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November 7, 2022 CITY OF STAR NOTICE OF PUBLIC HEARING Dear Agency Representative: You have been identified as an agency having jurisdiction on the following matter, which will come before the Star City Council at the Star City Hall, 10769 W. State Street, Star, Idaho at 7:00 pm, or as soon thereafter as the matter may be heard. The hearing is tentatively scheduled for December 13, 2022. Application: Willowbrook Master Planned Development Files AZ-21-12 Annexation-Zoning DA-21-20 Development Agreement Applicant/Representative: Nathan Mitchell, A+E Construction, LLC, 1470 N. Rook Way, Star, ID 83669 Owner: Richard M. Phillips, Willowbrook Development, Inc. & Twin Islands, LLC, 210 Murray Street, Garden City, ID 83714 Action: The Applicant is seeking approval of an Annexation and Zoning (R-2-DA) with a Development Agreement for a proposed master planned development consisting of approximately 1,094 residential lots, 2 commercial lots and an 18-hole golf course on 726.6 acres. The property is located west of Highway 16 in Star, Idaho. The project is exclusively in Ada County. Property Location: The subject property is generally located between Hwy 16 and Can Ada Road, and Deep Canyon Drive and Lanktree Gulch Road/Purple Sage Drive. Ada County Parcel No.’s included in Exhibit A attached. Information/Comments: Additional materials are available for review at Star City Hall. Please submit any initial comments on agency letterhead to Star City Hall, P.O. Box 130, Star, Idaho 83669 or at [EMAIL REDACTED] by December 6, 2022, or your agency’s response may be documented as “No Comment”. For further information, please call [PHONE REDACTED]. Shawn L. Nickel Planning Director and Zoning Administrator Mayor: Trevor A. Chadwick Council: Kevin Nielsen Jennifer Salmonsen Michael Keyes David Hershey ---PAGE BREAK--- SCALE: 0' 200' 400' 600' 1" = 200'-0" DRAFT 8-31-2022 ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- 1 Willowbrook Development June 23, 2022 City of Star 10769 W. State St Star, ID 83669 RE: Updated Narrative For Willowbrook Golf Community Annexation, Zoning, and Development Agreement Dear Mayor, Star City Council, and Planning Staff: Willowbrook Development, Inc. respectfully submits this updated application narrative for the annexation and zoning, with development agreement, of the approximately 726-acre Willowbrook Golf Community (“Willowbrook” or “Project”). This updated narrative and supporting materials supplement the Willowbrook application package filed July 15, 2021. Based on feedback from the City and community, the Project scope has been narrowed to include only Ada County land, removing all Canyon County land from the Project, and reducing the requested zoning to R2 instead of R3. See Attachment A. Only the golf course and golf clubhouse facilities will proceed as the first phase. The PUD and Preliminary Plat applications and associated processes and hearings will follow at a later date. The proposed Development Agreement includes a Conceptual Master Plan for future development of the annexed property and approves the golf course and clubhouse facilities for development during the Project’s first phase. The Development Agreement restricts all further development, including residential and commercial development, until subsequent applications are submitted, considered, and approved, including a Preliminary Plat and a PUD, with associated traffic mitigation based on ACHD’s and ITD’s review of the traffic impact study. Project Overview - Conceptual Master Plan The Willowbrook Golf Community is located on property within Phase 8 of the Hillsdale Estates community and has been contemplated for development since Hillsdale’s establishment in 1995. The Conceptual Master Plan for Willowbrook includes an 18-hole championship golf course, approximately 1094 single-family detached home sites, and approximately 110,000 square feet of neighborhood commercial and retail space. The integrated mixed uses, all centered around the golf course as the primary amenity, will create a desirable community where Star residents can live, work and play, all within a beautifully landscaped and highly amenitized development, connected with bike and pedestrian pathways. ---PAGE BREAK--- 2 Golf Course. The 175-acre, 18-hole championship golf course – the focal point of the Willowbrook community – will be constructed as the first phase of the Project. This significant amenity