the sidewalks are relocated outside future right-of-way and the governing board requires, and the applicant agrees to, the execution of a Development Agreement with the City of Star binding the contribution of the proportionate share amount of $26,884 for the assisted ---PAGE BREAK--- IDAHO TRANSPORTATION DEPARTMENT P.O. Box 8028 • Boise, ID 83707-2028 (208) 334-8300 • itd.idaho.gov living complex and 5-complexes. Construction of the commercial lots will require additional analysis and calculation of proportionate share. If you have any questions, you may contact me at (208) 334-8338. Sincerely, Sarah Arjona Development Services Coordinator [EMAIL REDACTED] ---PAGE BREAK--- Page 1 of 4 Grace Assisted Living Facility Proportionate Share Contribution (6/29/2021) Bent Lane Can Ada Rd ---PAGE BREAK--- Page 2 of 4 ITD’s proportionate share calculations only reflect the conditional use permit for the proposed assisted living complex and seven 5-plex units. When the commercial lots develop, the developer will need to reach back out to ITD for determinations whether additional mitigation is warranted. 35 units Seven 5-plex independent senior living units ITE Code (252) Senior Adult Housing - Attached AM Trip Rate = 0.20 PM Trip Rate = 0.26 105 beds 85 beds assisted living & 20 beds memory care ITE Code (254) Assisted Living AM Trip Rate = 0.19 PM Trip Rate = 0.26 A trip distribution diagram was not provided to the department. ITD must assume a worst-case scenario that all Grace Assisted Living Facility trips will head north on Bent Lane to SH-44. Per the SH-44 Corridor Plan, this intersection’s ultimate configuration will include widening on SH-44 to a five-lane facility. ITD estimated the design and construction of widening SH-44 from a two lane to a five lane facility on SH-44 for 0.5 miles as approximately $2,052,268. Proportionate share is based on the average AM and PM site trips through the intersection of SH-44 / Bent Lane compared to average number of AM and PM trips in 2045. ---PAGE BREAK--- Page 3 of 4 Site Traffic AM Peak Independent Living Units 35 units x 0.20 = 7 trips Assisted Living Beds 105 beds x 0.19 = 20 trips PM Peak Independent Living Units 35 units x 0.26 = 9 trips Assisted Living Beds 105 beds x 0.26 = 27 trips Total Traffic 2045 on SH-44 near Bent Lane (Data used from SH-44 / Can Ada Road intersection) Staff recommends develop pay a total proportionate share contribution of $26,884 (1.31%) towards future SH-44 intersection widening improvements. Proportionate Share Calculations AM Site = 27 AM Total = 1,990 AM % = 1.36 PM Site = 36 PM Total = 2,881 PM % = 1.25 Proportionate Share Percentage Avg % = 1.31 Cost Estimate: 0.5 miles of SH-44 widening $2,052,268 Proportionate Share Contribution $26,884 Approx cost per unit $192 ---PAGE BREAK--- Page 4 of 4 ---PAGE BREAK--- 485+00 490+00 495+00 500+00 505+00 510+00 515+00 520+00 525+00 530+00 483+00 484+00 486+00 487+00 488+00 489+00 491+00 492+00 493+00 494+00 496+00 497+00 498+00 499+00 501+00 502+00 503+00 504+00 506+00 507+00 508+00 509+00 511+00 512+00 513+00 514+00 516+00 517+00 518+00 519+00 521+00 522+00 523+00 524+00 526+00 527+00 528+00 529+00 531+00 532+00 533+00 PC 532+31.35 PT 531+16.01 PC 498+99.70 PT 487+27.82 ID=4CR1, A= 3.30 AC A= 3.30 AC ID=4CR1, ID=4BR1, A= 8.50 AC ID=4A, A= 15.90 AC 439+00 440+00 445+00 450+00 455+00 460+00 465+00 470+00 475+00 480+00 485+00 439+00 441+00 442+00 443+00 444+00 446+00 447+00 448+00 449+00 451+00 452+00 453+00 454+00 456+00 457+00 458+00 459+00 461+00 462+00 463+00 464+00 466+00 467+00 468+00 469+00 471+00 472+00 473+00 474+00 476+00 477+00 478+00 479+00 481+00 482+00 483+00 484+00 486+00 487+00 PC 460+94.99 PT 459+59.95 PC 447+05.21 ID=4A, A= 15.90 AC SHEET OF ID=1A, A= 16.55 AC PROJECT NO. KEY NO. DATE: Segment 4 Proposed Alternative Footprint SH-44 Dec 2019 STP-3320(101) 07827 SEGMENT 4 100 50 0 200 400 9 17 JCT I-84 TO EAGLE SH-44 CORRIDOR ST A TIO N 441+50 B E G IN SE G M E N T 4 ST A TIO N 484+50 C O N TIN U E SE G M E N T 4 B ELO W M A TC H LIN E ST A TIO N 484+50 SE G M E N T 4 C O N TIN U E D M A TC H LIN E ST A TIO N 531+49 C O N TIN U E SE G M E N T 4 O N S H EET 2 M A TC H LIN E LEGEND RATE = 0.5 INCH/HOUR NRCS MAPPED SOIL INFILTRATION RATE = 1.0 INCH/HOUR NRCS MAPPED SOIL INFILTRATION RATE = 2.0 INCH/HOUR NRCS MAPPED SOIL INFILTRATION THAN 0.5 INCH/HOUR SOIL INFILTRATION RATE LESS [NO SHADING] NRCS MAPPED ID, AND AREA DRAINAGE BASIN BOUNDARY, DITCH GRADING PRELIMINARY ROAD AND EXISTING RIGHT-OF-WAY 44 IDAHO N 44 IDAHO Blessinger Rd Blessinger Rd N CANYON COUNTY ADA COUNTY MERIDIAN BOISE SEGMENT 1 SEGMENT 2 SEGMENT 3 SEGMENT 4 SEGMENT 5 STAR EAGLE 44 IDAHO 44 IDAHO MIDDLETON 84 INTERSTATE KEY MAP 84 INTERSTATE CALDWELL Can-Ada Rd S. Highbrook Way SEGMENT 4 - SHEET 1 I D A H O D E P A R T M E N T T R A N S P O R T A T I O N DRAFT Plans have not been finalized approved by FHWA 8-31-2021 ---PAGE BREAK--- PROJECT NO. KEY NO. DATE: STP-3320(101) 07827 SEGMENT NOT TO SCALE 4 SHEET OF N CANYON COUNTY ADA COUNTY MERIDIAN BOISE SEGMENT 1 SEGMENT 2 SEGMENT 3 SEGMENT 4 SEGMENT 5 STAR EAGLE 44 IDAHO 44 IDAHO MIDDLETON 84 INTERSTATE KEY MAP 84 INTERSTATE CALDWELL Dec 2019 Basin 4A Typical Roadway Section SH-44 STA 441+50 TO 496+15 Aggregate Base Grade Profile Sh. Sh. S=2% S=2% SH-44 12' 12' 12' 12' Lane Thru Lane Thru Lane Thru Plant Mix Pavement Lane Thru 4:1 Subgrade EASEMENT TEMP CONST Varies 3:1 4:1 (Cut Condition) Ex Ground (Fill Condition) Ex Ground + 1' Freeboard 1' Channel Depth 2' Min. Depth (Typ.) 3:1 4:1 (Fill Condition) Ex Ground + 1' Freeboard 1' Channel Depth 2' Min. Depth (Typ.) EASEMENT TEMP CONST Varies (Cut Condition) Ex Ground 140' R/W JCT I-84 TO EAGLE SH-44 CORRIDOR 8' 8' 14' 4:1 (Max.) 4:1 (Max.) with 3' Flat Bottom 1' Bioswale (Min.) with 3' Flat Bottom 1' Bioswale (Min.) I D A H O D E P A R T M E N T T R A N S P O R T A T I O N PROPOSED SH-44 TYPICAL ROADWAY SECTION BASIN 4A DRAFT Plans have not been finalized approved by FHWA 8-31-2021 ---PAGE BREAK--- CHERISHED ESTATES SUBDIVISION – FILE # RZ-21-01/DA-21-07/PP-21-08 1 CITY OF STAR LAND USE STAFF REPORT TO: Mayor & Council FROM: Shawn L. Nickel, Planning Director & Zoning Administrator MEETING DATE: September 7, 2021 - PUBLIC HEARING – Tabled from July 6, 2021 FILE(S) RZ-21-01 Rezone DA-21-07 Development Agreement PP-21-08 Preliminary Plat for Cherished Estates Subdivision OWNER/APPLICANT/REPRESENTATIVE Property Owner: Applicant: Redwood Creek Ranch Brian Sinderhoff PO Box 98 Sterling Land Development, Inc Eagle, ID 83616 1159 E. Iron Eagle Drive, Ste. 170H Eagle, ID 83616 Representative: Bonnie Layton, NV5 690 S. Industrial Way, Ste 10 Meridian, ID 83642 REQUEST Updated Request: The Applicant has resubmitted a new request seeking approval of a Rezone (R-2 to R-3), a Development Agreement, and a Preliminary Plat for a proposed residential subdivision consisting of 100 residential lots and 12 common lots. The property is located on the south side of W. Floating Feather Road in Star, Idaho, and consists of 40.22 acres with a proposed density of 2.49 dwelling units per acre. Original Request: The Applicant is seeking approval of a Rezone (R-2 to R-4), a Development Agreement, and a Preliminary Plat for a proposed residential subdivision consisting of 136 residential lots and 12 common lots. The property is located on the south side of W. Floating Feather Road in Star, Idaho, and consists of 40.22 acres with a proposed density of 3.38 dwelling units per acre. ---PAGE BREAK--- CHERISHED ESTATES SUBDIVISION – FILE # RZ-21-01/DA-21-07/PP-21-08 2 PROPERTY INFORMATION Property Location: The subject property is generally located between N. Star Road and N. Rook Way, Star, Idaho. Ada County Parcel No. S0408212400. Existing Site Characteristics: The property is currently in agricultural use. Irrigation/Drainage District(s): - Middleton Mill Ditch Company PO Box 848 Middleton, ID 83644 Flood Zone: This property is not located in a Special Flood Hazard Area. Special On-Site Features:  Areas of Critical Environmental Concern – No known areas.  Evidence of Erosion – No known areas.  Fish Habitat – No known areas.  Mature Trees – Yes, to remain on property.  Riparian Vegetation – No known areas.  Steep Slopes – No.  Stream/Creek – None.  Unique Animal Life – No unique animal life has been identified.  Unique Plant Life – No unique plant life has been identified.  Unstable Soils – No known issues.  Wildlife Habitat – No wildlife habitat has been developed or will be destroyed.  Historical Assets – No historical assets have been observed. APPLICATION REQUIREMENTS Pre-Application Meeting Held January 28, 2021/March 2, 2021 Neighborhood Meeting Held February 17, 2021 Application Submitted & Fees Paid April 8, 2021 Application Accepted May 5, 2021 Residents within 300’ Notified May 6, 2021 Agencies Notified May 5, 2021 Legal Notice Published May 9, 2021 Property Posted June 22, 2021 HISTORY The property was previously annexed into the City of Star in 2001 (Ord 56) and given an R-2 zoning designation at that time. A development plan was not submitted as part of the application. ---PAGE BREAK--- CHERISHED ESTATES SUBDIVISION – FILE # RZ-21-01/DA-21-07/PP-21-08 3 SURROUNDING ZONING/COMPREHENSIVE PLAN MAP/LAND USE DESIGNATIONS Zoning Designation Comp Plan Designation Land Use Existing R-2 Neighborhood Residential Agricultural Proposed R-4-DA Neighborhood Residential Single Family Residential North of site Rural Urban Transition (RUT) / Residential (R-4-DA) Neighborhood Residential Single Family Residential/Lobo Creek Subdivision South of site Residential (R-4) Neighborhood Residential Waterview Estates Subdivision East of site Residential (R-2-DA) Neighborhood Residential Crowfoot / Lakepoint Subdivision West of site Residential (R-2) Neighborhood Residential Single Family Dwelling - Vacant CODE DEFINITIONS / COMPREHENSIVE PLAN UNIFIED DEVELOPMENT CODE: 8-1B-1: ANNEXATION AND ZONING; REZONE: B. Standards: 1. The subject property shall meet the minimum dimensional standards of the proper district. 2. The city may require a development agreement in conjunction with the annexation and zoning, or rezone, pursuant to Idaho Code section 67-6511A, which may include a concept plan. In addition to other processes permitted by city and state code, exceptions or waivers of standards, other than use, may be permitted through execution of a development agreement. A development agreement and concept plan shall be required for any rezone to a mixed-use zone, high density zone or land which includes steep slope (land over 25%) or floodway. 3. The termination of a development agreement shall result in the reversal of the official zoning map amendment approval and applicable development approval for any undeveloped portion of property subject to the development agreement. The undeveloped property subject to the development agreement shall be rezoned to the district classification as designated by the development agreement. When no designation is provided, the property shall revert to its original zoning or, if the original designation no longer exists, to the closest current equivalent zoning as determined by the current Comprehensive Plan Land Use Map designation. 4. An amendment or termination of a previously recorded development agreement shall be recorded in the office of the county recorder by the clerk. ---PAGE BREAK--- CHERISHED ESTATES SUBDIVISION – FILE # RZ-21-01/DA-21-07/PP-21-08 4 5. An approved development agreement must be executed within ninety (90) days of the meeting at which the development agreement is approved by the city council. A one-time administrative extension of maximum thirty (30) days may be granted by the zoning administrator. Additional extensions may be approved by majority vote of the city council. Failure to execute the development agreement within the required timeframe will result in the denial of all related applications. C. Required Findings: The council shall review the application at the public hearing. In order to grant an annexation and zoning or rezone, the council shall make the following findings: 1. The map amendment complies with the applicable provisions of the comprehensive plan; 2. The map amendment complies with the regulations outlined for the proposed district; 3. The map amendment shall not be materially detrimental to the public health, safety, and welfare; and 4. The map amendment shall not result in an adverse impact upon the delivery of services by any political subdivision providing public services within the city. 5. The annexation (as applicable) is in the best interest of city. 8-3A-1: ZONING DISTRICTS AND PURPOSE ESTABLISHED: R RESIDENTIAL DISTRICT: To provide regulations and districts for various residential neighborhoods. Gross density in a Residential district shall be determined according to the numeral following the R. The numeral designates the maximum number of dwelling units per acre. In zoning designations of R-1, R-2, R-3, R-4 and R-5, housing shall be single family detached unless approved with a PUD or development agreement. Connection to municipal water and sewer facilities are required for all subdivision and lot split applications submitted after the effective date hereof in all districts exceeding one dwelling unit per acre. Wells and septic systems may be permitted for larger lots in this land use designation that are not adjacent to municipal services, as determined by the Sewer District, and if approved by the applicable Health Department. Private streets may be approved in this district for access to newly subdivided or split property. This district does allow for some non-residential uses as specified in 8-3A-3. DA DEVELOPMENT AGREEMENT: This designation, following any zoning designation noted on the official zoning map of the city C-2-DA), indicates that the zoning was approved by the city with a development agreement, with specific conditions of zoning. ---PAGE BREAK--- CHERISHED ESTATES SUBDIVISION – FILE # RZ-21-01/DA-21-07/PP-21-08 5 8-3A-3: USES WITHIN ZONING DISTRICTS The following table lists principal permitted accessory uses conditional or prohibited uses. 8-3A-4: ZONING DISTRICT DIMENSIONAL STANDARDS: Notes: 1. Front yard setback shall be measured from the face of the garage to the face of the sidewalk, allowing for 20’ of parking on the driveway without overhang onto the sidewalk. 2. Interior side yard setbacks for lots with 50’ or less of lot width shall be allowed 5’ interior side yard setbacks for one and two-story structures. ZONING DISTRICT USES A R-R R Accessory structure A A A Dwelling: Multi-family 1 N N C Secondary 1 A A A Single-family attached N N C Single-family detached P P P Two-family duplex N N P ---PAGE BREAK--- CHERISHED ESTATES SUBDIVISION – FILE # RZ-21-01/DA-21-07/PP-21-08 6 8-4E-2: STANDARDS FOR COMMON OPEN SPACE AND SITE AMENITY REQUIREMENTS: A. Open Space and Site Amenity Requirement (see also Chapter 8 “Architectural Review”): 1. The total land area of all common open space shall equal or exceed fifteen percent (15%) of the gross land area of the development. Ten percent (10%) of that area shall be usable open space. 2. Each development is required to have at least one site amenity. 3. One additional site amenity shall be required for each additional twenty (20) acres of development area, plus one additional amenity per 75 residential units. B. Qualified Open Space: The following may qualify to meet the common open space requirements: 1. Any open space that is active or passive in its intended use, and accessible or visible by all residents of the development, including, but not limited to: a. Open grassy area of at least fifty feet by one hundred feet (50' x 100') in area; b. Qualified natural areas; c. Ponds or water features where active fishing, paddle boarding or other activities are provided (50% qualifies towards total required open space, must be accessible by all residents to qualify.) ponds must be aerated; d. A plaza. 2. Additions to a public park or other public open space area. 3. The buffer area along collector and arterial streets may be included in required overall common open space for residential subdivisions. 4. Parkways along local residential streets with detached sidewalks that meet all the following standards may count toward the common open space requirement: a. The parkway is a minimum of eight feet in width from street curb to edge of sidewalk and includes street trees as specified otherwise herein. b. Except for alley accessed dwelling units, the area for curb cuts to each residential lot or common driveway shall be excluded from the open space calculation. For purposes of this calculation, the curb cut area shall be a minimum area of twenty-six feet (26') by the width of the parkway. c. Stormwater detention facilities do not qualify to meet the common area open space requirements, unless all of the following is met: 1. Must be at least fifty feet by one hundred feet (50' x 100') in area; 2. Specifically designed as a dual use facility, as determined by the administrator, to include ---PAGE BREAK--- CHERISHED ESTATES SUBDIVISION – FILE # RZ-21-01/DA-21-07/PP-21-08 7 minimal slopes, grass throughout, and guarantee of water percolation within 24 hours of storm event. 3. Is located in a development that has a second usable open space area that contains a qualified site amenity as herein defined. 5. Visual natural space, including open ditches, wetlands, slopes or other areas that may not be readily accessible to residents, and is provided with open style fencing, may qualify for up to 20% of the required open space total. C. Qualified Site Amenities: Qualified site amenities shall include, but not be limited to, the following: 1. Clubhouse; 2. Fitness facilities, indoors or outdoors; 3. Public art; 4. Picnic area; or 5. Recreation amenities: a. Swimming pool. b. Children's play structures. c. Sports courts. d. Additional open space in excess of 5% usable space. e. RV parking for the use of the residents within the development. f. School and/or Fire station sites if accepted by the district. g. Pedestrian or bicycle circulation system amenities meeting the following requirements: The system is not required for sidewalks adjacent to public right of way; The system connects to existing or planned pedestrian or bicycle routes outside the development; and The system is designed and constructed in accord with standards set forth by the city of Star; D. Location: The common open space and site amenities shall be located on a common lot or an area with a common maintenance agreement. E. Maintenance: 1. All common open space and site amenities shall be the responsibility of an owners' association for the purpose of maintaining the common area and improvements thereon. ---PAGE BREAK--- CHERISHED ESTATES SUBDIVISION – FILE # RZ-21-01/DA-21-07/PP-21-08 8 COMPREHENSIVE PLAN: 8.2.3 Land Use Map Designations: Neighborhood Residential: Suitable primarily for single family residential use. Densities in the majority of this land use area are to range from 3 units per acre to 5 units per acre. Densities not exceeding 1 to 2 units per acre are to be encouraged in areas of the floodplain, ridgeline developable areas, hillside developable areas, and where new residential lots are proposed adjacent to existing residential lots of one acre and larger where those existing larger lots are not likely to be subdivided in the future. 8.3 Goal: Encourage the development of a diverse community that provides a mix of land uses, housing types, and a variety of employment options, social and recreational opportunities, and where possible, an assortment of amenities within walking distance of residential development. 8.4 Objectives: • Manage urban sprawl in order to minimize costs of urban services and to protect rural areas. • Retain and encourage rural areas where it will not result in increased costs for urban service. • Encourage land uses that are in harmony with existing resources, scenic areas, natural wildlife areas, and surrounding land uses. 8.5.3 Policies Related Mostly to the Urban Residential Planning Areas: A. The Neighborhood Residential Land Use is to encourage urban style development densities to limit urban sprawl. B. Low densities within the Neighborhood Residential Land Use are to be designed within the floodplain, ridgeline developable areas, hillside developable areas and where new residential lots are proposed adjacent to existing residential lots of one acre and larger where C. Site layout within the Special Transition Overlay Area is to provide for a transition in density and lot sizing. Base densities may be significantly reduced or home sites may be clustered to increase open space within a portion of a site when property is within this overlay. 8.5.9 Additional Land Use Component Policies: • Encourage flexibility in site design and innovative land uses. ---PAGE BREAK--- CHERISHED ESTATES SUBDIVISION – FILE # RZ-21-01/DA-21-07/PP-21-08 9 • Encourage landscaping to enhance the appearance of subdivisions, structures, and parking areas. • Require more open space and trees in subdivisions. • Work with Ada County Highway District (ACHD), Canyon Highway District #4 (CHD4), and Idaho Department of Transportation (ITD) for better coordination of roadway and access needs. • Support well-planned, pedestrian-friendly developments. • Dark sky provision should be adopted within the code to assure down style lighting in all developments and Star should consider joining the International Dark Sky Association. • The City should utilize the 2018 Treasure Valley Tree Selection Guide when requiring trees within developments. 