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Willowbrook Golf Community City of Star May 9, 2023 ---PAGE BREAK--- Development Team • Richard Phillips & Nate Mitchell, Willowbrook, Inc. – Developer • John Roters, South Beck & Baird – Landscape Architect • Jamie Markosian, Kittleson & Associates – Traffic Engineer • Chad Kinkela, CK Engineers – Civil Engineer • Phil Smith & Tom Weiskopf – Golf Course Architects • Deborah Nelson, Givens Pursley LLP – Land Use Counsel • Cody McCammon, Idaho Survey Group – Land Surveyor ---PAGE BREAK--- Application Overview • Annexation of 726 acres • R-2 Zoning • Development Agreement • Golf course and public infrastructure uses • Conceptual Master Plan • Conditions of approval ---PAGE BREAK--- Conceptual Master Plan • 18-hole championship golf course • 1,094 single-family detached homes • Approx. 110,000 SF neighborhood commercial ---PAGE BREAK--- Property and Vicinity ---PAGE BREAK--- Evolution of Master Plan • Removed Canyon County land, reducing size from 1555 to 726 acres • Zoning from R3 to R2 • Total homes reduced from 1,618 (east of county line) to 1,094 • Townhomes eliminated; only single-family detached homes ---PAGE BREAK--- Future Approvals Required for Future Phases • Planned Unit Development • Commercial uses outside of golf course • Dimensional standards • Preliminary Plat • 1,094 single-family detached home sites ---PAGE BREAK--- World-Class Golf Course Amenity • Championship level 18- hole course • Clubhouse with restaurant, bar, pro shop • Practice fairway 350 yards long • Winter practice facilities • Irrigated with recycled water, other efficiencies • Significant economic benefits for prestige destination ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- Open Space, Pathways and Amenities • 99 acres of natural open space with community trails, in addition to golf course • Community clubhouses and pocket park amenity locations to follow with preliminary plat • Will meet City of Star’s requirement of 15 site amenities for the size of development • Pedestrian and bicycle pathways to BLM hiking trails through development • Trailhead parking lot ---PAGE BREAK--- Transitional Lots ---PAGE BREAK--- Transitional Lots Landscape Buffer Strip ---PAGE BREAK--- Adjacent Densities within City of Star ---PAGE BREAK--- Aligns with Comprehensive Plan • FLUM Estate Residential (1-3 units/acre) • Goal 7.3 Enhance and develop Star’s economy. • Objective 7.4(B) Diversify and strengthen local economy with environmentally sound and economically viable development. • Objective 7.4(C) Provide a climate where businesses can flourish by enhancing the city's natural resources, arts and culture, lively urban core, and vital neighborhoods. ---PAGE BREAK--- Aligns with Comprehensive Plan (cont.) • Objective 7.4(H) Provide walkable mix of uses. • Policy 7.5(A) Provide appropriate commercial close to housing and consumers for neighborhood commercial uses. • Policy 5.5(D) Provide housing variety. • Goal 11.5(C) Promote groundwater conservation by using treated wastewater for irrigation. ---PAGE BREAK--- Public Agency Work Sessions January 25, 2022 ●February 8, 2022 ●February 22, 2022 ---PAGE BREAK--- Neighborhood Meetings • June 2, 2021, 6PM • June 3, 2021, 6PM • September 29, 2022, 6PM ---PAGE BREAK--- Traffic Study – Original Scope • Phase 1 (2030 build out) • 18-Hole Golf Course (with clubhouse uses) • 330 residential units • Entire Project (2045 build) • 18-Hole Golf Course (with clubhouse uses) • Non-golf course commercial • 1,094 residential units ---PAGE BREAK--- Traffic Study – Limited Phase 1 Scope • Phase 1 • 18-Hole golf course (with clubhouse uses) only • Build out ~ 2026 • 526 trips (30 AM peak, 52 PM peak) – under threshold that requires traffic study • Future phases • All residential and commercial except for golf course uses ---PAGE BREAK--- Traffic Study Context • Many people are moving to the City of Star and Treasure Valley. • Transportation agencies have planned improvements to address many existing and background conditions. ---PAGE BREAK--- Traffic Study Comments • Updated traffic study required at each phase of development • ACHD: Keep local roads