will be designed with the help of Tom Weiskopf and Phil Smith Design. The course will be privately owned and maintained, and the public will be welcome to enjoy it—a model that has worked well for the Banbury Meadows course in Eagle. Upon completion, the course will provide a truly world class venue that is an incredible asset to the City of Star and the overall Treasure Valley region. The golf facilities are requested to be approved as part of the Development Agreement in lieu of a conditional use permit. Residential. Willowbrook’s Conceptual Master Plan includes approximately 1094 home sites. Willowbrook plans to offer a variety of home types for various homebuyers at a range of price points, including large luxury-style estate lots for families and high-end buyers, smaller lot patio homes for active older adults and those seeking lower maintenance properties, and additional lot size options and corresponding home types in between the estate and patio home sizes. The housing variety will be aligned to be compatible with surrounding residential development. Higher density lots will be located on the interior, while larger estate lots are located along the outside adjacent to existing homes. The exact sizes and configuration of residential lots will have to be reviewed and approved by the City with the future preliminary plat and PUD applications, and none of the planned residential uses will occur until and unless approved as part of those applications. Commercial/Retail. Willowbrook’s Conceptual Master Plan includes approximately 110,000 sf of neighborhood commercial space to eventually include convenient services and retail opportunities for area residents and visitors. This application seeks approval of the golf clubhouse only, which will include a restaurant, bar, and pro shop retail incidental to the golf ---PAGE BREAK--- 3 course use. The planned future commercial uses will not occur until and unless approved as part of the future preliminary plat and PUD applications. Civic. Willowbrook’s Conceptual Master Plan includes land for civic uses, including sewer, fire/police/EMS services, that will provide improved safety and services for all adjacent residents. Access/Roads Primary access to Willowbrook is planned at CanAda Road on the West, with a residential collector and spine road running east-west, and additional points of access at Wing Road and W. Deep Canyon Drive. In later phases, a future road extension is planned to connect to a new Highway 16 access northeast of the site. Public and private roads will provide residents with circulation throughout the development. A traffic impact study and associated review by ITD and ACHD will be required with the Preliminary Plat application. Utilities Upon annexation into the Star Sewer and Water District (“SSWD”), SSWD will provide services to Willowbrook. Wastewater treatment is planned to include a regional lift station located in the vicinity of CanAda Road and Purple Sage Road. The lift station will be sized to serve the Project and additional potential development in the area. The pressure line from the lift station ---PAGE BREAK--- 4 would likely run south in the CanAda Road right-of-way to Foothill Road, then east along Foothill Road to a gravity line that extends from the Trident Ridge Subdivision. Ultimately, as needed, Willowbrook may develop wastewater treatment on site with use of an MBR treatment plant like SSWD’s current facility. This facility would be designed to produce water clean enough to reapply to the golf course for irrigation. Potable water for Willowbrook will be provided by a new well drilled within the Project, with a storage tank to treat and store water, as directed and approved by SSWD. Willowbrook will dedicate potable water rights the developer owns to SSWD to serve the Project. Any additional water rights will be secured by the owner and/or SSWD as needed. Willowbrook currently owns at least 4,000 acre-feet of irrigation water rights to provide irrigation to the golf course. The Project will use as much treated wastewater as possible and only use the existing irrigation wells as needed to supplement the reused water. All wastewater treatment and water supply facilities will be built by Willowbrook and dedicated to SSWD for operation. Emergency Services With the Preliminary Plat, Willowbrook will dedicate land in the vicinity of Purple Sage and CanAda Roads for the Star Fire Protection District to site a station to serve