18.4 Implementation Policies: E. Development Agreements allow the city to enter into a contract with a developer upon rezoning. The Development Agreement may provide the city and the developer with certain assurances regarding the proposed development upon rezoning. PROJECT OVERVIEW ANNEXATION & REZONE: The annexation and rezone request from Residential (R-2) to Residential (R-4) on the applicant’s property will allow for the subdivision of the property to develop with urban densities that will be consistent with the current Comprehensive Plan Map. The overall gross density of the proposed development is 3.38 dwelling units per acre. The current Comprehensive Plan Land Use Map designates this property as Neighborhood Residential, with an anticipated density of 3 to 5 dwelling units per acre. The requested density is within this designation. The requested zoning designation and density meets the intent of the Comprehensive Plan. PRELIMINARY PLAT: The original Preliminary Plat submitted was for 153 residential lots and 12 common lots for a total of 165 lots with a density of 3.80 dwelling units per acre. After meeting with neighbors and working with City Staff, the Applicant has made changes to the development. The revised Preliminary Plat submitted contains 136 single family residential lots, and 12 common area lots for a total of 148 total lots with a density of 3.38 dwelling units per acre. The buildable, residential lots range in size from 5,500 square feet to 16,027 square feet with an average buildable lot of 7,252 square feet. The applicant has indicated that the development will contain a total of 8.49 acres (21.1%) of open space. The applicant states that useable open space, not including street buffers and endcaps equal 5.22 acres (12.9%) exceeding the requirement for usable open space in the current Unified Development Code, Section 8-4E-2. Streets are ---PAGE BREAK--- CHERISHED ESTATES SUBDIVISION – FILE # RZ-21-01/DA-21-07/PP-21-08 10 proposed to be public and will measure 36 ft from back of curb to back of curb and satisfy Section 8-4D-34B(4) of the UDC. The development will be accessed to the north on Floating Feather Road across from N. Silver Wolf Way. The development will have connections to existing roads in adjacent developments on the east to W. Shumard Drive and on the South to N. Cygnus Way. The development will also have a stub road near the southwest corner of the property that will terminate at the western property line. The development will have a thirty (30) foot buffer along Floating Feather Road with a minimum of five feet high berm/fence satisfying the Unified Development Code section 8-8C-2, J4b. There will also be a five foot detached sidewalk along Floating Feather which will satisfy section 8-4A-17 of the UDC. The current Unified Development Code, Section 8-4E-2 requires a development of this size to have a minimum of 3 site amenities. The applicant is proposing two large parks, one will have a large pond with a sand beach area, play structure and picnic table. The second park will have a pergola with picnic table and open, grassy play area. There will be a ten (10) foot paved pathway along the west and south perimeter of the development providing connectivity to other developments and the community. ADDITIONAL DEVELOPMENT FEATURES: • Sidewalks Internal sidewalks are proposed at five-foot widths and will be detached throughout the overall subdivision with an eight foot landscape strip. • 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. The plan needs to have a streetlight at the corner of Floating Feather Road and Silver Wolf Way. The plan also needs a light at Black Fir and Shumard Drive. Both corners of N. Nebula Avenue should have lights added to illuminate the corner. All other proposed light locations satisfy City code. The applicant has provided a streetlight design/cut sheet that meet the intent of the City. • Street Names Street names have been reviewed by Ada County. The applicant shall continue to work with the County on street names through the final plat process. • Subdivision Name Applicant has provided a letter from Ada County that the subdivision name has been approved and reserved for this development. ---PAGE BREAK--- CHERISHED ESTATES SUBDIVISION – FILE # RZ-21-01/DA-21-07/PP-21-08 11 • 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, J5 states that a minimum of one deciduous shade tree per four thousand (4,000) square feet of common area shall be provided. Landscape plan is short 4 trees for Lot 1, Block 3. 17 are required and 13 have been provided. Because the preliminary plat was revised after the original submittal of the application, a revised landscape plan referencing all new changes shall be submitted with the final plat application. • Setbacks – Client is not requesting any set back waivers and will adhere to the R-4 requirements outlined earlier in this report. • Mailbox Cluster – Star Postmaster, Mel Norton, has authorized the mailbox cluster to be placed in Block 5, Facing East and accessible from Silver Wolf Way. This letter is part of the applicant packet. AGENCY RESPONSES Keller and Associates May 3, 2021 ITD August 16, 2021 ACHD June 29, 2021; August 24, 2021 Update Email DEQ May 14, 2021 West Ada School District June 23, 2021 Central District Health May 12, 2021 COMPASS June 27, 2021 PUBLIC RESPONSES Please see the list of attached comments from the public. STAFF ANALYSIS & RECOMMENDATIONS Staff is supportive of the recently revised design, layout and density of the development application, with the proposed conditions of approval. Based upon the information provided to staff in the applications and agency comments received to date, staff finds that the proposed rezone, development agreement, and preliminary plat meets the requirements, standards and intent for development as they relate to the Unified Development Code and the Comprehensive Plan. The Council should consider the entire record and testimony presented at their scheduled public hearing prior to rendering its decision on the matter. Should the Council vote to approve the applications, either as presented or with added conditions of approval, Council shall direct staff to draft findings of fact and conclusions of law for the Council to consider at a future date. ---PAGE BREAK--- CHERISHED ESTATES SUBDIVISION – FILE # RZ-21-01/DA-21-07/PP-21-08 12 FINDINGS The Council may approve, conditionally approve, deny or table this request. In order to approve these applications, the Unified Development Code requires that Council must find the following: ANNEXATION/REZONE FINDINGS: 1. The map amendment complies with the applicable provisions of the Comprehensive Plan. The purpose of the Star Comprehensive Plan is to promote the health, safety, and general welfare of the people of the City of Star and its Impact Area. Some of the prime objectives of the Comprehensive Plan include: ✓ Protection of property rights. ✓ Adequate public facilities and services are provided to the people at reasonable cost. ✓ Ensure the local economy is protected. ✓ Encourage urban and urban-type development and overcrowding of land. ✓ Ensure development is commensurate with the physical characteristics of the land. The goal of the Comprehensive Plan for Land Use is to encourage the development of a diverse community that provides a mixture of land uses, housing types, and a variety of employment options, social and recreational opportunities, and where possible provides an assortment of amenities within walking distance of a residential development. The City must find compliance with the Comprehensive Plan. 2. The map amendment complies with the regulations outlined for the proposed district, specifically, the purposes statement. The City must find that the proposal complies with the proposed district and purpose statement. The purpose of the residential districts is to provide regulations and districts for various residential neighborhoods with gross densities in compliance with the intent of the Comprehensive Plan designation. Housing shall be single family detached unless approved with a PUD or development agreement. Connection to municipal water and sewer facilities are required for all subdivision and lot split applications in all districts exceeding one dwelling unit per acre. Private streets may be approved in this district for access to newly subdivided or split property. 3. The map amendment shall not be materially detrimental to the public health, safety, and welfare; and The City must find that there is no indication from the material submitted by any political agency stating that this annexation and zoning of this property will be materially detrimental to the public health, safety or welfare. 4. The map amendment shall not result in an adverse impact upon the delivery of services by any political subdivision providing public services within the city including, but not limited to, ---PAGE BREAK--- CHERISHED ESTATES SUBDIVISION – FILE # RZ-21-01/DA-21-07/PP-21-08 13 school districts. The City must find that it has not been presented with any information from agencies having jurisdiction that public services will be adversely impacted other than traffic, which will continue to be impacted as the City grows. 5. The annexation is in the best interest of the city. The City must find that this annexation is reasonably necessary for the orderly development of the City. PRELIMINARY PLAT FINDINGS: 1. The plat is in compliance with the Comprehensive Plan. The City must find that this Plat follows designations, spirit and intent of the Comprehensive Plan regarding residential development and meets several of the objectives of the Comprehensive Plan such as: 1. Designing development projects that minimize impacts on existing adjacent properties, and 2. Managing urban sprawl to protect outlying rural areas. 2. Public Services are available or can be made available and are adequate to accommodate the proposed development. The City must find that Agencies having jurisdiction on this parcel were notified of this action, and that it has not received notice that public services are not available or cannot be made available for this development. 3. There is public financial capability of supporting services for the proposed development; The City must find that they have not been notified of any deficiencies in public financial capabilities to support this development. 4. The development will not be detrimental to the public health, safety or general welfare; The City must find that it has not been presented with any facts stating this Preliminary Plat will be materially detrimental to the public health, safety and welfare. Residential uses are a permitted use. 5. The development preserves significant natural, scenic or historic features; The City must find that there are no known natural, scenic, or historic features that have been identified within this Preliminary Plat. Upon granting approval or denial of the application, the Council shall specify: 1. The Ordinance and standards used in evaluating the application; 2. The reasons for recommending approval or denial; and 3. The actions, if any, that the applicant could take to obtain approval. ---PAGE BREAK--- CHERISHED ESTATES SUBDIVISION – FILE # RZ-21-01/DA-21-07/PP-21-08 14 CONDITIONS OF APPROVAL 1. The approved Preliminary Plat for the Cherished Estates Subdivision shall comply with all statutory requirements of applicable agencies and districts having jurisdiction in the City of Star. 2. All public streets shall have a minimum street width of 36’ and shall be constructed to ACHD standards. 3. The stub street shall be built in accordance with Star Fire District requirements. 4. The applicant shall enter into a Development Agreement with the City, agreeing to proportionate share assessment by ITD regarding impacts to the State Highway System. These fees will be collected by the City of Star, by phase, prior to final plat signature. The development agreement shall be signed and recorded as part of the ordinance for annexation and zoning and shall contain the details of the fees to be collected. 5. Streetlights shall comply with the Star City Code and shall be of the same design throughout the entire subdivision. Streetlights shall be continuous throughout the subdivision and shall be maintained by the Homeowners Association. Streetlights shall be installed prior to any building permits being issued. Design shall follow Code with requirements for light trespass and “Dark Skies” lighting. Applicant/Owner shall submit a streetlight plan, showing the type/style of the proposed lights and required additional streetlight locations prior to Final Plat approval. 6. Street trees shall be installed per Chapter 8, including Section 8-8C-2-M(2) Street Trees including one tree per thirty-five (35) linear feet. 7. Common area trees shall be provided as stated in Section 8-8C-2, J5, including one tree per four thousand (4,000) square feet. A revised landscape plan shall be provided prior to final plat submittal showing the correct number of trees in the common areas and street buffers and shall include any revisions to the preliminary plat. 8. The property with the approved Preliminary Plat shall be satisfactorily weed abated, preventing a public nuisance, per Star City Code. 9. All signed Irrigation District Agreements with the Irrigation Districts shall be provided to the City of Star with each subsequent Final Plat application. 10. Letter of approval from the Ada County Street Naming Committee must be submitted and all names on the final plat must match those approved, prior to signing. 11. 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. 12. A plat note supporting the “Right to Farm Act” as per Idaho Code Title 22, Chapter 45, shall be shown on the Final Plat. 13. A copy of the CC&R’s shall be submitted to the City of Star at Final Plat. 14. A form signed by the Star Sewer & Water District shall be submitted to the City prior to the signature of the Final Plat stating that all conditions of the District have been met, including annexation into the District. 15. 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. ---PAGE BREAK--- CHERISHED ESTATES SUBDIVISION – FILE # RZ-21-01/DA-21-07/PP-21-08 15 16. Development standards for single family residential units shall comply with effective building and zoning requirements at time of building permit issuance, or as approved through the Development Agreement or as stated herein. 17. All common areas shall be owned and maintained by the Homeowners Association. 18. 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. 19. A sign application is required for any subdivision signs. 20. Owner/Developer will agree to install a 2” (High Density Polyethylene) HDPE SDR-11 roll pipe in the shared utility trench to be used for future fiber optic and/or copper telecommunication cables. 21. Any additional Condition of Approval as required by Staff and City Council. COUNCIL DECISION The Star City Council File #RZ-21-01/DA-21-07/PP-21-08 for Cherished Estates Subdivision on 2021. ---PAGE BREAK--- Floating Feather Road - Star, ID Parcel No. S0408212400 43°41'57.16" N 116°28'24.96" W Scale: 1 inch approx 600 feet Jan 28, 2021 - landproDATA.com The materials available at this website are for informational purposes only and do not constitute a legal document. Powered by SITE LOCATION ---PAGE BREAK--- TOTAL 40.22 ACRES TOTAL COMMON LOTS 7.99 ACRES % OF TOTAL QUALIFIED OPEN SPACE: 5.89 ACRES OPEN GRASSY 111,147 SF NATURAL 100,461 SF POND AREA 23,139 SF BUFFER 41,158 SF PARKWAYS: 103,482sf - 23,296sf (112 LOTS * 208 80,186 SF % OF QUALIFIED OPEN 14.64% SCALE: 1"=60'-0" Project Location REVISED PRELIMINARY PLAT 9-7-21 ---PAGE BREAK--- W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SSx SSx Wx Wx 8"W IRR IRR SHEET NUMBER PROJECT NUMBER DRAWING FILE NAME SCALE REVISIONS DATE NO. CHECKED PLOT DATE LAST EDIT APPROVED DRAWN SHEET INFO SUBMITTAL REMARKS BY PRELIMINARY PLAT STERLING LAND DEVELOPMENT, INC. CHERISHED ESTATES SUBDIVISION B000196.00 B000196.00-C-PPLT03 AS NOTED PP1 DESIGNED RCY KVP RCY RCY 8/16/2021 8/16/2021 VICINITY MAP 690 Industry Way, Suite 10 Meridan, ID 83642 [PHONE REDACTED] www.NV5.com PROJECT SITE 8 1 0 0 R N U O Y C A N Y G O H A D I F O E T A T S P R O F E S S I O N L A E G N N I E R E D E S N E C I L 2 REVISED PRELIMINARY PLAT 9-7-21 ---PAGE BREAK--- ORIGINAL PRELIMINARY PLAT ---PAGE BREAK--- W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH X X X X X X X X X X X X X X X X X X X X DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH X X X DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH IRR SSx IRR IRR SSx SSx SSx SSx SSx SSx SSx SSx SSx SSx SSx SSx SSx SSx SSx SSx SSx SSx SSx SSx SSx Wx Wx Wx Wx Wx Wx Wx Wx Wx Wx Wx Wx Wx Wx Wx Wx Wx Wx Wx Wx Wx Wx Wx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx UGPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx FOx FOx FOx FOx FOx FOx FOx FOx FOx FOx FOx FOx FOx FOx FOx FOx FOx FOx FOx OHP IRR IRR IRR SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS BLOCK 2 BLOCK 1 BLOCK 4 BLOCK 3 BLOCK 6 BLOCK 8 BLOCK 7 BLOCK 5 SEWER STAR SEWER AND WATER DISTRICT WATER STAR SEWER AND WATER DISTRICT IRRIGATION MIDDLETON MILL DITCH CO. SCHOOL WEST ADA COUNTY SCHOOL DISTRICT EMERGENCY SERVICES FIRE - STAR FIRE DISTRICT POLICE - CITY OF STAR LANDSCAPING INFORMATION * ROADWAY LANDSCAPE BUFFERS: W. FLOATING FEATHER RD. (MINOR ARTERIAL): 30' STREET BUFFER 1,319' - 82' R.O.W. - 60' IRRIGATION EASEMENT = 1,177 FEET STREET BUFFER SHADE TREES @ 3/100' =35 TREES REQUIRED 21 TREES PROPOSED EVERGREENS @ 3/100' =35 EVERGREEN TREES REQUIRED 35 EVERGREEN TREES PROPOSED ORNAMENTALS @ 0/100' =0 ORNAMENTALS TREES REQUIRED 28 ORNAMENTALS TREES PROPOSED SHRUBS @ 8/100' =94 SHRUBS REQUIRED 256 SHRUBS PROPOSED (NOT INCLUDING ENTRY FEATURE) 5' HIGH BUFFER/ SCREEN REQUIRED 6' HEIGHT SOLID VINYL FENCE PROVIDED * PARKWAY STRIPS / STREET TREES: 1 TREE / 35' @ 12,664L.F. / 35 = 362 - 20 (VISION TRIANGLES) 342 TREES REQUIRED 355 TREES PROPOSED * COMMON LOTS: 1 TREE / 4000 SF BLOCK 1, LOT 1 25,055 SF BLOCK 1, LOT 19 64,381 SF - 64,381 SF (IRRIGATION EASEMENT) =0SF BLOCK 2, LOT 1 110,471 SF BLOCK 2, LOT 8 2,907 SF BLOCK 3, LOT 1 70,957 SF BLOCK 4, LOT 1 16,103 SF BLOCK 6, LOT 6 6,005 SF BLOCK 6, LOT 7 4,097 SF BLOCK 6, LOT 15 6,052 SF BLOCK 6, LOT 21 5,828 SF BLOCK 7, LOT 1 32,258 SF - 32,258 SF (IRRIGATION EASEMENT) =0SF BLOCK 8, LOT 7 3,822 SF - 3,822 SF (IRRIGATION EASEMENT) =0SF 247,474 SF TOTAL COMMON LOT AREA TOTAL COMMON AREA TREES REQUIRED = 62 CLASS II TREES 73 SHADE TREES + 23 ORNAMENTAL TREES + 21 CONIFERS = 95 (EQUIVALENT) PROVIDED * OVERALL LANDSCAPE TREE REQUIREMENTS TOTAL SHADE TREES REQUIRED = 439 PROVIDED = 449 (102%) TOTAL CONIFERS REQUIRED = 35 PROVIDED = 56 (160%) TOTAL SHRUBS REQUIRED = 94 PROVIDED = 1,335 (1,420%) TOTAL ORNAMENTAL TREES REQUIRED = 0 PROVIDED = 51 TOTAL SPECIES PROVIDED = 12 * NOTE: CONIFERS AND ORNAMENTAL TREES ARE SUBSTITUTED AT THE RATE OF 2 PER SHADE TREE. * MITIGATION FOR REMOVAL OF EXISTING TREES: ALL EXISTING TREES ON THE SITE ARE TO REMAIN - NO MITIGATION NECESSARY - COORDINATE WITH THE CITY FORESTER IN THE FIELD BEFORE ANY EXISTING TREES ARE DAMAGED OR REMOVED. * SITE AMENITIES: 1 + 1/20 ACRES + 1/75 BUILDING LOTS = 5 REQUIRED AMENITIES AMENITIES PROVIDED: NATURAL OPEN SPACE PATHWAY POND WITH 2 X SAFETY STATIONS COMMUNITY GATHERING SPACE PLAY STRUCTURE OPEN GRASSY PLAY AREA 2 X PERGOLA WITH PICNIC TABLE WALKING PATHS WITH BENCHES SITE DEVELOPMENT FEATURES TOTAL 40.22 ACRES TOTAL COMMON LOTS 7.99 ACRES % OF TOTAL QUALIFIED OPEN SPACE: 5.89 ACRES OPEN GRASSY 111,147 SF NATURAL 100,461 SF POND AREA 23,139 SF BUFFER 41,158 SF PARKWAYS: 103,482sf - 23,296sf (112 LOTS * 208 80,186 SF % OF QUALIFIED OPEN 14.64% CALL 2 BUSINESS DAYS IN ADVANCE BEFORE YOU DIG, GRADE, OR EXCAVATE FOR THE MARKING OF UNDERGROUND MEMBER UTILITIES Call before you dig. Know what's below . R South Landscape Architecture P.C. Dba South Beck & Baird Landscape Architecture P.C. 2002 S. Vista Ave Boise, ID 83705 [PHONE REDACTED] Office [EMAIL REDACTED] www.sbbgo.com All rights reserved. Reproduction or use in any form or by any means without written permission of South Landscape Architecture P.C. Dba South Beck & Baird Landscape Architecture P.C. is unlawful and subject to criminal prosecution. No. Date Description THE PROFESSIONAL SERVICES OF THE DESIGN PROFESSIONAL ARE UNDERTAKEN FOR AND ARE PERFORMED IN THE INTEREST OF "THE CLIENT" NO CONTRACTUAL OBLIGATION IS ASSUMED BY THE DESIGN PROFESSIONAL FOR THE BENEFIT OF ANY OTHER PERSON INVOLVED IN THE PROJECT. AMENDED PRE-PLAT SUBMITTAL F O S C A P E A R C H I T E C T D N A L D E S N E C I L E T A T S I D A H O D. H O J O T E R R N S LA - 16827 L1.0 LANDSCAPE NOTES SEE SHEET L1.1-L1.6 FOR DETAILED LANDSCAPE PLANS, SEE SHEET L2.0 FOR LANDSCAPE DETAILS SEE SHEET L2.1 FOR AMENITY DETAILS. VICINITY MAP IRRIGATION NOTES: DISCLAIMER CHERISHED ESTATES SUBDIVISION SITUATED ENTIRELY IN THE NE14 OF THE NE14 OF SECTION 8, T.4N.; R.1W. B.M. ADA COUNTY, STAR, IDAHO SHEET L1.1 SHEET L1.2 PLANNER APPLICANT SURVEYOR ENGINEER LANDSCAPE ARCHITECT 1. ALL PLANT MATERIAL SHALL CONFORM TO THE AMERICAN NURSERYMAN STANDARDS FOR TYPE AND SIZE SHOWN. PLANTS WILL BE REJECTED IF NOT IN A SOUND AND HEALTHY CONDITION. ALL PLANT MATERIAL SHALL BE GRADE #1 OR BETTER. 