under planning thresholds (2000 ADT) • ITD: Coordinate with Spring Valley for access improvements at Aerie Way and SH16 • CDH4: Improvements to CanAda road and proportional funding of intersection improvements ---PAGE BREAK--- ---PAGE BREAK--- Sewer • Recycled water (Class A) will irrigate golf course and home landscaping—significant upgrade to sewer capabilities and significant cost savings for SSWD ratepayers. • SSWD will serve project. • Willowbrook will construct and dedicate new lift station and pressure sewer line. • Willowbrook will extend sewer system through project and stub to adjacent properties. ---PAGE BREAK--- Water • SSWD will serve project, Willowbrook will convey 5 cfs water rights to SSWD. • SSWD’s existing rights sufficient to serve Project. • Willowbrook will construct/dedicate: 12” main, booster station, 500,000 gal tank, 2 new wells. • Willowbrook will extend water system through project and stub to adjacent properties. • No additional water will be pumped from the aquifer than currently used for irrigation. • Recycled water / sustainability features to significantly reduce demand. ---PAGE BREAK--- Public Improvements • Significant road improvements to serve community • Fiber extended to area and stubbed to neighbors • Sewer/water improvements, upsized and stubbed • Water conservation benefits for recycled water use • Public dedication of sites for: o Fire Department (co-location with police, EMS) o Star Sewer & Water lift station, storage tank o Elementary school site if needed by the district • Project will pay over $10M in impact and mitigation fees ---PAGE BREAK--- Developer Impact Fees Per residential lot: $9,672 x 1,094 residential lots = $10,581,168 + $41,800 in commercial impact fees for Star Fire TOTAL = $10,622,968 ---PAGE BREAK--- Annexation Approval Criteria 1. Aligned with Comprehensive Plan. 2. Meets District Regulations. 3. Not materially detrimental to public health, safety and welfare. 4. No adverse impact on public services within the city. 5. In the best interest of city. ---PAGE BREAK--- DA in Lieu of CUP – Criteria (golf course and public infrastructure) 1. Site is large enough to accommodate proposed uses. 2. Meets the intent of Star comp plan, complies with code. 3. Compatible with other uses in general neighborhood. 4. Will not adversely affect other property in vicinity. ---PAGE BREAK--- DA in Lieu of CUP – Criteria (golf course and public infrastructure) 5. Served adequately by essential public facilities and services. 6. Will not create excessive additional costs and not detrimental to economy. 7. Will not involve noxious activities. 8. Will not result in loss or damage to City feature. ---PAGE BREAK--- Staff Report Condition Revision Condition 2: This approval is specifically for the golf course and associated amenities, including the clubhouse with restaurant and bar, and for the public Infrastructure facility. Any further commercial uses, including but not limited to any other restaurant and bar, fire station, and retail/commercial shall require approval through a Planned Unit Development. ---PAGE BREAK--- Suggested Additional Conditions for DA 1. Residential density capped at 1.5 units/acre. 2. Project shall provide a site for Star Fire station (with possible co- location for police and EMS) in preliminary plat. 3. Project shall provide an elementary school site in preliminary plat if needed by West Ada School District. 4. Project shall provide all improvements required by Star Sewer and Water District and will stub sewer and water to adjacent subdivisions. 5. Project shall provide transition to adjacent residential with a landscaped buffer strip or half-acre lots as shown on the Transitional Lots slide presented by Applicant (to be an exhibit to the DA). ---PAGE BREAK--- Conclusion ---PAGE BREAK--- Supplemental Materials ---PAGE BREAK--- SSWD Master Plan (North) ---PAGE BREAK--- SSWD Master Plan (South) ---PAGE BREAK--- Trip Distribution Phase 1 Total Buildout ---PAGE BREAK--- Star Future Land Use Map ---PAGE BREAK--- Star Zoning Map ---PAGE BREAK--- Home Designs ---PAGE BREAK--- Home Designs ---PAGE BREAK--- Home Designs ---PAGE BREAK--- Home Designs