the northern portion of their District. Willowbrook will continue to work with the District to determine the most appropriate location within the Project for such a station. The new station would likely house Star Police and Ada County EMS as well. Open Space and Amenities The featured amenity in Willowbrook is the 175-acre, 18-hole championship golf course, which includes a driving range and clubhouse amenities, and this will be provided as the first phase of the development, providing immediate public benefit. The Conceptual Master Plan also includes approximately 89 additional acres of usable natural areas with hiking trails plus approximately 31 acres of buffers, parkways, and open grassy areas for residents to enjoy. In total, the non-golf course open space and amenities will exceed both the City’s 15% gross land area requirement and the 10% usable open space requirement. Details about the open space areas and amenities will be considered with the PUD and preliminary plat applications. Phasing The first phase of Willowbrook will consist of the golf course and clubhouse, making championship-level golf accessible to the public. Phased development will continue outward from there, with Phase 2 to include housing development and additional road accessibility. The phasing of the Project will depend on grading and market conditions and will evolve as the Preliminary Plat is developed. The Preliminary Plat application and associated review of traffic impacts and required mitigation will occur before the residential or commercial development phases of the Project may proceed. ---PAGE BREAK--- 5 Neighborhood Meetings and Public Involvement The applicant team began engaging with the broader Star community about the Project in 2012, with the goal of understanding how best to integrate this phase of the development with earlier phases and surrounding developments, including residents of Hillsdale, Monument Ridge, and Star Ridge subdivisions. The Project incorporated as many of the requests from those meetings as possible. The applicant team has also participated in several public work sessions with the City on a variety of topics, including: January 25, 2022 – Transportation (ACHD, ITD, CCHD4, COMPASS) February 8, 2022 – Schools, Fire, Sewer/Water February 22, 2022 – Environmental and Utilities (Idaho Fish and Game, Idaho Power, Central District Health, CenturyLink, Sparklight, Intermountain Gas, and US Postal Service) As we continue to go through this process with the City, and in future application processes, the applicant is committed to minimizing the Project’s impact on local neighbors. Neighborhood involvement in this process has already made this a better development, and we anticipate this will continue to be the case as more detailed development applications follow. Annexation and Zoning, with Development Agreement As described above, the current application package would annex the approximately 726-acre property with R2 Zoning, and allow only the golf course and golf clubhouse facilities to be built as the first phase of the Project. The proposed Development Agreement includes a Conceptual Master Plan for future development but restricts all further development, including residential and commercial development, until subsequent applications are submitted, considered, and approved, including a Preliminary Plat and a PUD, with associated traffic mitigation based on ACHD’s and ITD’s review of the traffic impact study. Willowbrook meets all of the requirements for annexation and zoning. First, annexation and zoning to R-2 complies with applicable provisions of the Star Comprehensive Plan. The proposed R2 zone is consistent with the applicable Future Land Use Map’s designation of Estate Residential for this property, calling for 1-3 units per acre. Additionally, Willowbrook aligns with Goal 7: “Enhance and develop Star’s economy, which will build a stronger community.” The Project also includes a mix of commercial and residential development within a planned community that encourages walkability, addressing Implementation Policies 7.5(A) and Further, the Project proposes a variety of housing types and price points to address Chapter 5’s population goal: “5.5(D) Provide a variety of housing opportunities for differing population needs ranging from large-lot residential to multi-family apartment uses.” ---PAGE BREAK--- 6 Second, annexation and R-2 zoning of this Project complies with regulations outlined for the