2. ALL PLANTING BEDS AND TREE WELLS IN LAWN AREAS (WELLS TO BE 3' IN DIAMETER) SHALL BE COVERED WITH A MINIMUM OF 3" DEPTH OF 1" MINUS BLACK AND TAN ROCK MULCH. SUBMIT SAMPLE FOR APPROVAL BY OWNER. 3. ALL LAWN AREAS SHALL BE SODDED WITH 100% TURF TYPE TALL FESCUE (FESTUCA ARUNDINACIA). CONTRACTOR SHALL VERIFY AND MATCH THE VARIETY EXISTING IN THE ADJACENT DEVELOPMENT. 4. ALL PLANT MATERIAL SHALL BE GUARANTEED FOR A PERIOD OF ONE YEAR BEGINNING AT THE DATE OF ACCEPTANCE BY OWNER. REPLACE ALL PLANT MATERIAL FOUND DEAD OR NOT IN A HEALTHY CONDITION IMMEDIATELY WITH THE SAME SIZE AND SPECIES AT NO COST TO THE OWNER. 5. PLANTING BACKFILL FOR TREES AND PLANTING BEDS SHALL BE 5 PARTS TOPSOIL AND 1 PART COMPOST WITH STRAW. STAKE ALL TREES PER DETAILS. 6. ALL LAWN AREAS SHALL HAVE 6" OF TOPSOIL AND ALL PLANTING BEDS SHALL HAVE 12" OF TOPSOIL (MINIMUM). TOPSOIL SHALL BE A LOOSE, FRIABLE, SANDY LOAM, CLEAN AND FREE OF TOXIC MATERIALS, NOXIOUS WEEDS, WEED SEEDS, ROCKS, GRASS, OR OTHER FOREIGN MATERIAL LARGER THAN 1" IN ANY DIMENSION, A PH FROM 5.5 TO 7.0. TOP SOIL FROM SITE SHALL BE USED, IF MEETING THESE STANDARDS. PLACE 1/2" COMPOST OVER ALL LANDSCAPED AREAS AND ROTOTILL INTO TOP SPREAD, COMPACT, AND FINE GRADE TOPSOIL TO A SMOOTH AND UNIFORM GRADE, 1" BELOW SURFACE OF WALKS AND CURBS IN AREAS TO BE SODDED AND 3" IN PLANTING BED AREAS. 7. FERTILIZE ALL TREES AND SHRUBS WITH 'AGRIFORM" PLANTING TABLETS, 21 GRAM. QUANTITY PER MANUFACTURER'S RECOMMENDATION. 8. PLANT MATERIAL SHALL NOT BE SUBSTITUTED WITHOUT THE WRITTEN PERMISSION OF OWNER. SUBMIT NAMES OF THREE SUPPLIERS CONTACTED IF SUBSTITUTION IS REQUESTED AND PLANT MATERIAL SPECIFIED IS NOT AVAILABLE. 9. SHRUB PLANTING BEDS SHALL BE SHOVEL EDGED TO CREATE A DISTINCT SEPARATION OF LANDSCAPE TYPES. 10. IMMEDIATELY CLEAN UP ANY TOPSOIL, OR OTHER DEBRIS ON SITE CREATED FROM LANDSCAPE OPERATION AND DISPOSE OF PROPERLY OFF SITE. 11. ALL LANDSCAPE AREAS SHALL HAVE AN STATE OF THE ART AUTOMATIC UNDERGROUND SPRINKLER SYSTEM WHICH INSURES COMPLETE COVERAGE AND IS PROPERLY ZONED FOR REQUIRED WATER USES AND HAS A WEATHER STATION CAPABLE OF TURNING OFF FOR RAIN/FREEZE EVENTS. ALL SHRUB ZONES, SPRAY ZONES AND GEAR DRIVEN ZONES SHALL BE PLACED ON SEPARATE ZONES. DO NOT EXCEED A MAXIMUM OF 5 FPS IN ALL MAINLINE AND LATERAL LINES. 12. COORDINATE ALL DRAINAGE AREAS AND UTILITIES WITH TREE LOCATIONS AND ADJUST PER FIELD CONDITIONS. 13. ALL EXISTING TREES SHOWN TO REMAIN SHALL BE RETAINED AND PROTECTED THROUGH OUT CONSTRUCTION. 14. NO TREES SHALL BE PLANTED WITHIN THE 10 FOOT CLEAR ZONE OF ALL ACHD STORM DRAIN PIPE, STRUCTURES, OR FACILITIES. 15. STORM PONDS MUST BE PROTECTED FROM ANY AND ALL CONTAMINATION DURING THE CONSTRUCTION AND INSTALLATION OF THE LANDSCAPE IRRIGATION SYSTEM. 16. ALL TREES TO BE LOCATED A MINIMUM OF 5 FEET OR GREATER FROM THE BACK OF ANY SIDEWALK.. 17. TRIM ALL TREES WITHIN VISION TRIANGLES TO 8' ABOVE FINISH GRADE TO MEET ACHD STANDARDS. 1. ALL LANDSCAPED AREAS SHALL HAVE AN AUTOMATIC UNDERGROUND SPRINKLER SYSTEM WHICH INSURES COMPLETE COVERAGE AND PROPERLY ZONED FOR REQUIRED WATER USES. EACH HYDROZONE IS TO BE IRRIGATED WITH SEPARATE INDIVIDUAL STATIONS. 2. PLANTER BEDS AND LAWN AREAS ARE TO HAVE SEPARATE HYDRO-ZONES. 3. POP-UP SPRINKLER HEADS SHALL HAVE A MINIMUM RISER HEIGHT OF 4 INCHES AT LAWN AREAS AND 18" AT PLANTER BEDS. 4. PLANTER BEDS ARE TO HAVE DRIP IRRIGATION SYSTEM OR POP-UP SPRAY SYSTEM. 5. ELECTRONIC WATER DISTRIBUTION/ TIMING CONTROLLERS ARE TO BE PROVIDED. MINIMUM CONTROLLER REQUIREMENTS ARE AS FOLLOWS: a. PRECISE INDIVIDUAL STATION TIMING b. RUN TIME CAPABILITIES FOR EXTREMES IN PRECIPITATION RATES c. AT LEAST ONE PROGRAM FOR EACH HYDROZONE d. SUFFICIENT MULTIPLE CYCLES TO AVOID WATER RUN-OFF e. POWER FAILURE BACKUP FOR ALL PROGRAMED INDIVIDUAL VALVED WATERING STATIONS WILL BE DESIGNED AND INSTALLED TO PROVIDE WATER TO RESPECTIVE HYDRO-ZONES. 6. INDIVIDUAL VALVED WATERING STATIONS WILL BE DESIGNED AND INSTALLED TO PROVIDE WATER TO RESPECTIVE HYDRO-ZONES. 7. THE IRRIGATION SYSTEM SHALL BE DESIGNED TO PROVIDE 100% HEAD TO HEAD COVERAGE WITH TRIANGULAR SPACING. 8. SPRINKLER HEADS SHALL BE ADJUSTED TO REDUCE OVERSPRAY ONTO IMPERVIOUS SURFACES (BUILDINGS, SIDEWALKS, DRIVEWAYS, AND ASPHALT AREAS). 9. PROVIDE MINIMUM QUICK COUPLER VALVE PER EACH AUTOMATIC VALVE ZONES. APPROVE Q.C.V. LOCATIONS WITH LANDSCAPE ARCHITECT. 10. POINT OF CONNECTION TO BE APPROVED BY JURISDICTION PROVIDING WATER SOURCE. THIS DRAWING HAS BEEN PREPARED BASED UPON INFORMATION PROVIDED, IN PART BY OTHERS. WHILE THIS INFORMATION IS BELIEVED TO BE RELIABLE, SOUTH BECK AND BAIRD, PC. CANNOT ASSURE ITS ACCURACY AND THUS IS NOT RESPONSIBLE FOR THE ACCURACY OF THIS DRAWING OR FOR ANY ERRORS OR OMISSIONS WHICH MAY HAVE BEEN INCORPORATE INTO IT AS A RESULT. SOUTH BECK AND BAIRD, PC. ASSUMES NO LIABILITY FOR ANY MISINFORMATION. BRIAN SINDERHOFF STERLING LAND DEVELOPMENT, INC. 1159 E. IRON EAGLE DRIVE, STE 170-K EAGLE, ID 83616 (949) 226-4482 BONNIE LAYTON NV5 690 INDUSTRY WAY, STE 10 MERIDIAN, ID 83642 (208) 342-5400 TRAVIS FOSTER, PLS, CFedS NV5 690 INDUSTRY WAY, STE 10 MERIDIAN, ID 83642 (208) 342-5400 RYAN YOUNG, P.E. NV5 690 INDUSTRY WAY, STE 10 MERIDIAN, ID 83642 (208) 342-5400 JOHN ROTERS, PLA SOUTH BECK AND BAIRD 2002 S. VISTA AVE. BOISE, ID 83705 (208) 342-2999 PLAY STRUCTURE WITH BENCHES 1 ACRE POND WITH AERATION SAND BEACH PERGOLA WITH PICNIC TABLE ENTRY WALL AND SIGNAGE WITH BERM AND TRELLIS ENTRY WALL AND SIGNAGE WITH BERM AND TRELLIS GRAVEL FRONTAGE GRAVEL FRONTAGE SIDEWALK CONNECTION SIDEWALK CONNECTIONS SIDEWALK CONNECTIONS 10' ASPHALT PATHWAY 10' ASPHALT PATHWAY 10' ASPHALT PATHWAY 10' ASPHALT PATHWAY CONNECTION LANDSCAPE FRONTAGE LANDSCAPE FRONTAGE SHEET L1.4 SHEET L1.3 SHEET L1.5 SHEET L1.6 PERGOLA WITH PICNIC TABLE W. FLOATING FEATHER RD. ---PAGE BREAK--- PLANT SCHEDULE Acer platanoides ‘Columnarbroad’ Parkway Maple Betula nigra River Birch Gleditsia triacanthos inermis 'Skyline' Skyline Honeylocust Malus x 'Red Baron' Red Barron Crabapple Prunus cerasifera ‘Thundercloud’ Thundercloud Plum Prunus sargentii 'Columnaris' Columnar Sargent Cherry Quercus robur x alba Streetspire Oak Tilia tomentosa ‘Sterling’ Sterling Linden Zelkova serrata ‘Schmidtlow’ Wireless Zelkova 2" B&B 2" B&B multi-stem 2" B&B 2" B&B 2" B&B 2" B&B 2" B&B 2" B&B 2" B&B 40' hgt. 25' w 35' hgt. 25' w 45' hgt. 30' w 15' hgt. 10' w 20' hgt. 20' w 30' hgt. 15' w 35' hgt. 15' w 45' hgt. 35' w 24' hgt. 36' w CLASS II CLASS II CLASS II CLASS I CLASS I CLASS I CLASS II CLASS II CLASS II Euonymous alatus 'Compactus' Dwarf Burning Bush Buxus japonica 'Winter Gem' Winter Gem Boxwood Berberis thunbergii 'Helmond Pillar' Helmond Pillar Barberry Cornus alba 'Bailhalo' Ivory Halo Dogwood Cotoneaster horizontalis Perpusillus' Prostrate Rock Cotoneaster Rhus trilobata 'Autumn Amber'' Autumn Amber sumac Juniperus horizontalis 'Blue Chip' Blue Chip Juniper Picea pungens 'Globosa' Dwarf Globe Blue Spruce Physocarpus opulifolious 'Seaward' Summer Wine Ninebark Potentilla fruticosa 'Gold Star' Gold Star Potentilla Prunus x cistena Dwarf Red Leaf Sand Cherry Rosa x 'Noasplash' Pink Splash Groundcover Rose Spiraea japonica 'Goldmound' Goldmound Spirea Viburnum plicatum tomentosum 'Mariesii' Doublefile Viburnum Coreopsis rosea 'Sweet Dreams' Sweet Dreams Tickseed Calamagrostis x. acutiflora 'Overdam' Dwarf Feather Grass Hemerocallis x 'Stella De Oro' Stella De Oro Daylilly Sedum spectabile 'Autumn Joy' Autumn Joy Stonecrop Pennisetum alopecuroides 'Little Bunny' Little Bunny Dwarf Fountain Grass Phlox subulata 'Candy Stripe' Candy Stripe Creeping Phlox 2 Gal. 5 Gal. 2 Gal. 5 Gal. 2 Gal. 2 Gal. 5 Gal. 5 Gal. 2 Gal. 2 Gal. 5 Gal. 2 Gal. 2 Gal. 5 Gal. 1 Gal. 1 Gal. 1 Gal. 1 Gal. 1 Gal. 1 Gal. 4' hgt. x 4' wide 4' hgt. x 4' wide 3' hgt. x 2' wide 6' hgt. x 6' wide 12" hgt. x 6' wide 6" hgt. x 6' wide 1' hgt. x 6' wide 4' hgt. x 6' wide 4' hgt. x 4' wide 3' hgt. x 3' wide 10' hgt. x 6' wide 2' hgt. x 4' wide 3' hgt. 3' wide 6' hgt. 10' wide 1' hgt. x 1' wide 3' hgt. x 2' wide 18" hgt. x 2' wide 2' hgt. x 3' wide 2' hgt. x 3' wide 6" hgt. x 3' wide BOTANICAL NAME COMMON NAME KEY DECIDUOUS TREES . MATURE SIZE CLASS PLANTING SIZE SHRUBS . GROUND COVERS/ GRASSES/ PERENNIALS . NOTE: All trees to be grade #1 (Shown at 80% Maturity) QUANTITY PLANT IDENTIFICATION KEY EXISTING TREES TO REMAIN PLANTS TO BE INSTALLED STEEL EDGING, SEE DETAIL 1/L2.0 CUT EDGE, SEE DETAIL 2/L2.0 6' SOLID TAN VINYL PRIVACY FENCE, SEE DETAIL 7/L2.0 6' WROUGHT IRON FENCE, SEE DETAIL 6/L2.0 POND WATER LINE PER CIVIL PROPERTY LINE (VERIFY) RTF TURF TYPE TALL FESCUE SOD OVER APPROVED TOPSOIL AS SPECIFIED NATIVE BASALT BOULDERS, 4' DIAMETER, SEE DETAIL 5/L2.0 NATIVE DRYLAND SEED MIX OVER APPROVED TOPSOIL AS SPECIFIED GRAVEL ROADWAY SHOULDER PER CIVIL 3"-6" WASHED COBBLE PER CIVIL CLEAN WASHED PLAY SAND PER CIVIL LANDSCAPE LEGEND Picea pungens 'Bacheri' Bacheri Spruce Pinus flexilis 'Vanderwolf's Pyramid'' Vanderwolf's Limber Pine Picea pungens 'glauca' Colorado Blue Spruce 6' B&B 6' B&B 8'-10' B&B 15' hgt. 8' w 20' hgt. 10' w 35' hgt. 15' w CONIF. CONIF. CONIF. CONIFEROUS TREES . 40' VISION TRIANGLE PERGOLA ON CONCRETE PAD WITH PICNIC TABLE, SEE DETAILS 2 & 5/L2.1 WATER SAFTEY STATION PER OWNER. PLAY STRUCTURE BY OWNER 3' HEIGHT RETAINING WALL WITH MONUMENT SIGN, SEE DETAIL 3/L2.1 6'-0" BENCH, SEE DETAIL 1/L2.1 SAND BEACH 1 ACRE OPEN RECREATION POND POND AERATION PER OWNER OPEN GRASSY PLAY SPACE 3'-4' BERM WITH 3:1 MAX SLOPE, AND ARBOR, SEE DETAIL 6/L2.1 10'-0" WIDE ASPHALT PATHWAY 5'-0" WIDE CONCRETE PATHWAY START FENCE LINE AT 20' BUILDING SETBACK. MAILBOX CLUSTERS, SEE DETAIL 4/L2.1 (TYPICAL OF 10) 1 2 3 4 5 6 8 CALLOUT LEGEND AP BN GT MA PC PS QR TT ZS PB PF PP 9 10 11 12 13 14 SEE DETAIL 9/L2.0 SEE DETAIL 8/L2.0 SEE DETAIL 3/L2.0 SEE DETAIL 4/L2.0 JB 10 7 15 SD W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP SD IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH X X X X X X X X X X X X X X X X X X X DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH IRR IRR IRR IRR IRR IRR IRR SSx SSx SSx SSx SSx SSx SSx SSx SSx SSx SSx SSx SSx SSx SSx SSx SSx SSx SSx SSx SSx SSx SSx SSx SSx SSx SSx SSx SSx SSx SSx Wx Wx Wx Wx Wx Wx Wx Wx Wx Wx Wx Wx Wx Wx Wx Wx Wx Wx Wx Wx Wx Wx Wx Wx Wx Wx Wx Wx Wx Wx Wx Wx Wx Wx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx UGPx UGPx FOx FOx FOx FOx FOx FOx FOx FOx FOx FOx FOx FOx FOx FOx FOx FOx FOx FOx FOx FOx FOx FOx FOx FOx FOx FOx FOx FOx OHPx SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS MATCHLINE - SEE L1.1 MATCHLINE - SEE L1.3 MATCHLINE - SEE L1.1 MATCHLINE - SEE L1.2 2 4 6 6 12 12 12 12 1 13 13 13 13 13 13 13 13 13 13 14 14 14 14 14 8 8 8 7 9 9 10 10 TT 12 PB 12 PC 12 PP 6 PC 2 MA 1 P 1 1 GT 13 GT 13 BN 4 QR 6 QR 5 QR 7 QR 6 BN 1 PS 2 AP 2 QR 3 GT 1 PC 3 ZS 1 TT 2 BN 2 TT 1 BN 3 TT 1 ZS 1 AP 2 MA 6 BN 3 AP 1 PP 1 PF 1 QR 2 PF 1 PP 1 AP 1 QR 3 MA 3 QR 2 AP 1 AP 1 PF 5 BLOCK 2 BLOCK 1 3 3 QR 3 AP 1 CALL 2 BUSINESS DAYS IN ADVANCE BEFORE YOU DIG, GRADE, OR EXCAVATE FOR THE MARKING OF UNDERGROUND MEMBER UTILITIES Call before you dig. Know what's below . R South Landscape Architecture P.C. Dba South Beck & Baird Landscape Architecture P.C. 2002 S. Vista Ave Boise, ID 83705 [PHONE REDACTED] Office [EMAIL REDACTED] www.sbbgo.com All rights reserved. Reproduction or use in any form or by any means without written permission of South Landscape Architecture P.C. Dba South Beck & Baird Landscape Architecture P.C. is unlawful and subject to criminal prosecution. No. Date Description THE PROFESSIONAL SERVICES OF THE DESIGN PROFESSIONAL ARE UNDERTAKEN FOR AND ARE PERFORMED IN THE INTEREST OF "THE CLIENT" NO CONTRACTUAL OBLIGATION IS ASSUMED BY THE DESIGN PROFESSIONAL FOR THE BENEFIT OF ANY OTHER PERSON INVOLVED IN THE PROJECT. AMENDED PRE-PLAT SUBMITTAL F O S C A P E A R C H I T E C T D N A L D E S N E C I L E T A T S I D A H O D. H O J O T E R R N S LA - 16827 L1.1 ---PAGE BREAK--- PLANT SCHEDULE Acer platanoides ‘Columnarbroad’ Parkway Maple Betula nigra River Birch Gleditsia triacanthos inermis 'Skyline' Skyline Honeylocust Malus x 'Red Baron' Red Barron Crabapple Prunus cerasifera ‘Thundercloud’ Thundercloud Plum Prunus sargentii 'Columnaris' Columnar Sargent Cherry Quercus robur x alba Streetspire Oak Tilia tomentosa ‘Sterling’ Sterling Linden Zelkova serrata ‘Schmidtlow’ Wireless Zelkova 2" B&B 2" B&B multi-stem 2" B&B 2" B&B 2" B&B 2" B&B 2" B&B 2" B&B 2" B&B 40' hgt. 25' w 35' hgt. 25' w 45' hgt. 30' w 15' hgt. 10' w 20' hgt. 20' w 30' hgt. 15' w 35' hgt. 15' w 45' hgt. 35' w 24' hgt. 36' w CLASS II CLASS II CLASS II CLASS I CLASS I CLASS I CLASS II CLASS II CLASS II Euonymous alatus 'Compactus' Dwarf Burning Bush Buxus japonica 'Winter Gem' Winter Gem Boxwood Berberis thunbergii 'Helmond Pillar' Helmond Pillar Barberry Cornus alba 'Bailhalo' Ivory Halo Dogwood Cotoneaster horizontalis Perpusillus' Prostrate Rock Cotoneaster Rhus trilobata 'Autumn Amber'' Autumn Amber sumac Juniperus horizontalis 'Blue Chip' Blue Chip Juniper Picea pungens 'Globosa' Dwarf Globe Blue Spruce Physocarpus opulifolious 'Seaward' Summer Wine Ninebark Potentilla fruticosa 'Gold Star' Gold Star Potentilla Prunus x cistena Dwarf Red Leaf Sand Cherry Rosa x 'Noasplash' Pink Splash Groundcover Rose Spiraea japonica 'Goldmound' Goldmound Spirea Viburnum plicatum tomentosum 'Mariesii' Doublefile Viburnum Coreopsis rosea 'Sweet Dreams' Sweet Dreams Tickseed Calamagrostis x. acutiflora 'Overdam' Dwarf Feather Grass Hemerocallis x 'Stella De Oro' Stella De Oro Daylilly Sedum spectabile 'Autumn Joy' Autumn Joy Stonecrop Pennisetum alopecuroides 'Little Bunny' Little Bunny Dwarf Fountain Grass Phlox subulata 'Candy Stripe' Candy Stripe Creeping Phlox 2 Gal. 5 Gal. 2 Gal. 5 Gal. 2 Gal. 2 Gal. 5 Gal. 5 Gal. 2 Gal. 2 Gal. 5 Gal. 2 Gal. 2 Gal. 5 Gal. 1 Gal. 1 Gal. 1 Gal. 1 Gal. 1 Gal. 1 Gal. 4' hgt. x 4' wide 4' hgt. x 4' wide 3' hgt. x 2' wide 6' hgt. x 6' wide 12" hgt. x 6' wide 6" hgt. x 6' wide 1' hgt. x 6' wide 4' hgt. x 6' wide 4' hgt. x 4' wide 3' hgt. x 3' wide 10' hgt. x 6' wide 2' hgt. x 4' wide 3' hgt. 3' wide 6' hgt. 10' wide 1' hgt. x 1' wide 3' hgt. x 2' wide 18" hgt. x 2' wide 2' hgt. x 3' wide 2' hgt. x 3' wide 6" hgt. x 3' wide BOTANICAL NAME COMMON NAME KEY DECIDUOUS TREES . MATURE SIZE CLASS PLANTING SIZE SHRUBS . GROUND COVERS/ GRASSES/ PERENNIALS . NOTE: All trees to be grade #1 (Shown at 80% Maturity) QUANTITY PLANT IDENTIFICATION KEY EXISTING TREES TO REMAIN PLANTS TO BE INSTALLED STEEL EDGING, SEE DETAIL 1/L2.0 CUT EDGE, SEE DETAIL 2/L2.0 6' SOLID TAN VINYL PRIVACY FENCE, SEE DETAIL 7/L2.0 6' WROUGHT IRON FENCE, SEE DETAIL 6/L2.0 POND WATER LINE PER CIVIL PROPERTY LINE (VERIFY) RTF TURF TYPE TALL FESCUE SOD OVER APPROVED TOPSOIL AS SPECIFIED NATIVE BASALT BOULDERS, 4' DIAMETER, SEE DETAIL 5/L2.0 NATIVE DRYLAND SEED MIX OVER APPROVED TOPSOIL AS SPECIFIED GRAVEL ROADWAY SHOULDER PER CIVIL 3"-6" WASHED COBBLE PER CIVIL CLEAN WASHED PLAY SAND PER CIVIL LANDSCAPE LEGEND Picea pungens 'Bacheri' Bacheri Spruce Pinus flexilis 'Vanderwolf's Pyramid'' Vanderwolf's Limber Pine Picea pungens 'glauca' Colorado Blue Spruce 6' B&B 6' B&B 8'-10' B&B 15' hgt. 8' w 20' hgt. 10' w 35' hgt. 15' w CONIF. CONIF. CONIF. CONIFEROUS TREES . 40' VISION TRIANGLE PERGOLA ON CONCRETE PAD WITH PICNIC TABLE, SEE DETAILS 2 & 5/L2.1 WATER SAFTEY STATION PER OWNER. PLAY STRUCTURE BY OWNER 3' HEIGHT RETAINING WALL WITH MONUMENT SIGN, SEE DETAIL 3/L2.1 6'-0" BENCH, SEE DETAIL 1/L2.1 SAND BEACH 1 ACRE OPEN RECREATION POND POND AERATION PER OWNER OPEN GRASSY PLAY SPACE 3'-4' BERM WITH 3:1 MAX SLOPE, AND ARBOR, SEE DETAIL 6/L2.1 10'-0" WIDE ASPHALT PATHWAY 5'-0" WIDE CONCRETE PATHWAY START FENCE LINE AT 20' BUILDING SETBACK. MAILBOX CLUSTERS, SEE DETAIL 4/L2.1 (TYPICAL OF 10) 1 2 3 4 5 6 8 CALLOUT LEGEND AP BN GT MA PC PS QR TT ZS PB PF PP 9 10 11 12 13 14 SEE DETAIL 9/L2.0 SEE DETAIL 8/L2.0 SEE DETAIL 3/L2.0 SEE DETAIL 4/L2.0 JB 10 7 15 W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W P EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP SD IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR RR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR SSx IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR SSx SSx SSx SSx SSx SSx SSx SSx SSx SSx SSx SSx SSx SSx SSx SSx SSx SSx SSx SSx SSx SSx SSx SSx SSx SSx SSx SSx SSx Wx Wx Wx Wx Wx Wx Wx Wx Wx Wx Wx Wx Wx Wx Wx Wx Wx Wx Wx Wx Wx Wx Wx Wx Wx Wx Wx Wx Wx Wx Wx Wx Wx Wx Wx Wx Wx Wx Wx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx UGPx UGPx UGPx UGPx UGPx UGPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx FOx FOx FOx FOx FOx FOx FOx FOx FOx FOx FOx FOx FOx FOx FOx FOx FOx FOx FOx FOx FOx FOx FOx FOx FOx FOx FOx FOx SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS MATCHLINE - SEE L1.2 MATCHLINE - SEE L1.4 MATCHLINE - SEE L1.1 MATCHLINE - SEE L1.2 1 1 1 1 1 1 2 2 4 5 5 6 6 10 10 10 10 10 13 13 13 13 13 13 13 13 13 13 14 14 14 14 14 11 11 8 9 10 TT 12 PB 2 PC 2 MA 1 PS 1 PB 1 AP 4 PS 3 PF 2 MA 2 PS 1 PB 11 AP 4 TT 9 PC 9 GT 3 GT 1 GT 1 GT 9 GT 9 GT 13 BN 4 BN 1 QR 5 QR 5 TT 9 BN 3 QR 3 BN 4 QR 3 PP 5 QR 5 QR 5 BN 2 TT 1 GT 3 BN 3 TT 1 ZS 1 PC 2 ZS 3 PF 3 PP 2 AP 3 PF 3 ZS 4 PP 2 PC 2 TT 3 TT 3 BLOCK 4 BLOCK 3 3 15 CALL 2 BUSINESS DAYS IN ADVANCE BEFORE YOU DIG, GRADE, OR EXCAVATE FOR THE MARKING OF UNDERGROUND MEMBER UTILITIES Call before you dig. Know what's below . R South Landscape Architecture P.C. Dba South Beck & Baird Landscape Architecture P.C. 2002 S. Vista Ave Boise, ID 83705 [PHONE REDACTED] Office [EMAIL REDACTED] www.sbbgo.com All rights reserved. Reproduction or use in any form or by any means without written permission of South Landscape Architecture P.C. Dba South Beck & Baird Landscape Architecture P.C. is unlawful and subject to criminal prosecution. No. Date Description THE PROFESSIONAL SERVICES OF THE DESIGN PROFESSIONAL ARE UNDERTAKEN FOR AND ARE PERFORMED IN THE INTEREST OF "THE CLIENT" NO CONTRACTUAL OBLIGATION IS ASSUMED BY THE DESIGN PROFESSIONAL FOR THE BENEFIT OF ANY OTHER PERSON INVOLVED IN THE PROJECT. AMENDED PRE-PLAT SUBMITTAL F O S C A P E A R C H I T E C T D N A L D E S N E C I L E T A T S I D A H O D. H O J O T E R R N S LA - 16827 L1.2 ---PAGE BREAK--- PLANT SCHEDULE Acer platanoides ‘Columnarbroad’ Parkway Maple Betula nigra River Birch Gleditsia triacanthos inermis 'Skyline' Skyline Honeylocust Malus x 'Red Baron' Red Barron Crabapple Prunus cerasifera ‘Thundercloud’ Thundercloud Plum Prunus sargentii 'Columnaris' Columnar Sargent Cherry Quercus robur x alba Streetspire Oak Tilia tomentosa ‘Sterling’ Sterling Linden Zelkova serrata ‘Schmidtlow’ Wireless Zelkova 2" B&B 2" B&B multi-stem 2" B&B 2" B&B 2" B&B 2" B&B 2" B&B 2" B&B 2" B&B 40' hgt. 25' w 35' hgt. 25' w 45' hgt. 30' w 15' hgt. 10' w 20' hgt. 20' w 30' hgt. 15' w 35' hgt. 15' w 45' hgt. 35' w 24' hgt. 36' w CLASS II CLASS II CLASS II CLASS I CLASS I CLASS I CLASS II CLASS II CLASS II Euonymous alatus 'Compactus' Dwarf Burning Bush Buxus japonica 'Winter Gem' Winter Gem Boxwood Berberis thunbergii 'Helmond Pillar' Helmond Pillar Barberry Cornus alba 'Bailhalo' Ivory Halo Dogwood Cotoneaster horizontalis Perpusillus' Prostrate Rock Cotoneaster Rhus trilobata 'Autumn Amber'' Autumn Amber sumac Juniperus horizontalis 'Blue Chip' Blue Chip Juniper Picea pungens 'Globosa' Dwarf Globe Blue Spruce Physocarpus opulifolious 'Seaward' Summer Wine Ninebark Potentilla fruticosa 'Gold Star' Gold Star Potentilla Prunus x cistena Dwarf Red Leaf Sand Cherry Rosa x 'Noasplash' Pink Splash Groundcover Rose Spiraea japonica 'Goldmound' Goldmound Spirea Viburnum plicatum tomentosum 'Mariesii' Doublefile Viburnum Coreopsis rosea 'Sweet Dreams' Sweet Dreams Tickseed Calamagrostis x. acutiflora 'Overdam' Dwarf Feather Grass Hemerocallis x 'Stella De Oro' Stella De Oro Daylilly Sedum spectabile 'Autumn Joy' Autumn Joy Stonecrop Pennisetum alopecuroides 'Little Bunny' Little Bunny Dwarf Fountain Grass Phlox subulata 'Candy Stripe' Candy Stripe Creeping Phlox 2 Gal. 5 Gal. 2 Gal. 5 Gal. 2 Gal. 2 Gal. 5 Gal. 5 Gal. 2 Gal. 2 Gal. 5 Gal. 2 Gal. 2 Gal. 5 Gal. 1 Gal. 1 Gal. 1 Gal. 1 Gal. 1 Gal. 1 Gal. 4' hgt. x 4' wide 4' hgt. x 4' wide 3' hgt. x 2' wide 6' hgt. x 6' wide 12" hgt. x 6' wide 6" hgt. x 6' wide 1' hgt. x 6' wide 4' hgt. x 6' wide 4' hgt. x 4' wide 3' hgt. x 3' wide 10' hgt. x 6' wide 2' hgt. x 4' wide 3' hgt. 3' wide 6' hgt. 10' wide 1' hgt. x 1' wide 3' hgt. x 2' wide 18" hgt. x 2' wide 2' hgt. x 3' wide 2' hgt. x 3' wide 6" hgt. x 3' wide BOTANICAL NAME COMMON NAME KEY DECIDUOUS TREES . MATURE SIZE CLASS PLANTING SIZE SHRUBS . GROUND COVERS/ GRASSES/ PERENNIALS . NOTE: All trees to be grade #1 (Shown at 80% Maturity) QUANTITY PLANT IDENTIFICATION KEY EXISTING TREES TO REMAIN PLANTS TO BE INSTALLED STEEL EDGING, SEE DETAIL 1/L2.0 CUT EDGE, SEE DETAIL 2/L2.0 6' SOLID TAN VINYL PRIVACY FENCE, SEE DETAIL 7/L2.0 6' WROUGHT IRON FENCE, SEE DETAIL 6/L2.0 POND WATER LINE PER CIVIL PROPERTY LINE (VERIFY) RTF TURF TYPE TALL FESCUE SOD OVER APPROVED TOPSOIL AS SPECIFIED NATIVE BASALT BOULDERS, 4' DIAMETER, SEE DETAIL 5/L2.0 NATIVE DRYLAND SEED MIX OVER APPROVED TOPSOIL AS SPECIFIED GRAVEL ROADWAY SHOULDER PER CIVIL 3"-6" WASHED COBBLE PER CIVIL CLEAN WASHED PLAY SAND PER CIVIL LANDSCAPE LEGEND Picea pungens 'Bacheri' Bacheri Spruce Pinus flexilis 'Vanderwolf's Pyramid'' Vanderwolf's Limber Pine Picea pungens 'glauca' Colorado Blue Spruce 6' B&B 6' B&B 8'-10' B&B 15' hgt. 8' w 20' hgt. 10' w 35' hgt. 15' w CONIF. CONIF. CONIF. CONIFEROUS TREES . 