proposed district. This Project, as ultimately considered and approved through the Preliminary Plat and PUD applications, will provide quality housing aligned with the overall density and use standards of the R-2 district and will provide a variety of homes for Star residents. The gross density of Willowbrook contemplated in the Conceptual Master Plan is 1.53 units per acre, consistent with R2 zoning. Third, annexation and zoning to R-2 will not be materially detrimental to the public health and welfare. This Project will provide needed housing and appropriate commercial development adjacent to that housing in an area with similar uses. The master planned nature of the community – with the golf course, employment opportunities, access to services, and significant connecting pedestrian and bike pathways – will provide internal trip capture opportunities, minimizing external impacts on roads and maximizing quality of life. The commercial uses will benefit the City and all City residents with increased tax base and opportunities to access quality goods and services. Fourth, annexation and zoning of Willowbrook will not result in an adverse impact upon the delivery of services by any political subdivision providing public services within the city. Willowbrook is adequately served by irrigation, and we are working with Star Fire Protection District and SSWD to ensure that adequate facilities are available when residents move into the community. Finally, annexation is in the best interest of the City of Star. Willowbrook will provide citizens of Star with a world-class amenity in the form of a championship 18-hole golf course, and a quality mixed use residential community, supporting positive economic development for the City and its residents. Additionally, the planned civic uses, including sewer, fire, police, and EMS services, will provide improved safety and services for adjacent residents. As part of the Development Agreement, in lieu of a conditional use permit, Willowbrook seeks approval of the golf course and golf clubhouse amenities, which will include a restaurant, bar, and pro shop retail incidental to the golf course use. All conditional use permit criteria in Star City Code are met. First, the site is large enough to accommodate the proposed golf course uses and meet all the dimensional and development regulations in the district in which the use is located. The 726- acre site has plentiful useable open space, and offers more than sufficient acreage to accommodate the proposed golf course and golf amenities. Second, the proposed golf course uses meet the intent of the Star comprehensive plan and are in compliance with the requirements of the Unified Development Code. The uses are conditionally allowed in the R2 zone. The golf course and clubhouse amenities will fulfill Chapter 7’s goals of economic development by creating jobs and by creating a world-class amenity that will generate tourism dollars. ---PAGE BREAK--- 7 The design, construction, operation and maintenance of the golf course uses will be compatible with the surrounding uses, and with the existing or intended character of the vicinity. The architecture will conform to and/or complement surrounding development, and the golf course uses are compatible with adjacent residential and recreational uses. The Willowbrook golf course and facilities will not adversely affect properties in the vicinity. The Project will enhance the property and aesthetic values of adjacent properties with beautiful and functional amenities and related services for area residents. The proposed golf course uses will be served adequately by essential public facilities, including sewer, public safety, streets, and water, and will not create excessive costs or be detrimental to the economic welfare of the community. The applicant’s significant self-funded improvements will ensure that this area will have sufficient infrastructure to accommodate the proposed development, and address the needs of other area residents. The proposed golf course uses will not constitute nuisance activities of any kind. Finally, the proposed golf uses will not result in the destruction, loss or damage of a natural, scenic, or historic feature of major importance. Conclusion Willowbrook presents this Annexation and Zoning with Development Agreement request as a critical first step in a long-term partnership with the City of Star and other supporting government agencies. Discussions with Star Sewer