40' VISION TRIANGLE PERGOLA ON CONCRETE PAD WITH PICNIC TABLE, SEE DETAILS 2 & 5/L2.1 WATER SAFTEY STATION PER OWNER. PLAY STRUCTURE BY OWNER 3' HEIGHT RETAINING WALL WITH MONUMENT SIGN, SEE DETAIL 3/L2.1 6'-0" BENCH, SEE DETAIL 1/L2.1 SAND BEACH 1 ACRE OPEN RECREATION POND POND AERATION PER OWNER OPEN GRASSY PLAY SPACE 3'-4' BERM WITH 3:1 MAX SLOPE, AND ARBOR, SEE DETAIL 6/L2.1 10'-0" WIDE ASPHALT PATHWAY 5'-0" WIDE CONCRETE PATHWAY START FENCE LINE AT 20' BUILDING SETBACK. MAILBOX CLUSTERS, SEE DETAIL 4/L2.1 (TYPICAL OF 10) 1 2 3 4 5 6 8 CALLOUT LEGEND AP BN GT MA PC PS QR TT ZS PB PF PP 9 10 11 12 13 14 SEE DETAIL 9/L2.0 SEE DETAIL 8/L2.0 SEE DETAIL 3/L2.0 SEE DETAIL 4/L2.0 JB 10 7 15 SD W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W SD IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR I IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR TCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X CH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH D IRR IRR IRR SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS S SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS MATCHLINE - SEE L1.1 MATCHLINE - SEE L1.3 MATCHLINE - SEE L1.3 MATCHLINE - SEE L1.4 MATCHLINE - SEE L1.3 MATCHLINE - SEE L1.5 1 1 1 1 6 12 12 12 12 13 13 13 14 14 8 8 8 7 9 9 10 10 TT 16 TT 12 TT 12 QR 6 QR 5 QR 7 QR 6 AP 4 AP 1 4 AP AP 8 GT 10 GT 13 12 GT 13 AP 5 BN 2 TT 1 BN 3 TT 1 ZS 1 AP 2 MA 6 BN 3 PF 1 PP 1 AP 1 QR 3 MA 3 QR 2 AP 1 AP 1 BLOCK 2 3 BLOCK 5 14 AP 3 QR 3 CALL 2 BUSINESS DAYS IN ADVANCE BEFORE YOU DIG, GRADE, OR EXCAVATE FOR THE MARKING OF UNDERGROUND MEMBER UTILITIES Call before you dig. Know what's below . R South Landscape Architecture P.C. Dba South Beck & Baird Landscape Architecture P.C. 2002 S. Vista Ave Boise, ID 83705 [PHONE REDACTED] Office [EMAIL REDACTED] www.sbbgo.com All rights reserved. Reproduction or use in any form or by any means without written permission of South Landscape Architecture P.C. Dba South Beck & Baird Landscape Architecture P.C. is unlawful and subject to criminal prosecution. No. Date Description THE PROFESSIONAL SERVICES OF THE DESIGN PROFESSIONAL ARE UNDERTAKEN FOR AND ARE PERFORMED IN THE INTEREST OF "THE CLIENT" NO CONTRACTUAL OBLIGATION IS ASSUMED BY THE DESIGN PROFESSIONAL FOR THE BENEFIT OF ANY OTHER PERSON INVOLVED IN THE PROJECT. AMENDED PRE-PLAT SUBMITTAL F O S C A P E A R C H I T E C T D N A L D E S N E C I L E T A T S I D A H O D. H O J O T E R R N S LA - 16827 L1.3 ---PAGE BREAK--- PLANT SCHEDULE Acer platanoides ‘Columnarbroad’ Parkway Maple Betula nigra River Birch Gleditsia triacanthos inermis 'Skyline' Skyline Honeylocust Malus x 'Red Baron' Red Barron Crabapple Prunus cerasifera ‘Thundercloud’ Thundercloud Plum Prunus sargentii 'Columnaris' Columnar Sargent Cherry Quercus robur x alba Streetspire Oak Tilia tomentosa ‘Sterling’ Sterling Linden Zelkova serrata ‘Schmidtlow’ Wireless Zelkova 2" B&B 2" B&B multi-stem 2" B&B 2" B&B 2" B&B 2" B&B 2" B&B 2" B&B 2" B&B 40' hgt. 25' w 35' hgt. 25' w 45' hgt. 30' w 15' hgt. 10' w 20' hgt. 20' w 30' hgt. 15' w 35' hgt. 15' w 45' hgt. 35' w 24' hgt. 36' w CLASS II CLASS II CLASS II CLASS I CLASS I CLASS I CLASS II CLASS II CLASS II Euonymous alatus 'Compactus' Dwarf Burning Bush Buxus japonica 'Winter Gem' Winter Gem Boxwood Berberis thunbergii 'Helmond Pillar' Helmond Pillar Barberry Cornus alba 'Bailhalo' Ivory Halo Dogwood Cotoneaster horizontalis Perpusillus' Prostrate Rock Cotoneaster Rhus trilobata 'Autumn Amber'' Autumn Amber sumac Juniperus horizontalis 'Blue Chip' Blue Chip Juniper Picea pungens 'Globosa' Dwarf Globe Blue Spruce Physocarpus opulifolious 'Seaward' Summer Wine Ninebark Potentilla fruticosa 'Gold Star' Gold Star Potentilla Prunus x cistena Dwarf Red Leaf Sand Cherry Rosa x 'Noasplash' Pink Splash Groundcover Rose Spiraea japonica 'Goldmound' Goldmound Spirea Viburnum plicatum tomentosum 'Mariesii' Doublefile Viburnum Coreopsis rosea 'Sweet Dreams' Sweet Dreams Tickseed Calamagrostis x. acutiflora 'Overdam' Dwarf Feather Grass Hemerocallis x 'Stella De Oro' Stella De Oro Daylilly Sedum spectabile 'Autumn Joy' Autumn Joy Stonecrop Pennisetum alopecuroides 'Little Bunny' Little Bunny Dwarf Fountain Grass Phlox subulata 'Candy Stripe' Candy Stripe Creeping Phlox 2 Gal. 5 Gal. 2 Gal. 5 Gal. 2 Gal. 2 Gal. 5 Gal. 5 Gal. 2 Gal. 2 Gal. 5 Gal. 2 Gal. 2 Gal. 5 Gal. 1 Gal. 1 Gal. 1 Gal. 1 Gal. 1 Gal. 1 Gal. 4' hgt. x 4' wide 4' hgt. x 4' wide 3' hgt. x 2' wide 6' hgt. x 6' wide 12" hgt. x 6' wide 6" hgt. x 6' wide 1' hgt. x 6' wide 4' hgt. x 6' wide 4' hgt. x 4' wide 3' hgt. x 3' wide 10' hgt. x 6' wide 2' hgt. x 4' wide 3' hgt. 3' wide 6' hgt. 10' wide 1' hgt. x 1' wide 3' hgt. x 2' wide 18" hgt. x 2' wide 2' hgt. x 3' wide 2' hgt. x 3' wide 6" hgt. x 3' wide BOTANICAL NAME COMMON NAME KEY DECIDUOUS TREES . MATURE SIZE CLASS PLANTING SIZE SHRUBS . GROUND COVERS/ GRASSES/ PERENNIALS . NOTE: All trees to be grade #1 (Shown at 80% Maturity) QUANTITY PLANT IDENTIFICATION KEY EXISTING TREES TO REMAIN PLANTS TO BE INSTALLED STEEL EDGING, SEE DETAIL 1/L2.0 CUT EDGE, SEE DETAIL 2/L2.0 6' SOLID TAN VINYL PRIVACY FENCE, SEE DETAIL 7/L2.0 6' WROUGHT IRON FENCE, SEE DETAIL 6/L2.0 POND WATER LINE PER CIVIL PROPERTY LINE (VERIFY) RTF TURF TYPE TALL FESCUE SOD OVER APPROVED TOPSOIL AS SPECIFIED NATIVE BASALT BOULDERS, 4' DIAMETER, SEE DETAIL 5/L2.0 NATIVE DRYLAND SEED MIX OVER APPROVED TOPSOIL AS SPECIFIED GRAVEL ROADWAY SHOULDER PER CIVIL 3"-6" WASHED COBBLE PER CIVIL CLEAN WASHED PLAY SAND PER CIVIL LANDSCAPE LEGEND Picea pungens 'Bacheri' Bacheri Spruce Pinus flexilis 'Vanderwolf's Pyramid'' Vanderwolf's Limber Pine Picea pungens 'glauca' Colorado Blue Spruce 6' B&B 6' B&B 8'-10' B&B 15' hgt. 8' w 20' hgt. 10' w 35' hgt. 15' w CONIF. CONIF. CONIF. CONIFEROUS TREES . 40' VISION TRIANGLE PERGOLA ON CONCRETE PAD WITH PICNIC TABLE, SEE DETAILS 2 & 5/L2.1 WATER SAFTEY STATION PER OWNER. PLAY STRUCTURE BY OWNER 3' HEIGHT RETAINING WALL WITH MONUMENT SIGN, SEE DETAIL 3/L2.1 6'-0" BENCH, SEE DETAIL 1/L2.1 SAND BEACH 1 ACRE OPEN RECREATION POND POND AERATION PER OWNER OPEN GRASSY PLAY SPACE 3'-4' BERM WITH 3:1 MAX SLOPE, AND ARBOR, SEE DETAIL 6/L2.1 10'-0" WIDE ASPHALT PATHWAY 5'-0" WIDE CONCRETE PATHWAY START FENCE LINE AT 20' BUILDING SETBACK. MAILBOX CLUSTERS, SEE DETAIL 4/L2.1 (TYPICAL OF 10) 1 2 3 4 5 6 8 CALLOUT LEGEND AP BN GT MA PC PS QR TT ZS PB PF PP 9 10 11 12 13 14 SEE DETAIL 9/L2.0 SEE DETAIL 8/L2.0 SEE DETAIL 3/L2.0 SEE DETAIL 4/L2.0 JB 10 7 15 SD W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W SD IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR RR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS MATCHLINE - SEE L1.3 MATCHLINE - SEE L1.4 MATCHLINE - SEE L1.2 MATCHLINE - SEE L1.4 MATCHLINE - SEE L1.4 MATCHLINE - SEE L1.6 1 1 1 1 2 6 10 13 13 13 14 14 14 14 14 14 8 9 1 1 1 1 TT 9 BN 3 QR 3 BN 4 QR 6 QR 6 TT 3 TT 16 GT 10 GT 13 GT 12 GT 3 GT 5 QR 3 GT 9 PS 2 BN 2 TT 1 BN 3 TT 1 ZS 1 AP 3 PF 3 ZS 4 PP 2 PC 2 TT 3 QR 4 QR 4 QR 1 QR 1 AP 3 GT 2 CALL 2 BUSINESS DAYS IN ADVANCE BEFORE YOU DIG, GRADE, OR EXCAVATE FOR THE MARKING OF UNDERGROUND MEMBER UTILITIES Call before you dig. Know what's below . R South Landscape Architecture P.C. Dba South Beck & Baird Landscape Architecture P.C. 2002 S. Vista Ave Boise, ID 83705 [PHONE REDACTED] Office [EMAIL REDACTED] www.sbbgo.com All rights reserved. Reproduction or use in any form or by any means without written permission of South Landscape Architecture P.C. Dba South Beck & Baird Landscape Architecture P.C. is unlawful and subject to criminal prosecution. No. Date Description THE PROFESSIONAL SERVICES OF THE DESIGN PROFESSIONAL ARE UNDERTAKEN FOR AND ARE PERFORMED IN THE INTEREST OF "THE CLIENT" NO CONTRACTUAL OBLIGATION IS ASSUMED BY THE DESIGN PROFESSIONAL FOR THE BENEFIT OF ANY OTHER PERSON INVOLVED IN THE PROJECT. AMENDED PRE-PLAT SUBMITTAL F O S C A P E A R C H I T E C T D N A L D E S N E C I L E T A T S I D A H O D. H O J O T E R R N S LA - 16827 L1.4 ---PAGE BREAK--- PLANT SCHEDULE Acer platanoides ‘Columnarbroad’ Parkway Maple Betula nigra River Birch Gleditsia triacanthos inermis 'Skyline' Skyline Honeylocust Malus x 'Red Baron' Red Barron Crabapple Prunus cerasifera ‘Thundercloud’ Thundercloud Plum Prunus sargentii 'Columnaris' Columnar Sargent Cherry Quercus robur x alba Streetspire Oak Tilia tomentosa ‘Sterling’ Sterling Linden Zelkova serrata ‘Schmidtlow’ Wireless Zelkova 2" B&B 2" B&B multi-stem 2" B&B 2" B&B 2" B&B 2" B&B 2" B&B 2" B&B 2" B&B 40' hgt. 25' w 35' hgt. 25' w 45' hgt. 30' w 15' hgt. 10' w 20' hgt. 20' w 30' hgt. 15' w 35' hgt. 15' w 45' hgt. 35' w 24' hgt. 36' w CLASS II CLASS II CLASS II CLASS I CLASS I CLASS I CLASS II CLASS II CLASS II Euonymous alatus 'Compactus' Dwarf Burning Bush Buxus japonica 'Winter Gem' Winter Gem Boxwood Berberis thunbergii 'Helmond Pillar' Helmond Pillar Barberry Cornus alba 'Bailhalo' Ivory Halo Dogwood Cotoneaster horizontalis Perpusillus' Prostrate Rock Cotoneaster Rhus trilobata 'Autumn Amber'' Autumn Amber sumac Juniperus horizontalis 'Blue Chip' Blue Chip Juniper Picea pungens 'Globosa' Dwarf Globe Blue Spruce Physocarpus opulifolious 'Seaward' Summer Wine Ninebark Potentilla fruticosa 'Gold Star' Gold Star Potentilla Prunus x cistena Dwarf Red Leaf Sand Cherry Rosa x 'Noasplash' Pink Splash Groundcover Rose Spiraea japonica 'Goldmound' Goldmound Spirea Viburnum plicatum tomentosum 'Mariesii' Doublefile Viburnum Coreopsis rosea 'Sweet Dreams' Sweet Dreams Tickseed Calamagrostis x. acutiflora 'Overdam' Dwarf Feather Grass Hemerocallis x 'Stella De Oro' Stella De Oro Daylilly Sedum spectabile 'Autumn Joy' Autumn Joy Stonecrop Pennisetum alopecuroides 'Little Bunny' Little Bunny Dwarf Fountain Grass Phlox subulata 'Candy Stripe' Candy Stripe Creeping Phlox 2 Gal. 5 Gal. 2 Gal. 5 Gal. 2 Gal. 2 Gal. 5 Gal. 5 Gal. 2 Gal. 2 Gal. 5 Gal. 2 Gal. 2 Gal. 5 Gal. 1 Gal. 1 Gal. 1 Gal. 1 Gal. 1 Gal. 1 Gal. 4' hgt. x 4' wide 4' hgt. x 4' wide 3' hgt. x 2' wide 6' hgt. x 6' wide 12" hgt. x 6' wide 6" hgt. x 6' wide 1' hgt. x 6' wide 4' hgt. x 6' wide 4' hgt. x 4' wide 3' hgt. x 3' wide 10' hgt. x 6' wide 2' hgt. x 4' wide 3' hgt. 3' wide 6' hgt. 10' wide 1' hgt. x 1' wide 3' hgt. x 2' wide 18" hgt. x 2' wide 2' hgt. x 3' wide 2' hgt. x 3' wide 6" hgt. x 3' wide BOTANICAL NAME COMMON NAME KEY DECIDUOUS TREES . MATURE SIZE CLASS PLANTING SIZE SHRUBS . GROUND COVERS/ GRASSES/ PERENNIALS . NOTE: All trees to be grade #1 (Shown at 80% Maturity) QUANTITY PLANT IDENTIFICATION KEY EXISTING TREES TO REMAIN PLANTS TO BE INSTALLED STEEL EDGING, SEE DETAIL 1/L2.0 CUT EDGE, SEE DETAIL 2/L2.0 6' SOLID TAN VINYL PRIVACY FENCE, SEE DETAIL 7/L2.0 6' WROUGHT IRON FENCE, SEE DETAIL 6/L2.0 POND WATER LINE PER CIVIL PROPERTY LINE (VERIFY) RTF TURF TYPE TALL FESCUE SOD OVER APPROVED TOPSOIL AS SPECIFIED NATIVE BASALT BOULDERS, 4' DIAMETER, SEE DETAIL 5/L2.0 NATIVE DRYLAND SEED MIX OVER APPROVED TOPSOIL AS SPECIFIED GRAVEL ROADWAY SHOULDER PER CIVIL 3"-6" WASHED COBBLE PER CIVIL CLEAN WASHED PLAY SAND PER CIVIL LANDSCAPE LEGEND Picea pungens 'Bacheri' Bacheri Spruce Pinus flexilis 'Vanderwolf's Pyramid'' Vanderwolf's Limber Pine Picea pungens 'glauca' Colorado Blue Spruce 6' B&B 6' B&B 8'-10' B&B 15' hgt. 8' w 20' hgt. 10' w 35' hgt. 15' w CONIF. CONIF. CONIF. CONIFEROUS TREES . 40' VISION TRIANGLE PERGOLA ON CONCRETE PAD WITH PICNIC TABLE, SEE DETAILS 2 & 5/L2.1 WATER SAFTEY STATION PER OWNER. PLAY STRUCTURE BY OWNER 3' HEIGHT RETAINING WALL WITH MONUMENT SIGN, SEE DETAIL 3/L2.1 6'-0" BENCH, SEE DETAIL 1/L2.1 SAND BEACH 1 ACRE OPEN RECREATION POND POND AERATION PER OWNER OPEN GRASSY PLAY SPACE 3'-4' BERM WITH 3:1 MAX SLOPE, AND ARBOR, SEE DETAIL 6/L2.1 10'-0" WIDE ASPHALT PATHWAY 5'-0" WIDE CONCRETE PATHWAY START FENCE LINE AT 20' BUILDING SETBACK. MAILBOX CLUSTERS, SEE DETAIL 4/L2.1 (TYPICAL OF 10) 1 2 3 4 5 6 8 CALLOUT LEGEND AP BN GT MA PC PS QR TT ZS PB PF PP 9 10 11 12 13 14 SEE DETAIL 9/L2.0 SEE DETAIL 8/L2.0 SEE DETAIL 3/L2.0 SEE DETAIL 4/L2.0 JB 10 7 15 W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W SD IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR I IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IR DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH X X X X X X X X X X X X X X X X X X X X X X X X X X DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH X X X X X X X X X X DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH IRR IRR IRR IRR IRR IRR IRR IRR S SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS MATCHLINE - SEE L1.3 MATCHLINE - SEE L1.5 MATCHLINE - SEE L1.5 MATCHLINE - SEE L1.6 1 1 1 1 12 12 12 12 12 12 14 14 AP 4 AP 1 4 AP AP 8 GT 10 GT 13 12 GT 13 1 TT 13 TT 20 TT 4 AP 5 BLOCK 6 BLOCK 7 BLOCK 5 14 14 QR 2 AP 3 CALL 2 BUSINESS DAYS IN ADVANCE BEFORE YOU DIG, GRADE, OR EXCAVATE FOR THE MARKING OF UNDERGROUND MEMBER UTILITIES Call before you dig. Know what's below . R South Landscape Architecture P.C. Dba South Beck & Baird Landscape Architecture P.C. 2002 S. Vista Ave Boise, ID 83705 [PHONE REDACTED] Office [EMAIL REDACTED] www.sbbgo.com All rights reserved. Reproduction or use in any form or by any means without written permission of South Landscape Architecture P.C. Dba South Beck & Baird Landscape Architecture P.C. is unlawful and subject to criminal prosecution. No. Date Description THE PROFESSIONAL SERVICES OF THE DESIGN PROFESSIONAL ARE UNDERTAKEN FOR AND ARE PERFORMED IN THE INTEREST OF "THE CLIENT" NO CONTRACTUAL OBLIGATION IS ASSUMED BY THE DESIGN PROFESSIONAL FOR THE BENEFIT OF ANY OTHER PERSON INVOLVED IN THE PROJECT. AMENDED PRE-PLAT SUBMITTAL F O S C A P E A R C H I T E C T D N A L D E S N E C I L E T A T S I D A H O D. H O J O T E R R N S LA - 16827 L1.5 ---PAGE BREAK--- PLANT SCHEDULE Acer platanoides ‘Columnarbroad’ Parkway Maple Betula nigra River Birch Gleditsia triacanthos inermis 'Skyline' Skyline Honeylocust Malus x 'Red Baron' Red Barron Crabapple Prunus cerasifera ‘Thundercloud’ Thundercloud Plum Prunus sargentii 'Columnaris' Columnar Sargent Cherry Quercus robur x alba Streetspire Oak Tilia tomentosa ‘Sterling’ Sterling Linden Zelkova serrata ‘Schmidtlow’ Wireless Zelkova 2" B&B 2" B&B multi-stem 2" B&B 2" B&B 2" B&B 2" B&B 2" B&B 2" B&B 2" B&B 40' hgt. 25' w 35' hgt. 25' w 45' hgt. 30' w 15' hgt. 10' w 20' hgt. 20' w 30' hgt. 15' w 35' hgt. 15' w 45' hgt. 35' w 24' hgt. 36' w CLASS II CLASS II CLASS II CLASS I CLASS I CLASS I CLASS II CLASS II CLASS II Euonymous alatus 'Compactus' Dwarf Burning Bush Buxus japonica 'Winter Gem' Winter Gem Boxwood Berberis thunbergii 'Helmond Pillar' Helmond Pillar Barberry Cornus alba 'Bailhalo' Ivory Halo Dogwood Cotoneaster horizontalis Perpusillus' Prostrate Rock Cotoneaster Rhus trilobata 'Autumn Amber'' Autumn Amber sumac Juniperus horizontalis 'Blue Chip' Blue Chip Juniper Picea pungens 'Globosa' Dwarf Globe Blue Spruce Physocarpus opulifolious 'Seaward' Summer Wine Ninebark Potentilla fruticosa 'Gold Star' Gold Star Potentilla Prunus x cistena Dwarf Red Leaf Sand Cherry Rosa x 'Noasplash' Pink Splash Groundcover Rose Spiraea japonica 'Goldmound' Goldmound Spirea Viburnum plicatum tomentosum 'Mariesii' Doublefile Viburnum Coreopsis rosea 'Sweet Dreams' Sweet Dreams Tickseed Calamagrostis x. acutiflora 'Overdam' Dwarf Feather Grass Hemerocallis x 'Stella De Oro' Stella De Oro Daylilly Sedum spectabile 'Autumn Joy' Autumn Joy Stonecrop Pennisetum alopecuroides 'Little Bunny' Little Bunny Dwarf Fountain Grass Phlox subulata 'Candy Stripe' Candy Stripe Creeping Phlox 2 Gal. 5 Gal. 2 Gal. 5 Gal. 2 Gal. 2 Gal. 5 Gal. 5 Gal. 2 Gal. 2 Gal. 5 Gal. 2 Gal. 2 Gal. 5 Gal. 1 Gal. 1 Gal. 1 Gal. 1 Gal. 1 Gal. 1 Gal. 4' hgt. x 4' wide 4' hgt. x 4' wide 3' hgt. x 2' wide 6' hgt. x 6' wide 12" hgt. x 6' wide 6" hgt. x 6' wide 1' hgt. x 6' wide 4' hgt. x 6' wide 4' hgt. x 4' wide 3' hgt. x 3' wide 10' hgt. x 6' wide 2' hgt. x 4' wide 3' hgt. 3' wide 6' hgt. 10' wide 1' hgt. x 1' wide 3' hgt. x 2' wide 18" hgt. x 2' wide 2' hgt. x 3' wide 2' hgt. x 3' wide 6" hgt. x 3' wide BOTANICAL NAME COMMON NAME KEY DECIDUOUS TREES . MATURE SIZE CLASS PLANTING SIZE SHRUBS . GROUND COVERS/ GRASSES/ PERENNIALS . NOTE: All trees to be grade #1 (Shown at 80% Maturity) QUANTITY PLANT IDENTIFICATION KEY EXISTING TREES TO REMAIN PLANTS TO BE INSTALLED STEEL EDGING, SEE DETAIL 1/L2.0 CUT EDGE, SEE DETAIL 2/L2.0 6' SOLID TAN VINYL PRIVACY FENCE, SEE DETAIL 7/L2.0 6' WROUGHT IRON FENCE, SEE DETAIL 6/L2.0 POND WATER LINE PER CIVIL PROPERTY LINE (VERIFY) RTF TURF TYPE TALL FESCUE SOD OVER APPROVED TOPSOIL AS SPECIFIED NATIVE BASALT BOULDERS, 4' DIAMETER, SEE DETAIL 5/L2.0 NATIVE DRYLAND SEED MIX OVER APPROVED TOPSOIL AS SPECIFIED GRAVEL ROADWAY SHOULDER PER CIVIL 3"-6" WASHED COBBLE PER CIVIL CLEAN WASHED PLAY SAND PER CIVIL LANDSCAPE LEGEND Picea pungens 'Bacheri' Bacheri Spruce Pinus flexilis 'Vanderwolf's Pyramid'' Vanderwolf's Limber Pine Picea pungens 'glauca' Colorado Blue Spruce 6' B&B 6' B&B 8'-10' B&B 15' hgt. 8' w 20' hgt. 10' w 35' hgt. 15' w CONIF. CONIF. CONIF. CONIFEROUS TREES . 40' VISION TRIANGLE PERGOLA ON CONCRETE PAD WITH PICNIC TABLE, SEE DETAILS 2 & 5/L2.1 WATER SAFTEY STATION PER OWNER. PLAY STRUCTURE BY OWNER 3' HEIGHT RETAINING WALL WITH MONUMENT SIGN, SEE DETAIL 3/L2.1 6'-0" BENCH, SEE DETAIL 1/L2.1 SAND BEACH 1 ACRE OPEN RECREATION POND POND AERATION PER OWNER OPEN GRASSY PLAY SPACE 3'-4' BERM WITH 3:1 MAX SLOPE, AND ARBOR, SEE DETAIL 6/L2.1 10'-0" WIDE ASPHALT PATHWAY 5'-0" WIDE CONCRETE PATHWAY START FENCE LINE AT 20' BUILDING SETBACK. MAILBOX CLUSTERS, SEE DETAIL 4/L2.1 (TYPICAL OF 10) 1 2 3 4 5 6 8 CALLOUT LEGEND AP BN GT MA PC PS QR TT ZS PB PF PP 9 10 11 12 13 14 SEE DETAIL 9/L2.0 SEE DETAIL 8/L2.0 SEE DETAIL 3/L2.0 SEE DETAIL 4/L2.0 JB 10 7 15 SD W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W SD IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR RR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR RR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH IRR SSx Wx SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS MATCHLINE - SEE L1.4 MATCHLINE - SEE L1.6 MATCHLINE - SEE L1.5 MATCHLINE - SEE L1.6 1 1 1 1 12 12 12 12 13 14 14 14 14 14 14 14 14 1 1 GT 10 GT 13 GT 12 GT 3 GT 5 AP 8 AP 14 AP 3 TT 11 TT 11 TT TT 20 GT 9 AP 3 PS 2 BLOCK 8 QR 1 QR 1 QR 2 AP 3 GT 2 GT 2 CALL 2 BUSINESS DAYS IN ADVANCE BEFORE YOU DIG, GRADE, OR EXCAVATE FOR THE MARKING OF UNDERGROUND MEMBER UTILITIES Call before you dig. Know what's below . R South Landscape Architecture P.C. Dba South Beck & Baird Landscape Architecture P.C. 2002 S. Vista Ave Boise, ID 83705 [PHONE REDACTED] Office [EMAIL REDACTED] www.sbbgo.com All rights reserved. Reproduction or use in any form or by any means without written permission of South Landscape Architecture P.C. Dba South Beck & Baird Landscape Architecture P.C. is unlawful and subject to criminal prosecution. No. Date Description THE PROFESSIONAL SERVICES OF THE DESIGN PROFESSIONAL ARE UNDERTAKEN FOR AND ARE PERFORMED IN THE INTEREST OF "THE CLIENT" NO CONTRACTUAL OBLIGATION IS ASSUMED BY THE DESIGN PROFESSIONAL FOR THE BENEFIT OF ANY OTHER PERSON INVOLVED IN THE PROJECT. AMENDED PRE-PLAT SUBMITTAL F O S C A P E A R C H I T E C T D N A L D E S N E C I L E T A T S I D A H O D. H O J O T E R R N S LA - 16827 L1.6 ---PAGE BREAK--- CALL 2 BUSINESS DAYS IN ADVANCE BEFORE YOU DIG, GRADE, OR EXCAVATE FOR THE MARKING OF UNDERGROUND MEMBER UTILITIES Call before you dig. Know what's below . R South Landscape Architecture P.C. Dba South Beck & Baird Landscape Architecture P.C. 2002 S. Vista Ave Boise, ID 83705 [PHONE REDACTED] Office [EMAIL REDACTED] www.sbbgo.com All rights reserved. Reproduction or use in any form or by any means without written permission of South Landscape Architecture P.C. Dba South Beck & Baird Landscape Architecture P.C. is unlawful and subject to criminal prosecution. No. Date Description THE PROFESSIONAL SERVICES OF THE DESIGN PROFESSIONAL ARE UNDERTAKEN FOR AND ARE PERFORMED IN THE INTEREST OF "THE CLIENT" NO CONTRACTUAL OBLIGATION IS ASSUMED BY THE DESIGN PROFESSIONAL FOR THE BENEFIT OF ANY OTHER PERSON INVOLVED IN THE PROJECT. AMENDED PRE-PLAT SUBMITTAL F O S C A P E A R C H I T E C T D N A L D E S N E C I L E T A T S I D A H O D. H O J O T E R R N S LA - 16827 L2.0 1/3 1/3 of Stone Height 1/3 VARY HEIGHTS OF BOULDERS. 18" - 36" DIAMETER BOULDER, AS SPECIFIED, LOCATE PER PLANS 30" - 60" DIAMETER BOULDER, AS SPECIFIED, COMPACT SUBGRADE UNDER BOULDER AS REQUIRED FINISH GRADE PER PLANS BOULDER INSTALLATION NOT TO SCALE 1. NOTIFY LANDSCAPE ARCHITECT WHEN PLACING BOULDERS FOR APPROVAL. 2. PLACE BOULDERS PRIOR TO INSTALLATION OF IRRIGATION. 3. CLEAN BOULDERS OF SOIL AND LOOSE DEBRIS. 4. WHEN PLACING BOULDERS, BURY 1 4 TO 1 3 OF BOULDER BELOW FINISH GRADE. 5. DO NOT SCAR OR DAMAGE BOULDERS. 6. WHEN GROUPING BOULDERS, DISTRIBUTE SIZES EVENLY IN A GROUP OF WILL BE LARGE, WILL BE MEDIUM, AND WILL BE SMALL). 5 SHRUB PLANTING NOT TO SCALE 1. WATER SHRUB TWICE WITHIN FIRST 24 HOURS. 2. APPLY SPECIFIED PRE-EMERGENT PER MANUFACTURER'S RECOMMENDATIONS TO ALL GROUNDCOVER BEDS. KEEP GROUND LINE SAME AS NURSERY LINE REMOVE ANY PLASTIC, BURLAP, NAILS, OR OTHER MATERIALS FROM THE ROOTBALL WHICH MAY LIMIT ROOT GROWTH CONSTRUCT 2" EARTH BERM TO FORM A WATER RETENTION BASIN, FILL BERM WITH MULCH, AS SPECIFIED MULCH, PER PLANS, 3" DEPTH OVER ENTIRE BED. DO NOT COVER CROWNS OF PLANTS PROVIDE DEWITT PRO 5 WEED BARRIER FABRIC OR APPROVED EQUAL PROVIDE COMMERCIAL FERTILIZER TABLETS AND BIOSTIMULANT, AS SPECIFIED, FOR EACH SHRUB BACKFILL WITH APPROVED TOPSOIL AND SOIL AMENDMENTS, AS SPECIFIED. BACKFILL IN 6" LIFTS, WATER EACH LAYER, DO NOT TAMP OR OVER COMPACT. CONSTRUCT 6" MOUND OF TOPSOIL 6" 6" WIDTH OF ROOTBALL 6" 4 PERENNIAL & GROUNDCOVER PLANTING NOT TO SCALE 1. ALL GROUNDCOVER PLANTS TO BE PLANTED ON CENTER AND IN A TRIANGULAR PATTERN. 