and Water District, Star Fire Protection District, Ada County Highway District, and Idaho Transportation Department have been positive and constructive, and have resulted in identifying multiple opportunities to provide enhanced, superior municipal services to current and future residents. We sincerely appreciate your time and consideration of this Project. Sincerely, Nathan Mitchell ---PAGE BREAK--- 8 ATTACHMENT A Updated Application and Legals ---PAGE BREAK--- 9 ---PAGE BREAK--- 10 ---PAGE BREAK--- 11 ---PAGE BREAK--- 12 ---PAGE BREAK--- 13 ---PAGE BREAK--- 14 ---PAGE BREAK--- 15 ---PAGE BREAK--- 16 ---PAGE BREAK--- 17 ---PAGE BREAK--- 18 ---PAGE BREAK--- 19 ---PAGE BREAK--- 20 ---PAGE BREAK--- 21 ---PAGE BREAK--- 22 ---PAGE BREAK--- 23 ---PAGE BREAK--- 24 ---PAGE BREAK--- 25 ---PAGE BREAK--- 26 ---PAGE BREAK--- 27 ---PAGE BREAK--- 28 ---PAGE BREAK--- 29 ---PAGE BREAK--- 30 ---PAGE BREAK--- 31 ---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--- Practice Range 6 7 8 9 10 11 12 13 14 15 16 17 18 1 2 3 4 5 400 Yards 420 Yards 515 Yards 360 Yards 400 Yards 425 Yards 200 Yards 556 Yards 458 Yards 446 Yards 565 Yards 175 Yards 220 Yards 187 Yards 445 Yards 530 Yards Maint. 3.0 AC 442 Yards (Modified) 453 Yards Modified COMMERCIAL 3.06 ACRES Club House Restaurant Bar Parking Parking Entry to Club House Parking Parking Potential Commercial Retail 3.80 Acres Club House 6.1 Acres Entry Monument Round-a-bout Common Area Common Area Patio Homes 9 Lots Single Family (6,000 sf. - 9,000 sf.) 66 total lots Single Family (6,000 sf. - 9,000 sf.) 13 total lots Single Family (6,000 sf. - 9,000 sf.) 138 total lots Single Family (12,000 sf. minimum) 25 total lots Single Family (6,000 sf. - 9,000 sf.) 41 total lots Club House Single Family (1 acre minimum) 22 total lots Single Family (20,000 sf. minimum) 12 total lots Single Family (12,000 sf. minimum) 87 total lots Single Family (12,000 sf. minimum) 14 total lots Patio Homes 24 Lots Single Family (12,000 sf. minimum) 10 total lots Single Family (6,000 sf. - 9,000 sf.) 67 total lots Single Family (12,000 sf. minimum) 13 total lots Single Family (20,000 sf. minimum) 41 total lots Single Family (20,000 sf. minimum) 61 total lots Single Family (12,000 sf. minimum) 25 total lots Single Family (6,000 sf. - 9,000 sf.) 67 total lots Single Family (1 acre minimum) 22 total lots Common Area Common Area Common Area Single Family (6,000 sf. - 9,000 sf.) 39 total lots Patio Homes 5 Lots Single Family (6,000 sf. - 9,000 sf.) 62 total lots Patio Home 6 Lots Common Area Patio Homes 51 Lots Patio Homes 26 Lots Patio Homes 26 Lots UTILITY LOT 1.85 AC Club House Club House Single Family (6,000 sf. - 9,000 sf.) 60 total lots Single Family (20,000 sf. minimum) 61 total lots Single Family (6,000 sf. - 9,000 sf.) 32 total lots Single Family (20,000 sf. minimum) 24 total lots SITE DEVELOPMENT FEATURES: TOTAL ACRES 716.0 ACRES PATIO HOMES (UNDER 6,000 SF.) 146 LOTS TOTAL AREA 13.9 ACRES DENSITY 10.5 SINGLE FAMILY (6,000 SF. - 9,000 SF.) 585 LOTS TOTAL AREA 121.9 ACRES DENSITY 4.8 DUA SINGLE FAMILY (12,000 SF. MINIMUM) 174 LOTS TOTAL AREA 48.8 ACRES DENSITY 3.5 DUA SINGLE FAMILY (20,000 SF. MINIMUM) 145 LOTS TOTAL AREA 71.1 ACRES DENSITY 2.0 DUA SINGLE FAMILY (1 ACRE MINIMUM) 44 LOTS TOTAL AREA 58.7 ACRES DENSITY .75 DUA TOTAL RESIDENTIAL: TOTAL LOTS 1,094 LOTS TOTAL ACRES 314.4 ACRES TOTAL AREA 44.0 % GROSS DENSITY 1.53 DUA NET DENSITY 3.48 DUA (NOT INCLUDING R.O.W., GOLF COURSE, COMMERCIAL OR COMMON AREAS) NEIGHBORHOOD COMMERCIAL: TOTAL AREA 13.0 ACRES 1.8 % MUNICIPAL: TOTAL AREA 1.80 ACRES .25 % OPEN SPACE AND SITE AMENITIES: GOLF COURSE, RANGE, MAINTENANCE AREA: TOTAL AREA 175.4 ACRES 24.45 % QUALIFIED OPEN SPACE: COMMON AREA (BUFFERS PARKWAYS AND OPEN GRASSY AREAS): TOTAL AREA 31.1 ACRES 4.3 % COMMON AREA (NATURAL AREAS WITH HIKING TRAILS): TOTAL AREA 88.8 ACRES 12.4 % TOTAL QUALIFIED OPEN SPACE: 16.7 % RIGHT OF WAY: TOTAL AREA 91.5 ACRES 12.8% SCALE: 0' 200' 400' 600' 1" = 200'-0" ---PAGE BREAK--- SINGLE FAMILY 6,000 SF. OR BELOW LOCAL ROAD TYPICAL UNDER 6,000 SF. RESIDENTIAL LOT ---PAGE BREAK--- TYPICAL 6,000 - 9,000 SF. RESIDENTIAL LOT SINGLE FAMILY 6,000 SF. - 9,000 SF. LOCAL ROAD ---PAGE BREAK--- SINGLE FAMILY 12,000 SF. MIN LOT SIZE LOCAL ROAD TYPICAL 12,000 SF. MIN. RESIDENTIAL LOT ---PAGE BREAK--- LOCAL ROAD SINGLE FAMILY 20,000 SF. MIN LOT SIZE TYPICAL 20,000 SF. MIN. RESIDENTIAL LOT ---PAGE BREAK--- SINGLE FAMILY 1 ACRE MIN LOT SIZE LOCAL ROAD TYPICAL 1 ACRE MIN. RESIDENTIAL LOT