2. APPLY SPECIFIED PRE-EMERGENT PER MANUFACTURER'S RECOMMENDATIONS TO ALL GROUNDCOVER BEDS. FINISH GRADE PER PLANS EDGING, PER PLANS AND DETAILS GROUNDCOVER PLANTING PER PLANTING PLAN MULCH, PER PLANS, 3" DEPTH OVER ENTIRE BED. DO NOT COVER CROWNS OF PLANTS SPLIT ALL ROOT BOUND ROOTS WITH 3 EQUAL SPACED VERTICAL CUTS. TILL SOIL TO A DEPTH OF 12", BACKFILL WITH APPROVED TOPSOIL AND SOIL AMENDMENTS, AS SPECIFIED. DEWITT PRO 5 WEED BARRIER FABRIC OR APPROVED EQUAL SUBGRADE A = LENGTH, AS SPECIFIED OR PER PLANT SCHEDULE B = 85% OF 3" 12" 3 APPROVED TOPSOIL AND SOIL AMENDMENTS AS SPECIFIED 3" DEPTH OF MULCH AT PLANTER BEDS CUT EDGE FINISH GRADE, PER PLANS (TYPICAL AT TREES IN TURF AREAS) PLANTER BED CUT EDGE NOT TO SCALE 2 6" 112" 2" HIGHEST ROOT SHALL BE 2" MAXIMUM BELOW SOIL LINE. UTILIZE SOIL/ROOT PROBE AROUND TRUNK (APPROX 1"-2" AWAY FROM TRUNK) TO LOCATE HIGHEST ROOTS. SOIL LINE ROOT FLARE/COLLAR (SWELLING AT SOIL LINE WHERE STEM TISSUE TRANSITIONS INTO ROOT TISSUE) TO BE AT SOIL LINE. ROOT PROBE WHEN PRESENT: BUD POINT (A MINOR CROOK IN THE TRUNK JUST ABOVE THE SOIL LINE) TO BE APPROXIMATELY 1 12" ABOVE THE SOIL LINE 1. THE STAKING OF TREES IS TO BE THE CONTRACTOR'S OPTION; HOWEVER, THE CONTRACTOR IS RESPONSIBLE TO INSURE THAT ALL TREES ARE PLANTED STRAIGHT AND THAT THEY REMAIN STRAIGHT FOR LENGTH OF WARRANTY PERIOD OR 1 YEAR AFTER SUBSTANTIAL COMPLETION WHICHEVER IS GREATER. ALL STAKING SHALL BE REMOVED AT THE END OF THE WARRANTY PERIOD. 2. IN THE EVENT OF A QUESTION OR LACK OF CLARITY ON THE DRAWINGS, THE CONTRACTOR IS TO NOTIFY THE LANDSCAPE ARCHITECT BEFORE PROCEEDING. 3. LANDSCAPE CONTRACTOR IS TO NOTIFY THE LANDSCAPE ARCHITECT AND OWNER PRIOR TO INSTALLATION OF PLANT MATERIAL. 4. WRAP RUBBER CINCH TIES AROUND THE TREE TRUNKS AND STAKES USING EITHER THE STANDARD OR FIGURE EIGHT TYING METHOD. SECURE THE TIES TO THE STAKES WITH GALVANIZED NAILS TO PREVENT SLIPPAGE. 5. WATER TREE TWICE WITHIN THE FIRST 24 HOURS. 6. IN THE EVENT HARDPAN SOILS PREVENT TREE PLANTING AS DETAILED, NOTIFY THE LANDSCAPE ARCHITECT IMMEDIATELY. 7. FOR TREES LOCATED WITHIN ROADSIDE PLANTERS LESS THAN 8'-0" IN WIDTH, PROVIDE TREE ROOT BARRIER (DEEPROOT #24-2 OR APPROVED EQUAL). LOCATE ROOT BARRIER AT BACK OF CURB AND EDGE OF SIDEWALK. EXTEND ROOT BARRIER TO 80% OF MATURE TREE CANOPY. ALL TREE INSTALLATIONS SHALL CONFORM TO ALL AGENCY APPROVAL REQUIREMENTS, CONTRACTOR SHALL VERIFY PRIOR TO ANY INSTALLATIONS. REMOVE DEAD/DAMAGED BRANCHES AND PRUNE TO INTERNATIONAL SOCIETY OF ARBORICULTURE STANDARDS; IMPROPERLY PRUNED TREES (AS DETERMINED BY THE LANDSCAPE ARCHITECT) SHALL BE REMOVED AND REPLACED. DO NOT REMOVE MAIN LEADER!! RUBBER CINCH TIE 2"x 2" WOOD STAKE (LENGTH AS REQUIRED)-DO NOT PENETRATE ROOTBALL. SEE NOTE 1. SET STAKES PARALLEL TO PREVAILING WIND. REMOVE TREE WRAP TRUNK PROTECTION, AFTER INSTALLATION CONSTRUCT 2" EARTH BERM AT EDGE OF ROOTBALL, FILL TREE RING W/ MULCH, AS SPECIFIED. 3" THICK MULCH LAYER, KEEP MULCH 3" AWAY FROM TRUNK. REMOVE BURLAP, TWINE, AND WIRE BASKET FROM TOP 23 OF ROOTBALL, REMOVE ALL NAILS, TIES, AND PLASTIC FROM ROOTBALL. IF BURLAP IS UTILIZED TO WRAP THE ROOTBALL, IT SHALL BE COMPLETELY REMOVED. ONLY BIODEGRADABLE BURLAP SHALL BE LEFT ON THE BOTTOM OF THE ROOTBALL. FINISH GRADE PREVAILING WIND DIRECTION DECIDUOUS TREE PLANTING NOT TO SCALE 5' MIN. CLEAR AS SPECIFIED TO BASE OF CROWN 5' MIN. DIA. TREE RING WIDTH OF BALL WIDTH OF BALL WIDTH OF BALL WIDTH OF BALL WIDTH OF BALL COMMERCIAL SLOW RELEASE FERTILIZER TABLETS SIDES OF HOLE ROUGH & UNEVEN BACKFILL WITH APPROVED TOPSOIL AND SOIL AMENDMENTS AS SPECIFIED. BACKFILL IN 6" LIFTS, WATER EACH LAYER, TAMP AS REQUIRED, BACKFILL SOIL EVEN W/ TOP OF ROOTBALL, DO NOT OVER COMPACT!! SET ROOTBALL ON NATIVE, UNDISTURBED SOIL 9 1. THE STAKING OF TREES IS TO BE THE CONTRACTOR'S OPTION; HOWEVER, THE CONTRACTOR IS RESPONSIBLE TO INSURE THAT ALL TREES ARE PLANTED STRAIGHT AND THAT THEY REMAIN STRAIGHT FOR LENGTH OF WARRANTY PERIOD OR 1 YEAR AFTER SUBSTANTIAL COMPLETION WHICH EVER IS GREATER. ALL STAKING SHALL BE REMOVED AT THE END OF THE WARRANTY PERIOD. 2. IN THE EVENT OF A QUESTION OR LACK OF CLARITY ON THE DRAWINGS, THE CONTRACTOR IS TO NOTIFY THE LANDSCAPE ARCHITECT BEFORE PROCEEDING. 3. LANDSCAPE CONTRACTOR IS TO NOTIFY THE LANDSCAPE ARCHITECT AND OWNER PRIOR TO INSTALLATION OF PLANT MATERIAL. 4. WRAP RUBBER CINCH TIES AROUND THE TREE TRUNKS AND STAKES USING EITHER THE STANDARD OR FIGURE EIGHT TYING METHOD. SECURE THE TIES TO THE STAKES WITH GALVANIZED NAILS TO PREVENT SLIPPAGE. 5. WATER TREE TWICE WITHIN THE FIRST 24 HOURS. 6. IN THE EVENT HARDPAN SOILS PREVENT TREE PLANTING AS DETAILED, NOTIFY THE LANDSCAPE ARCHITECT IMMEDIATELY. CONIFEROUS TREE PLANTING NOT TO SCALE 112" 2" HIGHEST ROOT SHALL BE 2" MAXIMUM BELOW SOIL LINE. UTILIZE SOIL/ROOT PROBE AROUND TRUNK (APPROX 1"-2" AWAY FROM TRUNK) TO LOCATE HIGHEST ROOTS. SOIL LINE ROOT FLARE/COLLAR (SWELLING AT SOIL LINE WHERE STEM TISSUE TRANSITIONS INTO ROOT TISSUE) TO BE AT SOIL LINE. ROOT PROBE WHEN PRESENT: BUD POINT (A MINOR CROOK IN THE TRUNK JUST ABOVE THE SOIL LINE) TO BE APPROXIMATELY 1 12" ABOVE THE SOIL LINE REMOVE DEAD/DAMAGED BRANCHES AND PRUNE TO INTERNATIONAL SOCIETY OF ARBORICULTURE STANDARDS; IMPROPERLY PRUNED TREES (AS DETERMINED BY THE LANDSCAPE ARCHITECT) SHALL BE REMOVED AND REPLACED. DO NOT REMOVE MAIN LEADER!! RUBBER CINCH TIE 2"x 2" WOOD STAKE (LENGTH AS REQUIRED)-DO NOT PENETRATE ROOTBALL. SEE NOTE 1. SET STAKES PARALLEL TO PREVAILING WIND. REMOVE TREE WRAP TRUNK PROTECTION, AFTER INSTALLATION CONSTRUCT 2" EARTH BERM AT EDGE OF ROOTBALL, FILL TREE RING W/ MULCH, AS SPECIFIED. 3" THICK MULCH LAYER, KEEP MULCH 3" AWAY FROM TRUNK. REMOVE BURLAP, TWINE, AND WIRE BASKET FROM TOP 23 OF ROOTBALL, REMOVE ALL NAILS, TIES, AND PLASTIC FROM ROOTBALL. IF BURLAP IS UTILIZED TO WRAP THE ROOTBALL, IT SHALL BE COMPLETELY REMOVED. ONLY BIODEGRADABLE BURLAP SHALL BE LEFT ON THE BOTTOM OF THE ROOTBALL. FINISH GRADE PREVAILING WIND DIRECTION 24" AS SPECIFIED REMOVE LOWER 24" OF BRANCHES 5' MIN. DIA. TREE RING WIDTH OF BALL WIDTH OF BALL WIDTH OF BALL WIDTH OF BALL WIDTH OF BALL COMMERCIAL SLOW RELEASE FERTILIZER TABLETS SIDES OF HOLE ROUGH & UNEVEN BACKFILL WITH APPROVED TOPSOIL AND SOIL AMENDMENTS AS SPECIFIED. BACKFILL IN 6" LIFTS, WATER EACH LAYER, TAMP AS REQUIRED, BACKFILL SOIL EVEN W/ TOP OF ROOTBALL, DO NOT OVER COMPACT!! SET ROOTBALL ON NATIVE, UNDISTURBED SOIL 8 VINYL FENCE PANEL SCALE: NTS 7 WROUGHT IRON FENCE Scale: NTS 6 DURA EDGE STEEL EDGING NOT TO SCALE LANDSCAPE MULCH, AS SPECIFIED FINISH GRADE PER PLANS STEEL EDGING, STAKE PER MANUFACTURER'S RECOMMENDATIONS LANDSCAPE FABRIC, AS SPECIFIED, SECURE FABRIC PER MANUFACTURERS RECOMMENDATIONS. NO LOOSE EDGES ABOVE GRADE. COMPACTED SUBGRADE 1. 12 GAUGE DURAEDGE STEEL LANDSCAPE EDGING. OR APPROVED EQUAL. 2. REQUIRED 10' 3. FOUR STAKES PER LENGTH. 1 ---PAGE BREAK--- CALL 2 BUSINESS DAYS IN ADVANCE BEFORE YOU DIG, GRADE, OR EXCAVATE FOR THE MARKING OF UNDERGROUND MEMBER UTILITIES Call before you dig. Know what's below . R South Landscape Architecture P.C. Dba South Beck & Baird Landscape Architecture P.C. 2002 S. Vista Ave Boise, ID 83705 [PHONE REDACTED] Office [EMAIL REDACTED] www.sbbgo.com All rights reserved. Reproduction or use in any form or by any means without written permission of South Landscape Architecture P.C. Dba South Beck & Baird Landscape Architecture P.C. is unlawful and subject to criminal prosecution. No. Date Description THE PROFESSIONAL SERVICES OF THE DESIGN PROFESSIONAL ARE UNDERTAKEN FOR AND ARE PERFORMED IN THE INTEREST OF "THE CLIENT" NO CONTRACTUAL OBLIGATION IS ASSUMED BY THE DESIGN PROFESSIONAL FOR THE BENEFIT OF ANY OTHER PERSON INVOLVED IN THE PROJECT. AMENDED PRE-PLAT SUBMITTAL F O S C A P E A R C H I T E C T D N A L D E S N E C I L E T A T S I D A H O D. H O J O T E R R N S LA - 16827 L2.1 CMU REAINING WALL WITH STONE VENEER Scale: 1'-0" MULCH PER PLAN FINISH GRADE PER PLAN PRECAST CONCRETE CAP. 18" WIDE x 2"x 16" LONG, WITH 3 4" CHAMFER AND SEALANT PER MANUFACTURER'S RECOMMENDATIONS. 12" CMU WALL WITH REBAR ROCK VENEER, TO MATCH ARCHITECTURAL, WITH SEALANT PER MANUFACTURER'S RECOMMENDATIONS. DUROBIT EF REO WATER PROOF MEMBRANE FROM WRIMCO (OR APPROVED EQUAL) WASHED DRAIN ROCK WRAPPED WITH FILTER FABRIC AS SPECIFIED FINISH GRADE PER PLAN #4 REBAR @ 18" O.C. #4 REBAR 9" O.C. CONTINUOUS NO. 5 REBAR @ 18" O.C. AGGREGATE BASE AS SPECIFIED COMPACTED SUBGRADE 4" PERFORATED ADS N-12 DRAIN PIPE. DAYLIGHT AT END OF BERM. INSTALL ENERGY DISSIPATER AS SPECIFIED. 3 MAGLIN SITE FURNITURE INC. WWW.MAGLIN.COM TEL.: [PHONE REDACTED] FAX: [PHONE REDACTED] 1'-6" BELOW GRADE 2'-51 2" 5'-23 4" 2'-111 2" 1'-6" 111 2" 3'-111 2" 1'-53 4" 3' 5'-23 4" PICNIC TABLE Scale: 3/8"= 1'-0" CLUSTER SEATING, 400, DIRECT BURIAL, WOOD. MODEL #MLPT400-DB-W. INSTALL PER MANUFACTURERS RECOMMENDATIONS. NOTE: 2 5 NOTE: #MLB1200 SERIES BACKED BENCH, POWDER COAT - EVERGREEN-FINETEX, RECYCLED PLASTIC SLATS COLOR CEDAR, SURFACE MOUNT PER MANUFACTURER'S RECOMMENDATIONS. BENCH BY MAGLIN SITE FURNITURE, CONTACT JENNIFER FANCY OR MATT IYER, 1.[PHONE REDACTED] EXT. 261 (COORDINATE WITH OWNER FOR ORDERING AND SCHEDULE) TYPICAL BENCH NOT TO SCALE 1 SITE FURNISHING NOTES 1. ALL 6 FOOT BENCHES TO BE SURFACE MOUNTED ON A MINIMUM 4" CONCRETE PAD. BENCH TO BE A MAGLIN MLB1200 SERIES BENCH, SURFACE MOUNT WITH A POWDER COAT "EVRGREEN" COLOR, SLATS TO BE RECYCLED PLASTIC COLOR - CEDAR. CONTACT MAGLIN 1-[PHONE REDACTED] X 521 TO ORDER. ORDER SHALL BE PLACED A MINIMUM OF 8 WEEKS TO INSURE DELIVERY. 2. PICNIC TABLES AT THE SHADE STRUCTURES (SEE LANDSCAPE PLANS FOR LOCATIONS) ARE TO BE SURFACE MOUNTED ON A MINIMUM 4" CONCRETE PAD (UNLESS OTHERWISE SHOWN ON THE DRAWINGS). #MLPT210-S-R SERIES BENCH, POWDER COAT - EVERGREEN-FINETEX, RECYCLED PLASTIC, COLOR CEDAR-#SM-CEDAR-RP, SURFACE MOUNT PER MANUFACTURER'S RECOMMENDATIONS. CONTACT MAGLIN 1-[PHONE REDACTED] X 521 TO ORDER. ORDER SHALL BE PLACED A MINIMUM OF 8 WEEKS TO INSURE DELIVERY. 3. THE CONTRACTOR SHALL MEET AND/OR EXCEED ALL LOCAL, STATE, AND FEDERAL GOVERNMENT ACCESSIBILITY STANDARDS. 4. THE LANDSCAPE PLANS ARE FOR LANDSCAPE CONSTRUCTION PURPOSES ONLY, NO GRADING OR DRAINAGE, CONCRETE WALKS OR PEDESTRIAN RAMPS, SITE UTILITIES, AND/OR STRUCTURES SHALL BE DESIGNED OR BUILT FROM THE LANDSCAPE DRAWINGS. 5. ALL ONSITE AMENITIES STRUCTURES ARE TO BE CONSTRUCTED WITH REDWOOD, CEDAR, OR DOUG FIR AS DETERMINED BY THE OWNER. COORDINATE AS REQUIRED. MAILBOX CLUSTER WITH TRELLIS NOT TO SCALE 4 ENTRY ARBOR 6 PERGOLA SHADE STRUCTURE ---PAGE BREAK--- August 12, 2021 City of Star P.O. Box 130 Star, ID 83669 RE: Cherished Estates Subdivision, PP-21-08 *UPDATED* Dear Planners: Joint School District No. 2 (dba West Ada School District) has experienced significant and sustained growth in student enrollment during the last ten years. Applying our Student Generation Rate per SF dwelling unit, .1 per MF dwelling unit), to the Cherished Estates Subdivision we predict these homes, when completed, could house 70 school aged children. Approval of this development could affect enrollments at the following schools in West Ada District: West Ada School District supports economic growth. To meet the need for additional school capacity, West Ada School District will accept the donation of land appropriate for a school site. Passage of a bond issue will be required prior to the commencement of new school construction. Residents cannot be assured of attending the neighborhood school(s) as it may be necessary to bus students to available classrooms across the district. The safety of our students is our first and foremost priority. With this in mind, we ask that you encourage the developer to provide safe walkways, bike baths and pedestrian access for our students. School capacity and transportation is addressed in Idaho Code 67-6508 - future development will continue to have an impact on the district’s capacity. Sincerely, Marci Horner Planning and Development Administrator Enrolled for 21-22 Capacity Approved prelim plat parcels per attendance area Approved MF units per attendance area Star Elementary [PHONE REDACTED] 37 Star Middle School 859 1000 7772 278 Owyhee High School 1495 1800 5581 58 Galileo STEM Academy (K-8 school of choice) 735 775 N/A N/A ---PAGE BREAK--- ---PAGE BREAK--- IDAHO TRANSPORTATION DEPARTMENT P.O. Box 8028 • Boise, ID 83707-2028 (208) 334-8300 • itd.idaho.gov Page 1 of 2 April 16, 2021 Sterling Land Development, Inc. Brian L. Sinderhoff President 1159 E. Iron Eagle Drive, Suite 170-K Eagle, ID 83616 [EMAIL REDACTED] Phone: [PHONE REDACTED] VIA EMAIL RE: Sterling, Floating Feather Subdivision – ITD Development Condition Memo Dear Mr. Sinderhoff, The Idaho Transportation Department (ITD) appreciated the opportunity to review the Sterling-Floating Feather Subdivision Traffic Impact Study (TIS) located south of Floating Feather and east of Star Road. We have completed our review and although we do not have any technical questions, we do have concerns for the development’s added trips to the intersection of SH-44 / Star Road as well as SH-16 /Floating Feather Road. ITD has entered into an agreement with the city of Star to collect a proportionate share contribution from each new development for impacts to the State highway system. As two agencies we are working together to accelerate highway construction within Star’s area of impact to accommodate new development growth. ITD values your contribution to the transportation system so we can help keep goods, services and the public moving at an efficient pace. Per the TIS, the intersection of SH-16 and Floating Feather Road has failing eastbound and westbound movements by 2025 buildout. The TIS recommended a traffic signal as mitigation, but this is not in alignment with ITD’s vision for the corridor. We have been in discussions with ACHD and find improvements to the intersection to limit it to right-in, right-out, left-in along with dedicated right turn lanes on SH-16 and lengthening the existing left turn lanes to current standards to be an acceptable solution. Although analysis was not included in the TIS, ITD also knows the site traffic passing through the intersection of SH-44 / Star Road increases congestion and delay to this intersection. ITD is currently working with our local agency partners including the city of Star to finalize the SH-44 Corridor Plan. This plan identifies the ultimate configuration of SH-44 / Star Road to be a quarter continuous flow intersection (CFI). ---PAGE BREAK--- IDAHO TRANSPORTATION DEPARTMENT P.O. Box 8028 • Boise, ID 83707-2028 (208) 334-8300 • itd.idaho.gov Page 2 of 2 ITD determined Sterling-Floating Feather Subdivision’s proportionate share contribution at both intersections as the following. Details of the proportionate share calculation are included in the attached ITD Staff Technical Report. Maintaining safety and mobility for Idaho’s motorists is of utmost importance to ITD. We appreciate your improvements to livability in Star, ID as we want all residents to travel safely and efficiently around the Treasure Valley. If you have any questions please contact me by email at [EMAIL REDACTED] or [PHONE REDACTED] extension Sincerely, Erika R. Bowen, P.E. ITD – District 3 Development Services Manager Cc: Shawn Nickel – City of Star Paige Bankhead – ACHD Robert Beckman – NV5 ---PAGE BREAK--- Page 1 of 22 Staff Technical Report 4/16/2021 Development: Sterling – Floating Feather Subdivision Lead Agency: City of Star Shawn Nickel 10769 W. State Street Star, Idaho 83669 [EMAIL REDACTED] Phone: (208) 286-7247 Location: West of SH-16 on the south side of Floating Feather SH-16 MP 101 Applicant: Sterling Land Development, Inc. Brian L. Sinderhoff President 1159 E. Iron Eagle Drive, Suite 170-K Eagle, ID 83616 [EMAIL REDACTED] Phone: [PHONE REDACTED] Consultant: Robert Beckman NV5 690 S Industry Way, Suite 10 Meridian, ID 83642 [EMAIL REDACTED] Phone: [PHONE REDACTED] Staff Contact: Erika Bowen ITD – District 3 (Acting) Development Services Manager [EMAIL REDACTED] Phone: [PHONE REDACTED] extension #7 ---PAGE BREAK--- Page 2 of 22 Proportionate Share Contribution ITD District 3 has issued Memo 39-Development Proportionate Share Contribution (Updated 11-13-2020) as a means to request equitable contribution from developers to improve public facilities needed to serve new growth and development. ITD does not have jurisdictional authority to require proportionate share contribution from the developer because they are not asking for a direct access approach. ITD and the city of Star have entered into an Intergovernmental Agreement for the city to collect proportionate share contributions on the department’s behalf to be used towards future ITIP projects on the State highway system jointly selected by the two agencies. Intersection Proportionate Share Contribution SH-44 / Star Road $83,599 SH-16 / Floating Feather Road $9,925 TOTAL $93,524 Per household unit Approx. $585 Traffic Impact Study Overview 1. Proposed Development The proposed Sterling – Floating Feather Subdivision will contain 160 single-family homes. The proposed build-out year is 2025. 2. Vicinity Map ---PAGE BREAK--- Page 3 of 22 3. Trip Generation ---PAGE BREAK--- Page 4 of 22 4. Trip Distribution 5. Traffic Impact Study Recommendations Dated: March 1, 2021 NV5 prepared a traffic impact study for the proposed Sterling – Floating Feather Subdivision. Below are the conclusions and recommendations presented in the TIS by NV5. The following summary is not the opinion of ITD staff. ITD staff has reviewed the submitted traffic impact study for consistency with ITD policies and practices and may have additional and/or varied requirements beyond what is noted in the summary. ---PAGE BREAK--- Page 5 of 22 ITD Proportionate Share Contributions 1. SH-44 and Plummer Road *All supporting documentation in Appendix A Per the TIS, the signalized intersection of SH-44 and Plummer Road functions at acceptable levels of service for the existing condition for both AM and PM peaks. ---PAGE BREAK--- Page 6 of 22 The Intersection fails in 2025 background and 2025 Total Buildout without the improvements of the SH-44 widening project AND a southbound left turn lane on Plummer Road. Per the DRAFT SH-44 Corridor Plan, improvements on the Plummer Road approaches at the intersection of SH-44 / Plummer Road were not identified. ITD’s SH-44 widening project will widen the corridor to the ultimate 5-lane configuration from Star Road to SH-16 in 2023. ITD does not intend to program an additional project to add improvements on the Plummer Road approaches. This will be accomplished by ACHD as parcels develop near this intersection. Staff does not recommend any proportionate share contributions at the intersection of SH-44 / Plummer Road. Staff will make the recommendation to ACHD that a dedicated southbound left turn lane is needed to enhance signal timing and functionality. ---PAGE BREAK--- Page 7 of 22 2. SH-16 and Floating Feather Road *All supporting documentation in Appendix B Per the TIS, the intersection of SH-16 and Floating Feather Road functions at acceptable levels of service for the existing condition for AM peak. The westbound and eastbound movements fail with significant delay in the PM peak. This congestion and safety concerns significantly increases by 2025 background. As mitigation, the developer proposes a signalized intersection. ITD does not find this mitigation to be acceptable. The intent of the SH-16 corridor is to minimize impacts and delay to the thru traffic. ITD has had discussions with ACHD regarding limiting Floating Feather Road / SH-16 to right-in, right-out, left-in. The road also meets warrants for dedicated northbound and southbound right turn lanes. As discussed at the D3 TIS Committee Review meeting on April 14, 2021, ITD shall start asking for proportionate share to restrict and improve this intersection moving forward. Staff estimates the design and construction costs to for adding right turn lanes on SH-16, extending the existing left turn lanes and installing concrete traffic separator to be approximately $793,963. Proportionate share shall be based on the development’s total site traffic at this intersection versus 2025 traffic volumes identified in the TIS. Site Traffic Total Traffic ---PAGE BREAK--- Page 8 of 22 Proportionate Share Calculations AM Site = 17 AM Total = 1,454 AM % = 1.17 PM Site = 24 PM Total = 1,808 PM % = 1.33 Average Proportionate Share Percentage Avg % = 1.25 SH-16 / Floating Feather Cost Estimate $793,963 Proportionate Share Contribution $9,925 Staff calculates the developer’s proportionate share to be $9,925 (1.25%) based on site trips versus total intersection trips at the 2025 total buildout year. 3. Star Road and SH-44 *All supporting documentation in Appendix C Per the DRAFT SH-44 corridor plan, the ultimate intersection configuration shall be a quarter continuous flow intersection (CFI). Staff estimates the design, construction and right-of-of way costs for the quarter CFI to be $7,398,133. Proportionate share shall be based on the development’s total site traffic at this intersection versus 2045 traffic volumes identified in the DRAFT SH-44 Corridor plan. Site Traffic Star Road / Floating Feather Road Star Road / SH-44 Site Traffic AM = 31 + 10 = 41 Star Road / SH-44 Site Traffic PM = 21 + 35 = 56 ---PAGE BREAK--- Page 9 of 22 Proportionate Share Calculations AM Site = 41 AM Total = 3,386 AM % = 1.21 PM Site = 56 PM Total = 5,373 PM % = 1.04 Average Proportionate Share Percentage Avg % = 1.13 SH-44 / Star Road CFI Cost Estimate $7,398,133 Proportionate Share Contribution $83,599 Staff calculates the developer’s proportionate share to be $83,599 (1.13%) based on site trips versus total intersection trips at the 2045 horizon year for the SH-44 corridor plan. *ITD Staff Recommendations are intended to assure that the proposed development will not place an undue burden on the existing State Highway system within the vicinity impacted by the proposed development. Recommendations included in ITD’s Staff Technical Report along with any development conditions (see associated Permit Committee Agenda/Minutes) is only valid for the period of one year from the date of the TIS report. ITD reserves the right to request an updated TIS to reflect current traffic conditions if an approved encroachment application and/or proportionate share contribution are not obtained/provided within one year. 4. Appendices Appendix A SH-44 / Plummer Road Documentation Appendix B SH-16/ Floating Feather Road Documentation Appendix C SH-44 / Star Road Documentation ---PAGE BREAK--- Page 10 of 22 Appendix A SH-44 / Plummer Road Documentation ---PAGE BREAK--- Page 11 of 22 ---PAGE BREAK--- Page 12 of 22 ---PAGE BREAK--- Page 13 of 22 ---PAGE BREAK--- Page 14 of 22 ---PAGE BREAK--- Page 15 of 22 Appendix B SH-44 / Floating Feather Road Documentation ---PAGE BREAK--- Page 16 of 22 ---PAGE BREAK--- Page 17 of 22 ---PAGE BREAK--- Page 18 of 22 ---PAGE BREAK--- Page 19 of 22 SH-16 / Floating Feather Rd 2025 Total Traffic Volumes [AM(PM)] AM Northbound= (531 + 28) , 28 (559, 28) YES AM Southbound= (678 + 31) , 31 (709, 31) YES ---PAGE BREAK--- Page 20 of 22 ---PAGE BREAK--- Page 21 of 22 Appendix C SH-44 / Star Road Documentation ---PAGE BREAK--- Page 22 of 22 ---PAGE BREAK--- May 14, 2021 By e-mail: [EMAIL REDACTED] City of Star P.O. Box 130 Star, Idaho 83669 Subject: Cherished Estates Subdivision, RZ-21-01, DA-21-07, PP-21-08 Mr. Nickel: Thank you for the opportunity to respond to your request for comment. While DEQ does not review projects on a project-specific basis, we attempt to provide the best review of the information provided. DEQ encourages agencies to review and utilize the Idaho Environmental Guide to assist in addressing project-specific conditions that may apply. This guide can be found at: deq.idaho.gov/assistance- resources/environmental-guide-for-local-govts. The following information does not cover every aspect of this project; however, we have the following general comments to use as appropriate: 1. AIR QUALITY • Please review IDAPA 58.01.01 for all rules on Air Quality, especially those regarding fugitive dust (58.01.01.651), trade waste burning (58.01.01.600-617), and odor control plans (58.01.01.776). • All property owners, developers, and their contractor(s) must ensure that reasonable controls to prevent fugitive dust from becoming airborne are utilized during all phases of construction activities per IDAPA 58.01.01.651. • DEQ recommends the city/county require the development and submittal of a dust prevention and control plan for all construction projects prior to final plat approval. Dust prevention and control plans incorporate appropriate best management practices to control fugitive dust that may be generated at sites. • Citizen complaints received by DEQ regarding fugitive dust from development and construction activities approved by cities or counties will be referred to the city/county to address under their ordinances. Brad Little, Governor Jess Byrne, Director 1445 N Orchard Street, Boise, ID 83706 (208) 373-0550 ---PAGE BREAK--- Response to Request for Comment May 14, 2021 Page 2 • Per IDAPA 58.01.01.600-617, the open burning of any construction waste is prohibited. The property owner, developer, and their contractor(s) are responsible for ensuring no prohibited open burning occurs during construction. • For questions, contact David Luft, Air Quality Manager, at (208) 373-0550. 2. WASTEWATER AND RECYCLED WATER • DEQ recommends verifying that there is adequate sewer to serve this project prior to approval. Please contact the sewer provider for a capacity statement, declining balance report, and willingness to serve this project. • IDAPA 58.01.16 and IDAPA 58.01.17 are the sections of Idaho rules regarding wastewater and recycled water. Please review these rules to determine whether this or future projects will require DEQ approval. IDAPA 58.01.03 is the section of Idaho rules regarding subsurface disposal of wastewater. Please review this rule to determine whether this or future projects will require permitting by the district health department. • All projects for construction or modification of wastewater systems require preconstruction approval. Recycled water projects and subsurface disposal projects require separate permits as well. • DEQ recommends that projects be served by existing approved wastewater collection systems or a centralized community wastewater system whenever possible. Please contact DEQ to discuss potential for development of a community treatment system along with best management practices for communities to protect ground water. • DEQ recommends that cities and counties develop and use a comprehensive land use management plan, which includes the impacts of present and future wastewater management in this area. Please schedule a meeting with DEQ for further discussion and recommendations for plan development and implementation. For questions, contact Valerie Greear, Water Quality Engineering Manager at (208) 373-0550. 3. DRINKING WATER • DEQ recommends verifying that there is adequate water to serve this project prior to approval. Please contact the water provider for a capacity statement, declining balance report, and willingness to serve this project. • IDAPA 58.01.08 is the section of Idaho rules regarding public drinking water systems. Please review these rules to determine whether this or future projects will require DEQ approval. • All projects for construction or modification of public drinking water systems require preconstruction approval. • DEQ recommends verifying if the current and/or proposed drinking water system is a regulated public drinking water system (refer to the DEQ website at: deq.idaho.gov/water- quality/drinking-water.aspx). For non-regulated systems, DEQ recommends annual testing for total coliform bacteria, nitrate, and nitrite. ---PAGE BREAK--- Response to Request for Comment May 14, 2021 Page 3 • If any private wells will be included in this project, we recommend that they be tested for total coliform bacteria, nitrate, and nitrite prior to use and retested annually thereafter. • DEQ recommends using an existing drinking water system whenever possible or construction of a new community drinking water system. Please contact DEQ to discuss this project and to explore options to both best serve the future residents of this development and provide for protection of ground water resources. • DEQ recommends cities and counties develop and use a comprehensive land use management plan which addresses the present and future needs of this area for adequate, safe, and sustainable drinking water. Please schedule a meeting with DEQ for further discussion and recommendations for plan development and implementation. For questions, contact Valerie Greear, Water Quality Engineering Manager at (208) 373-0550. 4. SURFACE WATER • Please contact DEQ to determine whether this project will require a National Pollution Discharge Elimination System (NPDES) Permit. A Construction General Permit from EPA may be required if this project will disturb one or more acres of land, or will disturb less than one acre of land but are part of a common plan of development or sale that will ultimately disturb one or more acres of land. • If this project is near a source of surface water, DEQ requests that projects incorporate construction best management practices (BMPs) to assist in the protection of Idaho’s water resources. Additionally, please contact DEQ to identify BMP alternatives and to determine whether this project is in an area with Total Maximum Daily Load stormwater permit conditions. • The Idaho Stream Channel Protection Act requires a permit for most stream channel alterations. Please contact the Idaho Department of Water Resources (IDWR), Western Regional Office, at 2735 Airport Way, Boise, or call (208) 334-2190 for more information. Information is also available on the IDWR website at: channel-alteration-permits.html • The Federal Clean Water Act requires a permit for filling or dredging in waters of the United States. Please contact the US Army Corps of Engineers, Boise Field Office, at 10095 Emerald Street, Boise, or call [PHONE REDACTED] for more information regarding permits. For questions, contact Lance Holloway, Surface Water Manager, at (208) 373-0550. 5. SOLID WASTE, HAZARDOUS WASTE AND GROUND WATER CONTAMINATION • Solid Waste. No trash or other solid waste shall be buried, burned, or otherwise disposed of at the project site. These disposal methods are regulated by various state regulations including Idaho’s Solid Waste Management Regulations and Standards (IDAPA 58.01.06), Rules and Regulations for Hazardous Waste (IDAPA 58.01.05), and Rules and Regulations for the Prevention of Air Pollution (IDAPA 58.01.01). Inert and other approved materials are also defined in the Solid Waste Management Regulations and Standards ---PAGE BREAK--- Response to Request for Comment May 14, 2021 Page 4 • Hazardous Waste. The types and number of requirements that must be complied with under the federal Resource Conservations and Recovery Act (RCRA) and the Idaho Rules and Standards for Hazardous Waste (IDAPA 58.01.05) are based on the quantity and type of waste generated. Every business in Idaho is required to track the volume of waste generated, determine whether each type of waste is hazardous, and ensure that all wastes are properly disposed of according to federal, state, and local requirements. • Water Quality Standards. Site activities must comply with the Idaho Water Quality Standards (IDAPA 58.01.02) regarding hazardous and deleterious-materials storage, disposal, or accumulation adjacent to or in the immediate vicinity of state waters (IDAPA 58.01.02.800); and the cleanup and reporting of oil-filled electrical equipment (IDAPA 58.01.02.849); hazardous materials (IDAPA 58.01.02.850); and used-oil and petroleum releases (IDAPA 58.01.02.851 and 852). Petroleum releases must be reported to DEQ in accordance with IDAPA 58.01.02.851.01 and 04. Hazardous material releases to state waters, or to land such that there is likelihood that it will enter state waters, must be reported to DEQ in accordance with IDAPA 58.01.02.850. • Ground Water Contamination. DEQ requests that this project comply with Idaho’s Ground Water Quality Rules (IDAPA 58.01.11), which states that “No person shall cause or allow the release, spilling, leaking, emission, discharge, escape, leaching, or disposal of a contaminant into the environment in a manner that causes a ground water quality standard to be exceeded, injures a beneficial use of ground water, or is not in accordance with a permit, consent order or applicable best management practice, best available method or best practical method.” For questions, contact Albert Crawshaw, Waste & Remediation Manager, at (208) 373-0550. 6. ADDITIONAL NOTES • If an underground storage tank (UST) or an aboveground storage tank (AST) is identified at the site, the site should be evaluated to determine whether the UST is regulated by DEQ. EPA regulates ASTs. UST and AST sites should be assessed to determine whether there is potential soil and ground water contamination. Please call DEQ at (208) 373-0550, or visit the DEQ website deq.idaho.gov/waste-mgmt-remediation/storage-tanks.aspx for assistance. • If applicable to this project, DEQ recommends that BMPs be implemented for any of the following conditions: wash water from cleaning vehicles, fertilizers and pesticides, animal facilities, composted waste, and ponds. Please contact DEQ for more information on any of these conditions. ---PAGE BREAK--- Response to Request for Comment May 14, 2021 Page 5 We look forward to working with you in a proactive manner to address potential environmental impacts that may be within our regulatory authority. If you have any questions, please contact me, or any of our technical staff at (208) 373-0550. Sincerely, Aaron Scheff Regional Administrator DEQ-Boise Regional Office EDMS#: 2021AEK90 ---PAGE BREAK--- ---PAGE BREAK--- Communities in Motion 2040 2.0 Development Review The Community Planning Association of Southwest Idaho (COMPASS) is the metropolitan planning organization (MPO) for Ada and Canyon Counties. COMPASS has developed this review as a tool for local governments to evaluate whether land developments are consistent with the goals of Communities in Motion 2040 2.0 (CIM 2040), the regional long-range transportation plan for Ada and Canyon Counties. This checklist is not intended to be prescriptive, but rather a guidance document based on CIM 2040 2.0 goals. Recommendations The closest transit services are located more than four miles away. ValleyConnect 2.0 plans for the extension of the State Street bus route to serve downtown Star, approximately one mile in distance when that route is operational. More information about COMPASS and Communities in Motion 2040 2.0: Web: www.compassidaho.org Email [EMAIL REDACTED] More information about the development review process: http://www.compassidaho.org/dashboard/devreview.htm Development Name: Cherished Estates Agency: Star CIM Vision Category: Future Neighborhoods New households: 153 New jobs: 0 Exceeds CIM forecast: No Farmland contributes to the local economy, creates additional jobs, and provides food security to the region. Development in farm areas decreases the productivity and sustainability of farmland. Farmland consumed: Yes Farmland within 1 mile: 309 acres Housing within 1 mile: 2,250 Jobs within 1 mile: 480 Jobs/Housing Ratio: 0.2 Nearest bus stop: >4 miles Nearest public school: 0.9 miles Nearest public park: 0.1 miles Nearest grocery store: 1.7 miles CIM Corridor: Floating Feather Road Pedestrian level of stress: PG-13 Bicycle level of stress: R A good jobs/housing balance – a ratio between 1 and 1.5 – reduces traffic congestion. Higher numbers indicate the need for more housing and lower numbers indicate an employment need. Residents who live or work less than ½ mile from critical services have more transportation choices. Walking and biking reduces congestion by taking cars off the road, while supporting a healthy and active lifestyle. Level of Stress considers facility type, number of vehicle lanes, and speed. Roads with G or PG ratings better support bicyclists and pedestrians of all ages and comfort levels. Nearest police station: 1.6 miles Nearest fire station: 1.7 miles Developments within 1.5 miles of police and fire stations ensure that emergency services are more efficient and reduce the cost of these important public services. ---PAGE BREAK---    1 Cherished Estates Subdivision SPP21-0005/ RZ-21-01/ DA-21-07/ PP-21-08 Development Services Department Project/File: Cherished Estates Subdivision/ SPP21-0005/ RZ-21-01/ DA-21-07/ PP-21-08 This is a rezone application to rezone 40.22 acres from R-2 to R-4 and a preliminary plat application to develop 153 single family lots and 12 common lots on 40.22 acres. Lead Agency: City of Star Site address: Located southeast of Brandon Road and Floating Feather Road, Parcel Number S0408212400 Staff Approval: June 29, 2021 Applicant: Brian Sinderhoff Sterling Land Development, Inc. 1159 E. Iron Eagle Drive, Suite 170H Eagle, ID 83616 Representative: Bonnie Layton NV5 690 S. Industry Way, Suite 10 Meridian, ID 83642 Staff Contact: Paige Bankhead, E.I. Phone: 387-6293 E-mail: [EMAIL REDACTED] A. Findings of Fact 1. Description of Application: The applicant is requesting approval of a rezone application to rezone 40.22 acres from R-2 to R-4 and a preliminary plat application to develop 153 single family lots and 12 common lots on 40.22 acres. The City of Star’s Future Land Use Map designates this area as Neighborhood Residential. 2. Description of Adjacent Surrounding Area: Direction Land Use Zoning North Single Family Residential/Rural Urban Transition (Ada County) R-4/RUT South Single Family Residential R-4 East Single Family Residential R-2 West Single Family Residential R-2 3. Site History: ACHD has not previously reviewed this site for a development application. 4. Transit: Transit services are not available to serve this site. Vicinity Map ---PAGE BREAK--- 2 Cherished Estates Subdivision SPP21-0005/ RZ-21-01/ DA-21-07/ PP-21-08 5. New Center Lane Miles: The proposed development includes 1.31 centerline miles of new public road. 6. Impact Fees: There will be an impact fee that is assessed and due prior to issuance of any building permits. The assessed impact fee will be based on the impact fee ordinance that is in effect at that time. The impact fee assessment will not be released until the civil plans are approved by ACHD. 7. Capital Improvements Plan (CIP)/ Integrated Five Year Work Plan (IFYWP): • Floating Feather Road is scheduled in the IFYWP to be improved with sidewalk on the north side of the road where there are gaps in sidewalk from Brandon Avenue to Hornback Avenue in 2023. • Bridge 1086 located directly northwest of the site at the intersection of Floating Feather Road and Brandon Road is scheduled in the IFYWP to be replaced in 2021. • Floating Feather Road is listed in the CIP to be widened to 3-lanes between Star Road and Plummer Lane between 2036 and 2040. 8. Roadways to Bikeways Master Plan: ACHD’s Roadways to Bikeways Master Plan (BMP) was adopted by the ACHD Commission in May of 2009 and was update in 2018. The plan seeks to implement the Planned Bicycle Network to support bicycling as a viable transportation option for Ada County residents with a wide range of ages and abilities, maintain bicycle routes in a state of good repair in order to ensure they are consistently available for use, promote awareness of existing bicycle routes and features and support encouragement programs and to facilitate coordination and cooperation among local jurisdictions in implementing the Roadways to Bikeways Plan recommendations. • The BMP identifies Floating Feather Road as Level 2 facilities that will be constructed as part of a future ACHD project. B. Traffic Findings for Consideration 1. Trip Generation: This development is estimated to generate 1,602 additional vehicle trips per day; 160 additional vehicle trips per hour in the PM peak hour, based on the traffic impact study. 2. Traffic Impact Study NV5 prepared a traffic impact study for the proposed Cherished Estates Subdivision. An executive summary of the findings as presented by NV5 can be found as Attachment 3. The following executive summary is not the opinion of ACHD staff. ACHD has reviewed the submitted traffic impact study for consistency with ACHD policies and practices, and may have additional requirements beyond what is noted in the summary. ACHD Staff comments on the submitted traffic impact study can be found below under staff comments. a. Policy Mitigation Proposals: Mitigation recommendations shall be provided within the report. At a minimum, for each roadway segment and intersection that does not meet the minimum acceptable level of service planning threshold or v/c ratio, the report must discuss feasible measures to avoid or reduce the impact to the system. To be considered adequate, measures should be specific and feasible. Mitigation may also include: • Revision to the Phasing Plan to coincide with the District’s planning Capital Projects. • Reducing the scope and/or scale of the project. Alternative Mitigation Measures: 7106.7.3 states that if traditional mitigation measures such as roadway widening and intersection improvements are infeasible as determined by ACHD, the TIS may recommend alternative mitigation measures. Alternative mitigation measures shall demonstrate that impacts from the project will be offset. ---PAGE BREAK--- 3 Cherished Estates Subdivision SPP21-0005/ RZ-21-01/ DA-21-07/ PP-21-08 • If the impacted roadway segments and/or intersections are programmed as funded in the Integrated Five Year Work Plan (IFYWP) or the Capital Improvements Plan (CIP); no alternative mitigation is required. • If the impacted roadway segments and/or intersections are not programmed in either the IFYWP or the CIP; the applicant may analyze the shoulder hour and (ii) provide a safety analysis to determine alternative mitigation requirements. o If the impacted roadway segments and intersections meet the minimum acceptable level of service planning thresholds in the shoulder hour the applicant may suggest feasible alternative mitigation such as: sidewalks, bike facilities, connectivity, safety improvements, etc. within 1.5 miles of the proposed development. o If the shoulder hour planning thresholds are exceeded the applicant may request to enter into a Development Agreement and pay into the Priority Corridor Fund an amount determined by the ACHD to offset impacts from the project. • Alternative Mitigation may also include: o Revision to the Phasing Plan to coincide with the District’s future Capital Projects. o Reducing the scope and/or scale of the project. Level of Service Planning Thresholds: District Policy 7206.4.1 states that, Level of Service Planning Thresholds have been established for principal arterials and minor arterials within ACHD’s Capital Improvement Plan and are also listed in section 7106. Unless otherwise required to provide a Traffic Impact Study under section 7106, a proposed development with site traffic less than 10% of the existing roadway or intersection peak hour traffic shall not be required to provide mitigation for a roadway or intersection that currently exceeds the minimum acceptable level of service planning threshold or V/C ratio. b. Staff Comments/Recommendations: Staff has reviewed the submitted traffic impact study (TIS) and generally agrees with the findings and recommendations. The TIS notes that all roadway segments and intersections meet ACHD’s minimum operational thresholds under the existing, 2025 background and 2025 total traffic conditions except for the following intersections. SH-44/Plummer Road The study recommends improving the intersection of SH-44 and Plummer Road with a southbound left-turn lane and an additional eastbound and westbound through lane to mitigate the 2025 traffic conditions. The Idaho Transportation Department’s Draft SH-44 Corridor Plan does not identify improvements to the intersection of the Plummer Road approaches, therefore, ITD has not required the applicant to submit a proportionate share or construct improvements. ITD recommended that ACHD consider required a southbound left- turn lane at the intersection. However, the site traffic at this intersection is 2.7% of the 2025 total traffic at this intersection. Therefore, the applicant should not be required to construct the improvements consistent with District Policy 7026.4.1. This Policy states that a proposed development with less than 10% of the existing intersection peak hour traffic shall not be required to provide mitigation for an intersection that currently exceeds acceptable v/c ratios. In addition, this intersection is located off-site and there is not sufficient right-of-way to accommodate a southbound left-turn lane. Floating Feather Road/SH-16 The study recommends signalizing the intersection of Floating Feather Road and SH-16 to mitigate the 2025 traffic conditions, or restricting the intersection to right-in/right-out/left-in only. ---PAGE BREAK--- 4 Cherished Estates Subdivision SPP21-0005/ RZ-21-01/ DA-21-07/ PP-21-08 ITD has requested that the applicant submit their proportionate share for the future improvements at this intersection. ITD has indicated that they will restrict and improve this intersection to right-in/right-out/left-in only in the future. Access The study recommends constructing a dedicated westbound left-turn lane on Floating Feather Road at the entrance to the subdivision. The applicant should be required to construct the dedicated westbound left-turn lane consistent with the study recommendations. 3. Condition of Area Roadways Traffic Count is based on Vehicles per hour (VPH) * Acceptable level of service for a two-lane minor arterial is (575 VPH). * Acceptable level of service for a two-lane collector is (425 VPH). 4. Average Daily Traffic Count (VDT) Average daily traffic counts are based on ACHD’s most current traffic counts. • The average daily traffic count for Floating Feather Road east of Star Road was 3,777 on 2/3/2021. • The average daily traffic count for Plummer Road south of Floating Feather Road was 2,984 on 2/3/2021. C. Findings for Consideration 1. Floating Feather Road a. Existing Conditions: Floating Feather Road is improved with 2-travel lanes and no curb, gutter or sidewalk abutting the site. There is 51-feet of right-of-way for Floating Feather Road (27-feet from section line and 34-feet from centerline). b. Policy: Arterial Roadway Policy: District Policy 7205.2.1 states that the developer is responsible for improving all street frontages adjacent to the site regardless of whether or not access is taken to all of the adjacent streets. Master Street Map and Typology Policy: District Policy 7205.5 states that the design of improvements for arterials shall be in accordance with District standards, including the Master Street Map and Livable Streets Design Guide. The developer or engineer should contact the District before starting any design. Street Section and Right-of Way Width Policy: District Policy 7205.2.1 & 7205.5.2 states that the standard 3-lane street section shall be 46-feet (back-of-curb to back-of-curb) within 70 feet of right-of-way. This width typically accommodates a single travel lane in each direction, a continuous center left-turn lane, and bike lanes. Right-of-Way Dedication: District Policy 7205.2 states that The District will provide compensation for additional right-of-way dedicated beyond the existing right-of-way along arterials listed as impact fee eligible in the adopted Capital Improvements Plan using available impact fee revenue in the Impact Fee Service Area. Roadway Frontage Functional Classification PM Peak Hour Traffic Count PM Peak Hour Level of Service Existing Plus Project Floating Feather Road 1,315-feet Minor Arterial 199 Better than Better than Plummer Road 0-feet Collector 171 Better than Better than ---PAGE BREAK--- 5 Cherished Estates Subdivision SPP21-0005/ RZ-21-01/ DA-21-07/ PP-21-08 No compensation will be provided for right-of-way on an arterial that is not listed as impact fee eligible in the Capital Improvements Plan. The District may acquire additional right-of-way beyond the site-related needs to preserve a corridor for future capacity improvements, as provided in Section 7300. Sidewalk Policy: District Policy 7205.5.7 requires a concrete sidewalk at least 5-feet wide to be constructed on both sides of all arterial streets. A parkway strip at least 6-feet wide between the back-of-curb and street edge of the sidewalk is required to provide increased safety and protection of pedestrians. Consult the District’s planter width policy if trees are to be placed within the parkway strip. Sidewalks constructed next to the back-of-curb shall be a minimum of 7-feet wide. Detached sidewalks are encouraged and should be parallel to the adjacent roadway. Meandering sidewalks are discouraged. A permanent right-of-way easement shall be provided if public sidewalks are placed outside of the dedicated right-of-way. The easement shall encompass the entire area between the right- of-way line and 2-feet behind the back edge of the sidewalk. Sidewalks shall either be located wholly within the public right-of-way or wholly within an easement. Roadways Outside City’s Area of Impact: District Policy 7205.2 states that if a proposed development abuts a paved road outside a City's area of impact, the District may consider waiving the requirement to construct sidewalk along the arterial roadway. If this waiver is granted, other requirements may be established to accommodate pedestrians and non- motorized travel. 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 Floating Feather Road is designated in the MSM as a Residential Arterial with 3-lanes and bike facilities, a 46-foot wide street section within 74-feet of right-of-way. c. Applicant Proposal: The applicant has not proposed any improvements to Floating Feather Road abutting the site. d. Staff Comments/Recommendations: Bridge #1086 that crosses the intersection of Floating Feather Road and Brandon Road to the northwest of the site is listed in ACHD’s IFYWP to be replaced in 2021. This project also includes improving Floating Feather Road abutting the site for 200-feet east of the site’s west property line with pavement widening, gravel shoulder, a borrow ditch and sidewalk on the south side of the road. Typically, the applicant would be required to improve the entire frontage of Floating Feather Road abutting the site with pavement widening, a gravel shoulder, borrow ditch and a 5-foot wide detached concrete sidewalk consistent with District Policy for frontage improvements on arterial roadways. However, ACHD will construct sidewalk, borrow ditch, gravel shoulder and widen the pavement for 200-feet of Floating Feather Road abutting the site with the bridge replacement project. Therefore, the applicant should be required to submit a road trust deposit of $9,400 to ACHD in lieu of improving that segment of Floating Feather Road for the 200-foot that will be constructed by ACHD with the bridge replacement. The applicant should be required to construct 5-foot wide detached concrete sidewalk located a minimum of 30-feet from the section line of the roadway and widen the pavement to 17-feet ---PAGE BREAK--- 6 Cherished Estates Subdivision SPP21-0005/ RZ-21-01/ DA-21-07/ PP-21-08 from the section line of the roadway and construct a 3-foot wide gravel shoulder and borrow ditch for the remaining portion of Floating Feather Road abutting the site. The applicant should be required to dedicate additional right-of-way for Floating Feather Road abutting the site that totals 37-feet from the section line of the roadway. Compensation will be provided for this right-of-way dedication since this segment of Floating Feather Road is listed in the CIP. The applicant should also be required to construct the dedicated westbound left-turn lane on Floating Feather Road at Silver Wolf Way, consistent with the TIS recommendations, and dedicate additional right-of-way as necessary to accommodate the pavement widening for the turn lane. Compensation will not be provided for pavement widening or additional right-of-way dedication beyond 37-feet from the section line of Floating Feather Road. 2. Internal Local Roadways a. Existing Conditions: There are no roadways within the site. There is one local road, Cyngus Way, that stubs to the site’s south property line. There is another local road, Shumard Drive, that stubs to the site’s east property line. b. Policy: Local Roadway Policy: District Policy 7207.2.1 states that the developer is responsible for improving all local street frontages adjacent to the site regardless of whether or not access is taken to all of the adjacent streets. Street Section and Right-of-Way Policy: District Policy 7207.5 states that right-of-way widths for all local streets shall generally not be less than 47-feet wide and that the standard street section shall be 33-feet (back-of-curb to back-of-curb). Standard Urban Local Street—33-foot Street Section and Right-of-way Policy: District Policy 7207.5.2 states that the standard street section shall be 33-feet (back-of-curb to back-of- curb) for developments with any buildable lot that is less than 1 acre in size. This street section shall include curb, gutter, and minimum 5-foot wide concrete sidewalks on both sides and shall typically be constructed within 47-feet of right-of-way. For the City of Kuna and City of Star: Unless otherwise approved by Kuna or Star, the standard street section shall be 36-feet (back-of-curb to back-of-curb) for developments with any buildable lot that is less than 1 acre in size. This street section shall include curb, gutter, and minimum 5-foot wide concrete sidewalks on both sides and shall typically be constructed within 50-feet of right-of-way. Continuation of Streets Policy: District Policy 7207.2.4 states that an existing street, or a street in an approved preliminary plat, which ends at a boundary of a proposed development shall be extended in that development. The extension shall include provisions for continuation of storm drainage facilities. Benefits of connectivity include but are not limited to the following: • Reduces vehicle miles traveled. • Increases pedestrian and bicycle connectivity. • Increases access for emergency services. • Reduces need for additional access points to the arterial street system. • Promotes the efficient delivery of services including trash, mail and deliveries. • Promotes appropriate intra-neighborhood traffic circulation to schools, parks, neighborhood commercial centers, transit stops, etc. • Promotes orderly development. ---PAGE BREAK--- 7 Cherished Estates Subdivision SPP21-0005/ RZ-21-01/ DA-21-07/ PP-21-08 Sidewalk Policy: District Policy 7207.5.7 states that five-foot wide concrete sidewalk is required on both sides of all local street, except those in rural developments with net densities of one dwelling unit per 1.0 acre or less, or in hillside conditions where there is no direct lot frontage, in which case a sidewalk shall be constructed along one side of the street. Some local jurisdictions may require wider sidewalks. The sidewalk may be placed next to the back-of-curb. Where feasible, a parkway strip at least 8-feet wide between the back-of-curb and the street edge of the sidewalk is recommended to provide increased safety and protection of pedestrians and to allow for the planting of trees in accordance with the District’s Tree Planting Policy. If no trees are to be planted in the parkway strip, the applicant may submit a request to the District, with justification, to reduce the width of the parkway strip. Detached sidewalks are encouraged and should be parallel to the adjacent roadway. Meandering sidewalks are discouraged. A permanent right-of-way easement shall be provided if public sidewalks are placed outside of the dedicated right-of-way. The easement shall encompass the entire area between the right- of-way line and 2-feet behind the back edge of the sidewalk. Sidewalks shall either be located wholly within the public right-of-way or wholly within an easement. Cul-de-sac Streets Policy: District policy 7207.5.8 requires cul-de-sacs to be constructed to provide a minimum turning radius of 50-feet; in rural areas or for temporary cul-de-sacs the emergency service providers may require a greater radius. Landscape and parking islands may be constructed in turnarounds if a minimum 29-foot street section is constructed around the island. The pavement width shall be sufficient to allow the turning around of a standard AASHTO SU design vehicle without backing. The developer shall provide written approval from the appropriate fire department for this design element. The District will consider alternatives to the standard cul-de-sac turnaround on a case-by-case basis. This will be based on turning area, drainage, maintenance considerations and the written approval of the agency providing emergency fire service for the area where the development is located. Landscape Medians Policy: District policy 7207.5.16 states that landscape medians are permissible where adequate pavement width is provided on each side of the median to accommodate the travel lanes and where the following is provided: • The median is platted as right-of-way owned by ACHD. • The width of an island near an intersection is 12-feet maximum for a minimum distance of 150-feet. Beyond the 150-feet, the island may increase to a maximum width of 30-feet. • At an intersection that is signalized or is to be signalized in the future, the median width shall be reduced to accommodate the necessary turn lane storage and tapers. • The Developer or Homeowners Association shall apply for a license agreement if landscaping is to be placed within these medians. • The license agreement shall contain the District’s requirements of the developer including, but not limited to, a “hold harmless” clause; requirements for maintenance by the developer; liability insurance requirements; and restrictions. • Vertical curbs are required around the perimeter of any raised median. Gutters shall slope away from the curb to prevent ponding. c. Applicant’s Proposal: The applicant has proposed to extend Cyngus Way and Shumard Drive into the site and construct all internal local roadways as a 36-foot wide local street section with curb, gutter, 8-foot wide planter strips and 5-foot wide detached concrete sidewalks within 50- feet of right-of-way. The applicant has proposed to construct 3 knuckles. ---PAGE BREAK--- 8 Cherished Estates Subdivision SPP21-0005/ RZ-21-01/ DA-21-07/ PP-21-08 The applicant has proposed to construct the entrance of Silver Wolf Way with a 12-foot wide landscape median with 16-foot wide travel lanes, 8-foot wide planter strips and 5-foot wide detached concrete sidewalk within right-of-way that extends to 2-feet behind the back of sidewalk. d. Staff Comments/Recommendations: The applicant’s proposal meets District Policy and should be approved, as proposed, except for the travel lane widths proposed on either side of the median on Silver Wolf Way. The applicant should be required to construct the entrance of Silver Wolf Way with a minimum of 20-foot wide travel lanes on either side of the landscape median to accommodate emergency vehicles. The applicant should also be required to plat the landscape islands as right-of-way owned by ACHD and the applicant or future owners association shall enter into a license agreement with ACHD for any landscaping within the median. For detached sidewalk located outside of the right-of-way, provide a permanent right-of-way easement that extends from the right-of-way to 2-feet behind the back of sidewalk. 3. Roadway Offsets a. Existing Conditions: There are no roadways within the site. b. Policy: Local Street Intersection Spacing on Minor Arterials: District policy 7205.4.3 states that new local streets should not typically intersect arterials. Local streets should typically intersect collectors. If it is necessary, as determined by ACHD, for a local street to intersect an arterial, the minimum allowable offset shall be 660-feet as measured from all other existing roadways as identified in Table 1a (7205.4.6). c. Applicant’s Proposal: The applicant has proposed to construct Silver Wolf Way to intersect Floating Feather Road aligned centerline to centerline with Silver Wolf Way on the north side of Floating Feather Road, located 760-feet east of Brandon Road. d. Staff Comments/Recommendations: The applicant’s proposal meets District Policy and should be approved, as proposed. 4. Stub Streets a. Existing Conditions: There is one local road, Cyngus Way, that stubs to the site’s south property line. There is another local road, Shumard Drive, that stubs to the site’s east property line. b. Policy: Stub Street Policy: District policy 7207.2.4.3 (local) states that stub streets will be required to provide circulation or to provide access to adjoining properties. Stub streets will conform with the requirements described in Section 7207.2.4 (local), except a temporary cul-de-sac will not be required if the stub street has a length no greater than 150-feet. A sign shall be installed at the terminus of the stub street stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE.” In addition, stub streets must meet the following conditions: • A stub street shall be designed to slope towards the nearest street intersection within the proposed development and drain surface water towards that intersection; unless an alternative storm drain system is approved by the District. • The District may require appropriate covenants guaranteeing that the stub street will remain free of obstructions. Temporary Dead End Streets Policy: 7207.2.4.4 (local) requires that the design and construction for cul-de-sac streets shall apply to temporary dead end streets. The temporary ---PAGE BREAK--- 9 Cherished Estates Subdivision SPP21-0005/ RZ-21-01/ DA-21-07/ PP-21-08 cul-de-sac shall be paved and shall be the dimensional requirements of a standard cul-de-sac. The developer shall grant a temporary turnaround easement to the District for those portions of the cul-de-sac which extend beyond the dedicated street right-of-way. In the instance where a temporary easement extends onto a buildable lot, the entire lot shall be encumbered by the easement and identified on the plat as a non-buildable lot until the street is extended. c. Applicant Proposal: The applicant has proposed to construct one local road, Golden Rain Street, to stub to the site’s west property line and locate it 158-feet north of the site’s south property line. The stub street is proposed to be 166-feet long as measured from Black Fire Avenue. d. Staff Comments/Recommendations: The applicant’s proposal meets District Policy and should be approved, as proposed. The applicant should be required to construct a temporary cul-de-sac at the terminus of Golden Rain Street since it is proposed to be longer than 150-feet. The temporary cul-de-sac shall be paved and shall be the dimensional requirements of a standard cul-de-sac with a 50-foot radius. The developer shall grant a temporary turnaround easement to the District for those portions of the cul-de-sac which extend beyond the dedicated street right-of-way. In the instance where a temporary easement extends onto a buildable lot, the entire lot shall be encumbered by the easement and identified on the plat as a non-buildable lot until the street is extended. 5. Traffic Calming a. Speed Control and Traffic Calming Policy (Local): District policy 7207.3.7 states that the design of local street systems should discourage excessive speeds by using passive design elements. If the design or layout of a development is anticipated to necessitate future traffic calming implementation by the District, or the streets exceed 750-feet in length, then the District will require changes to the layout and/or the addition of passive design elements such as horizontal curves, bulb-outs, chokers, etc. The District will also consider texture changes to the roadway surface (i.e. stamped concrete) as a passive design element. Passive design elements are to be considered the preferred method to calm traffic and achieve the desired travel speed for the roadway. Speed humps, valley gutters, stop signs and cross drains are not acceptable tools for traffic calming on new local streets. b. Staff Comments/Recommendations: The applicant has proposed to construct the following roadway with long straight segments longer than 750-feet: • Shumard Drive • Golden Rain Street • Black Fire Avenue • Cloud Burst Street • Mizzle Drive These roadways should be redesigned to reduce the length of the roadway or include the use of additional passive design elements. The applicant should be required to submit a revised preliminary plat showing the redesigned roadways for review and approval prior to ACHD’s signature on the first final plat. Stop signs, speed humps/bumps and valley gutter will not be accepted as traffic calming. 6. Mchenry Lateral Crossing The District will require that the applicant submit the plans for the crossing of the McHenry Lateral (Cyngus Way) for review and approval prior to the pre-construction meeting and final plat approval. ---PAGE BREAK--- 10 Cherished Estates Subdivision SPP21-0005/ RZ-21-01/ DA-21-07/ PP-21-08 Note: all plan submittals for bridges or pipe crossings of irrigation facilities should be submitted to ACHD for review no later than December 15th for construction in the following year prior to irrigation season. 7. Tree Planters Tree Planter Policy: Tree Planter Policy: The District’s Tree Planter Policy prohibits all trees in planters less than 8-feet in width without the installation of root barriers. Class II trees may be allowed in planters with a minimum width of 8-feet, and Class I and Class III trees may be allowed in planters with a minimum width of 10-feet. 8. Landscaping Landscaping Policy: A license agreement is required for all landscaping proposed within ACHD right-of-way or easement areas. Trees shall be located no closer than 10-feet from all public storm drain facilities. Landscaping should be designed to eliminate site obstructions in the vision triangle at intersections. District Policy 5104.3.1 requires a 40-foot vision triangle and a 3-foot height restriction on all landscaping located at an uncontrolled intersection and a 50-foot offset from stop signs. Landscape plans are required with the submittal of civil plans and must meet all District requirements prior to signature of the final plat and/or approval of the civil plans. 9. Other Access Floating Feather is classified as minor arterial roadway. Other than the access specifically approved with this application, direct lot access is prohibited to these roadways and should be noted on the final plat. D. Site Specific Conditions of Approval 1. Prior to ACHD’s signature on the first final plat, submit a revised preliminary plat showing the redesigned roadways for review and approval: • Shumard Drive • Golden Rain Street • Black Fire Avenue • Cloud Burst Street • Mizzle Drive Stop signs, speed humps/bumps and valley gutter will not be accepted as traffic calming. 2. Dedicate additional right-of-way on Floating Feather Road to total 37-feet from the section line of the roadway. Compensation will be provided for this right-of-way dedication. 3. Construct a dedicated westbound left-turn lane on Floating Feather Road at Silver Wolf Way. Dedicate additional right-of-way and provide additional pavement widening to accommodate the turn lane as needed. Compensation will not be provided for pavement widening and additional right- of-way dedication beyond 37-feet from the section line of the roadway. 4. Submit a road trust deposit to ACHD in the amount of $9,400 for the construction of sidewalk, borrow ditch, gravel shoulder and pavement widening for the segment of Floating Feather Road that extends from the site’s west property to 200-feet to the east. 5. For the remaining segment of Floating Feather Road abutting the site, widen the pavement on Floating Feather Road to 17-feet from the section line of the roadway and construct a 3-foot wide gravel shoulder and borrow ditch abutting the site. ---PAGE BREAK--- 11 Cherished Estates Subdivision SPP21-0005/ RZ-21-01/ DA-21-07/ PP-21-08 6. Construct a 5-foot wide detached concrete sidewalk located a minimum of 30-feet from the section line of Floating Feather Road abutting the site. 7. Construct Silver Wolf Way to intersect Floating Feather Road aligned centerline to centerline with Silver Wolf Way on the north side of Floating Feather Road, located 760-feet east of Brandon Road, as proposed. 8. Extend 2 local roadways, Cyngus Way and Shumard Drive, into the site, as proposed. 9. Construct all internal local roadways as a 36-foot wide local street section with curb, gutter, 8-foot wide planter strips and 5-foot wide detached concrete sidewalks within 50-feet of right-of-way, as proposed. Provide a permanent right-of-way easement for detached sidewalks located outside of the dedicated right-of-way. 10. Construct the entrance of Silver Wolf Way with a 12-foot wide landscape median with 20-foot wide travel lanes, 8-foot wide planter strips and 5-foot wide detached concrete sidewalk within right-of- way that extends to 2-feet behind the back of sidewalk. Plat the center landscape median as right- of-way owned by ACHD. The applicant or future owners association shall enter into a license agreement with ACHD for any landscaping within the median. 11. Construct 3 knuckles, as proposed. 12. Construct one stub to the west property, Golden Rain Street located 158-feet north of the site’s south property line, as proposed. Construct a temporary cul-de-sac at the terminus of Golden Rain Street. The temporary cul-de-sac shall be paved and shall be the dimensional requirements of a standard cul-de-sac with a 50-foot radius. Grant a temporary turnaround easement to the District for those portions of the cul-de-sac which extend beyond the dedicated street right-of-way. In the instance where a temporary easement extends onto a buildable lot, the entire lot shall be encumbered by the easement and identified on the plat as a non-buildable lot until the street is extended. 13. Submit the plans for the crossing of the McHenry Lateral (Cyngus Way) for review and approval prior to the pre-construction meeting and final plat approval. Note: all plan submittals for bridges or pipe crossings of irrigation facilities should be submitted to ACHD for review no later than December 15th for construction in the following year prior to irrigation season. 14. Other than the access specifically approved with this application, direct lot access is prohibited to Floating Feather Road and should be noted on the final plat. 15. 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. 16. Payment of impact fees is due prior to issuance of a building permit. 17. Comply with all Standard Conditions of Approval. E. Standard Conditions of Approval 1. All proposed irrigation facilities shall be located outside of the ACHD right-of-way (including all easements). Any existing irrigation facilities shall be relocated outside of the ACHD right-of-way (including all easements). 2. Private Utilities including sewer or water systems are prohibited from being located within the ACHD right-of-way. 3. In accordance with District policy, 7203.3, the applicant may be required to update any existing non- compliant pedestrian improvements abutting the site to meet current Americans with Disabilities Act (ADA) requirements. The applicant’s engineer should provide documentation of ADA compliance to District Development Review staff for review. ---PAGE BREAK--- 12 Cherished Estates Subdivision SPP21-0005/ RZ-21-01/ DA-21-07/ PP-21-08 4. Replace any existing damaged curb, gutter and sidewalk and any that may be damaged during the construction of the proposed development. Contact Construction Services at 387-6280 (with file number) for details. 5. A license agreement and compliance with the District’s Tree Planter policy is required for all landscaping proposed within ACHD right-of-way or easement areas. 6. All utility relocation costs associated with improving street frontages abutting the site shall be borne by the developer. 7. It is the responsibility of the applicant to verify all existing utilities within the right-of-way. The applicant at no cost to ACHD shall repair existing utilities damaged by the applicant. The applicant shall be required to call DIGLINE (1-[PHONE REDACTED]) at least two full business days prior to breaking ground within ACHD right-of-way. The applicant shall contact ACHD Traffic Operations 387-6190 in the event any ACHD conduits (spare or filled) are compromised during any phase of construction. 8. Utility street cuts in pavement less than five years old are not allowed unless approved in writing by the District. Contact the District’s Utility Coordinator at 387-6258 (with file numbers) for details. 9. All design and construction shall be in accordance with the ACHD Policy Manual, ISPWC Standards and approved supplements, Construction Services procedures and all applicable ACHD Standards unless specifically waived herein. An engineer registered in the State of Idaho shall prepare and certify all improvement plans. 10. Construction, use and property development shall be in conformance with all applicable requirements of ACHD prior to District approval for occupancy. 11. No change in the terms and conditions of this approval shall be valid unless they are in writing and signed by the applicant or the applicant’s authorized representative and an authorized representative of ACHD. The burden shall be upon the applicant to obtain written confirmation of any change from ACHD. 12. If the site plan or use should change in the future, ACHD Planning Review will review the site plan and may require additional improvements to the transportation system at that time. Any change in the planned use of the property which is the subject of this application, shall require the applicant to comply with ACHD Policy and Standard Conditions of Approval in place at that time unless a waiver/variance of the requirements or other legal relief is granted by the ACHD Commission. F. Conclusions of Law 1. The proposed site plan is approved, if all of the Site Specific and Standard Conditions of Approval are satisfied. 2. ACHD requirements are intended to assure that the proposed use/development will not place an undue burden on the existing vehicular transportation system within the vicinity impacted by the proposed development. G. Attachments 1. Vicinity Map 2. Site Plan 3. Utility Coordinating Council 4. Development Process Checklist 5. Request for Reconsideration Guidelines OR Appeal Guidelines ---PAGE BREAK--- 13 Cherished Estates Subdivision SPP21-0005/ RZ-21-01/ DA-21-07/ PP-21-08 VICINITY MAP ---PAGE BREAK--- 14 Cherished Estates Subdivision SPP21-0005/ RZ-21-01/ DA-21-07/ PP-21-08 SITE PLAN ---PAGE BREAK--- 15 Cherished Estates Subdivision SPP21-0005/ RZ-21-01/ DA-21-07/ PP-21-08 Ada County Utility Coordinating Council Developer/Local Improvement District Right of Way Improvements Guideline Request Purpose: To develop the necessary avenue for proper notification to utilities of local highway and road improvements, to help the utilities in budgeting and to clarify the already existing process. 1) Notification: Within five working days upon notification of required right of way improvements by Highway entities, developers shall provide written notification to the affected utility owners and the Ada County Utility Coordinating Council (UCC). Notification shall include but not be limited to, project limits, scope of roadway improvements/project, anticipated construction dates, and any portions critical to the right of way improvements and coordination of utilities. 2) Plan Review: The developer shall provide the highway entities and all utility owners with preliminary project plans and schedule a plan review conference. Depending on the scale of utility improvements, a plan review conference may not be necessary, as determined by the utility owners. Conference notification shall also be sent to the UCC. During the review meeting the developer shall notify utilities of the status of right of way/easement acquisition necessary for their project. At the plan review conference each company shall have the right to appeal, adjust and/or negotiate with the developer on its own behalf. Each utility shall provide the developer with a letter of review indicating the costs and time required for relocation of its facilities. Said letter of review is to be provided within thirty calendar days after the date of the plan review conference. 3) Revisions: The developer is responsible to provide utilities with any revisions to preliminary plans. Utilities may request an updated plan review meeting if revisions are made in the preliminary plans which affect the utility relocation requirements. Utilities shall have thirty days after receiving the revisions to review and comment thereon. 4) Final Notification: The developer will provide highway entities, utility owners and the UCC with final notification of its intent to proceed with right of way improvements and include the anticipated date work will commence. This notification shall indicate that the work to be performed shall be pursuant to final approved plans by the highway entity. The developer shall schedule a preconstruction meeting prior to right of way improvements. Utility relocation activity shall be completed within the times established during the preconstruction meeting, unless otherwise agreed upon. Notification to the Ada County UCC can be sent to: 50 S. Cole Rd. Boise 83707, or Visit iducc.com for e-mail notification information. ---PAGE BREAK--- 16 Cherished Estates Subdivision SPP21-0005/ RZ-21-01/ DA-21-07/ PP-21-08 Development Process Checklist Items Completed to Date: Submit a development application to a City or to Ada County The City or the County will transmit the development application to ACHD The ACHD Planning Review Section will receive the development application to review The Planning Review Section will do one of the following: Send a “No Review” letter to the applicant stating that there are no site specific conditions of approval at this time. Write a Staff Level report analyzing the impacts of the development on the transportation system and evaluating the proposal for its conformance to District Policy. Write a Commission Level report analyzing the impacts of the development on the transportation system and evaluating the proposal for its conformance to District Policy. Items to be completed by Applicant: For ALL development applications, including those receiving a “No Review” letter: • The applicant should submit one set of engineered plans directly to ACHD for review by the Development Review Section for plan review and assessment of impact fees. (Note: if there are no site improvements required by ACHD, then architectural plans may be submitted for purposes of impact fee assessment.) • The applicant is required to get a permit from Construction Services (ACHD) for ANY work in the right-of-way, including, but not limited to, driveway approaches, street improvements and utility cuts. Pay Impact Fees prior to issuance of building permit. Impact fees cannot be paid prior to plan review approval. DID YOU REMEMBER: Construction (Non-Subdivisions) Driveway or Property Approach(s) • Submit a “Driveway Approach Request” form to ACHD Construction (for approval by Development Services & Traffic Services). There is a one week turnaround for this approval. Working in the ACHD Right-of-Way • Four business days prior to starting work have a bonded contractor submit a “Temporary Highway Use Permit Application” to ACHD Construction – Permits along with: a) Traffic Control Plan b) An Erosion & Sediment Control Narrative & Plat, done by a Certified Plan Designer, if trench is >50’ or you are placing >600 sf of concrete or asphalt. Construction (Subdivisions) Sediment & Erosion Submittal • At least one week prior to setting up a Pre-Construction Meeting an Erosion & Sediment Control Narrative & Plan, done by a Certified Plan Designer, must be turned into ACHD Construction to be reviewed and approved by the ACHD Stormwater Section. Idaho Power Company • Vic Steelman at Idaho Power must have his IPCO approved set of subdivision utility plans prior to Pre-Con being scheduled. Final Approval from Development Services is required prior to scheduling a Pre-Con. ---PAGE BREAK--- 17 Cherished Estates Subdivision SPP21-0005/ RZ-21-01/ DA-21-07/ PP-21-08 Request for Appeal of Staff Decision 1. Appeal of Staff Decision: The Commission shall hear and decide appeals by an applicant of the final decision made by the Development Services Manager when it is alleged that the Development Services Manager did not properly apply this section 7101.6, did not consider all of the relevant facts presented, made an error of fact or law, abused discretion or acted arbitrarily and capriciously in the interpretation or enforcement of the ACHD Policy Manual. a. Filing Fee: The Commission may, from time to time, set reasonable fees to be charged the applicant for the processing of appeals, to cover administrative costs. b. Initiation: An appeal is initiated by the filing of a written notice of appeal with the Secretary and Clerk of the District, which must be filed within ten (10) working days from the date of the decision that is the subject of the appeal. The notice of appeal shall refer to the decision being appealed, identify the appellant by name, address and telephone number and state the grounds for the appeal. The grounds shall include a written summary of the provisions of the policy relevant to the appeal and/or the facts and law relied upon and shall include a written argument in support of the appeal. The Commission shall not consider a notice of appeal that does not comply with the provisions of this subsection. c. Time to Reply: The Development Services Manager shall have ten (10) working days from the date of the filing of the notice of appeal to reply to the notice of the appeal, and may during such time meet with the appellant to discuss the matter, and may also consider and/or modify the decision that is being appealed. A copy of the reply and any modifications to the decision being appealed will be provided to the appellant prior to the Commission hearing on the appeal. d. Notice of Hearing: Unless otherwise agreed to by the appellant, the hearing of the appeal will be noticed and scheduled on the Commission agenda at a regular meeting to be held within thirty (30) days following the delivery to the appellant of the Development Services Manager’s reply to the notice of appeal. A copy of the decision being appealed, the notice of appeal and the reply shall be delivered to the Commission at least one week prior to the hearing. e. Action by Commission: Following the hearing, the Commission shall either affirm or reverse, in whole or part, or otherwise modify, amend or supplement the decision being appealed, as such action is adequately supported by the law and evidence presented at the hearing. ---PAGE BREAK--- 18 Cherished Estates Subdivision SPP21-0005/ RZ-21-01/ DA-21-07/ PP-21-08 Request for Reconsideration of Commission Action 1. Request for Reconsideration of Commission Action: A Commissioner, a member of ACHD staff or any other person objecting to any final action taken by the Commission may request reconsideration of that action, provided the request is not for a reconsideration of an action previously requested to be reconsidered, an action whose provisions have been partly and materially carried out, or an action that has created a contractual relationship with third parties. a. Only a Commission member who voted with the prevailing side can move for reconsideration, but the motion may be seconded by any Commissioner and is voted on by all Commissioners present. If a motion to reconsider is made and seconded it is subject to a motion to postpone to a certain time. b. The request must be in writing and delivered to the Secretary of the Highway District no later than 11:00 a.m. 2 days prior to the Commission’s next scheduled regular meeting following the meeting at which the action to be reconsidered was taken. Upon receipt of the request, the Secretary shall cause the same to be placed on the agenda for that next scheduled regular Commission meeting. c. The request for reconsideration must be supported by written documentation setting forth new facts and information not presented at the earlier meeting, or a changed situation that has developed since the taking of the earlier vote, or information establishing an error of fact or law in the earlier action. The request may also be supported by oral testimony at the meeting. d. If a motion to reconsider passes, the effect is the original matter is in the exact position it occupied the moment before it was voted on originally. It will normally be returned to ACHD staff for further review. The Commission may set the date of the meeting at which the matter is to be returned. The Commission shall only take action on the original matter at a meeting where the agenda notice so provides. e. At the meeting where the original matter is again on the agenda for Commission action, interested persons and ACHD staff may present such written and oral testimony as the President of the Commission determines to be appropriate, and the Commission may take any action the majority of the Commission deems advisable. f. If a motion to reconsider passes, the applicant may be charged a reasonable fee, to cover administrative costs, as established by the Commission. ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK---