December 8, 1972 Fred Wolske contracted Friend’s Surveying to design Lake View Subdivision off South Cloverdale Road.  Bill Roam’s drawing was revised January 24, 1972 and February 14, 1973.  Lake View Subdivision proposed 80 1-acre lots and 9-hole golf course.  Lake View Subdivision was never built.  Desert View 1-acre single homes Subdivision is presently in the area of the proposed Planned Community District (PCD) and consist of approximately 150 homes.


    Albert Blaser’s envisioned Cloverdale Residential Subdivision within the proposed PCD consists of 2 to 3 lots per acre with the number of homes exceeding 6,300 to 7,000 in the final Phases ten to 12 years from completion of phase One Developments.  The proposed planned community would be a mix of residential, commercial, manufacturing, industrial and business park areas.  Prior to incorporating the city of Montebello, Ada County ordinances for land use must be adhered to.  Infrastructure for sewer and water is the key to lot density of 2 to 3 or more lots per acre for residential subdivisions and half-acre lakeside lots for spacious homes.  Designing residential subdivisions with parks serving as open space, accessible to all homes in the community, would allow 2 to 3 small lots per acre.

First Phase planned developments are as follows:


   Residential uses would come first with entry level housing predominating.  These homes on lots of approximately 7,645 square feet could produce 2 to 3 dwelling units per gross acre (69.58’ by 110’ per lot) for residential subdivisions.  Small lots and medium lots are sometimes mixed together within the same acre.  The value of homes in this class would be from $110,000.00 to $125,000.00 and would make up to 65 to 70% of Residential community homes.  MAI Appraisal established small lots averaging 7000 square feet (80’ by 88’) from $25,000.00 to $28,000.00.  Increase of lot size is consistent with Idaho market for the proposed $30,000.00 per lot sale. 


    Actual Lot sizes are dependent upon topography, planners, engineering specifications and developers desired lot density in accordance with municipal and county ordinances relating to lot density per acre.  Depth of lots at 110’ assumes 30’ for half the necessary allowance for road/sidewalk per acre (actual road/sidewalk width:  55’/5’).  68’ (depth) by 208.71’ (width) of each acre left over will allow 30’ road/sidewalk and 38’ of the next lot thereby gaining 1 lot every 2-acres in depth and or 68’ (depth) by 208.71’ (width) designated for residential lots when lots are back to back.


    A second level of homes on lots of 10,010 square feet would produce 2 homes per gross acre (91’ width by 110’ depth lot size) for residential subdivisions with 26’ (width) by 208.71’ (depth) left over in each acre.  Every 3.5-acres would gain an extra lot based on 91’ as lot width and or allow an area designated for open space in association with several homes.  The value of homes in this class would be from be $130,000.00 and up. These homes would make up 10 to 20% of the community.  30 lots are planned.  These lots are proposed at $35,000.00. 


    Larger homes on half-acre lots of 21,780 square feet 104.35516’ x 208.71032’ abutting a small lake would be from $155,000.00 and up and would make up 10 to 15% of the residential community.  Half- acre lots square footage includes driveway, sidewalk and street areas.  Half-acre lots are planned for sale to custom builders who charge according to market conditions.  30 lots are planned.  These lots are proposed at  $70,000.00.


    Generally 20 to 25% of available ground, dependant upon lot density per acre is designated for sidewalks, driveways and approximately 12’ feet of the street. There is a large unfilled demand for finished lots in the Boise Metro area.  A number of local developers have been unable to meet their available sales and production schedules due to scarcity.  One developer located in Utah had a shortfall of 200 homes in 2000.  Others even higher.


    Zoning on all properties is a prerequisite for development. Commercial areas will be provided and will likely produce revenue at $2.50 square foot.  Approximately 110 acres is planned in Phase One and would be subdivided into lots as determined by future users.  40-acres at present next to railroad tracks within the project is zoned commercial.  Properties within the civic center district adequately allow for the establishment of commercial areas for retail merchants. 


    15-acres in the civic center district of the Planned Community is seen as gifted land for the community in order to establish city hall and municipal governmental buildings and community recreational facilities and in the process, establishing business districts. 

15-acre school sites would be required, dependent upon the PCD growth, with 40-acres reserved.


    Additional amenities including decorative ponds and small lakes would be designed to the topography and desired location in the project. An appropriate size park should be in the master plan to accommodate ball field and other central activities.  40-acres is envisioned but planners will determine actual size, as several parks allowing every home direct park access may be more feasible for the community and funds allocated for these developments is included in landscaping cost for each lot infrastructure. Park/Residential Subdivision design allowing each home open space/recreational activities should be closely examined.

Phase Two & all Phases following

    The second phase of development would be similar to first Phase with added priorities establishing more commercial ground for future sales concurrent with anticipated goals. Municipal Incorporation of the project with a minimize size of 640-acres is likely and is allowable under Ada County Ordinances and Idaho State Law.  Once 630 homes are established within the PCD, and prior to second phase commencing, issues of city incorporation can be addressed.  Favorable zoning regulations in Ada County relating to a PCD will pave the way for the ten proposed commercial business establishments annually and acreage designated for commercial, manufacturing and industrial areas.


Proposed  Acreages designated and set aside for developments     

                                                                                (Ten Year Master Plan)                                               

                DEVELOPMENT                             ACRES

                School Property                                    40

                Parks & Ponds                                      145

                Lakes                                                      76

                Lakeside Homes                                   90

                Roads      /Streets, Side-        (20 to 25% of available ground

Walks & Driveways             based on lot density per acre)

                Commercial                                          610

                Residential Subdivisions                     4,257 

     TOTAL ACRES                                    5,218







This Urban Design/Master Planned new city is offering the lifestyle and ambiance for which you have been searching, with CCR’s designed to preserve this quality of life.


*RESIDENTIAL:  Golf course and lakeside homes, sky-park homes (taxi your plane to your own hangar).  Residential areas offer parks and green belts for each community throughout the city.


*VILLAGE SQUARE:  Complete with carillon tower, water fountains and gardens.


*TOWN CENTER:  Civic/municipal facilities, retail outlets, malls, restaurants and sidewalk cafes – all amidst gardens.  Coupons for purchasing all items necessary to sustain life within the city of Montebello shall be available to all residents, merchants guarantying savings in relationship to leaving the city to purchase items elsewhere.


*TOWN GOVERNMENT:  Elected officials assume control of Montebello cities government at a time when construction is winding down, consisting of several phases, and when the city is 80% occupied.  Public company Board of Directors will be in complete and full charge of the development of Montebello, encouraged to adhere to the design of SRI infrastructure incorporating a successful PUD rather then something thrown together to sell stocks.


*FINANCIAL:  Banking/financial institutions, business parks.


*INDUSTRIAL/MANUFACTURING:  Industrial parks, satellite industry, rail, truck, inter-modal terminal.  Planned Free Trade Zone.


*EDUCATION FACILITIES:  K through 12, Community College and vocational training, encouraging skills and trades.  School sponsored field trips, sports and activities, drug prevention classes at all ages in school – business centers, parks, lakes, and golf courses will be encouraged to maintain drug free zones, enforced by city police.  Schools play areas fenced and security protection for children while outside. 


*HEALTH & FITNESS FACILITIES:  Gym/spas and health care centers for all ages.


*ADULT FOSTER CARE HOMES:  Elderly shall be provided for and accommodated and no one because of their disability will be refused.


*ENVIRONMENTAL:  Tertiary water treatment, lakes, wetlands for wildlife refuge, natural preserves, etc., and most advanced renewable sewage treatment plant and possibly solar salt ponds producing electricity.


*WATER:  Pure artesian aquifer feeds the city with water storage designed into the city infrastructure.


*HOMES/BUILDINGS:  Designed with the most solar efficient devices on the market and structures will have materials built into their infrastructure diminishing fire and insect damage, i.e., metal studs/trusses, metal or tiled roofs, vinyl, metal, brick, stucco and flat rocks for siding materials.  Fences made from bricks, concrete retaining walls or flat rocks for residential separation from business community.


*UTILITIES:  Natural gas and electrical services underground.  Electrical services tied into to possible solar salt ponds and wind generating facilities in out lining SRI properties.  Backup electrical power source ran from generators either built into each home, building, etc., and or several main facilities capable of supplying the PUD needs in case of electrical power outages and or natural gas shortages.  Generators will run on diesel, methane fuel and or steam, requiring boilers in the city power station.  Storages facilities designated for emergency electrical/heating fuel supplies will be maintained at all times at their full capacity.


*CLINICS:  Dentist and Doctor Offices.


*HOSPITALITY:  High quality hotel/resort with dining, meeting/conference centers, etc.


*SPORTS & LEISURE:  Cinema, boating on lake(s), tennis courts, soccer, baseball, football fields and swimming pools.


*EQUESTRIAN FACLITIES:  Riding trails, boarding/training facilities, arena, etc.


*AIRPORT & AIRPARK: Airfield connected to taxi ways allowing residence access to the runway for those whom have their own smaller plains and manufacturing and industrial complexes with access to airport taxiways.


*HIGH TECHNOLOGY/TELECOMMUNICATIONS:  Wide bandwidth fiber optic cable installed with infrastructure, providing ISP and state-of-the-art telecommunications.  Every home supplied with satellite dish/received and computer, printer, monitor, scanner, fax, etc.


*METROPOLITAN BOISE:  Seven miles from Montebello additional enhancements include:  Boise Hospitals and Medical Centers, Boise State University, Boise City Theater and the Performing Arts, Idaho Shakespeare Festival, Art Galleries, Museums and theaters, major shopping malls, auto & truck sales, and many other services associated with a large metropolitan center.


*REGIONAL:  World Class Skiing facilities – beautiful Sun Valley Lodge.  River rafting trips, lakes, fishing, boating, hiking, horseback riding, parks and camping.








Idaho Transportation Department


    "Established in 1972 as an independent government entity, the Ada County Highway District (ACHD) is responsible for all short-range planning, construction, maintenance, operations, rehabilitation and improvements to Ada County's urban streets, rural roadways (excluding state highways) and bridges.  Geo­graphically, the District's jurisdiction includes Boise, Eagle, Garden City, Kuna, Meridian, Star and the unincorporated areas of Ada County; it is the only consolidated countywide highway district in the State of Idaho.


    The District maintains and operates 1,737 miles of roads and streets and 505 bridges within the Districts jurisdiction, with an estimated value of some­where between two and three billion dollars.  Expenditures of  $45 – $50 million annually.  This infrastructure includes facilities that range from multi-lane, arterial streets with a computerized signal system, to narrow, farm-to-market roadways.


Five Commissioners govern the District.  Together, they are responsible for guiding the planning, development and imple­mentation of transportation facilities throughout the county. Elections are held every two years on a rotating basis, and each Commissioner represents a separate sub-district.


    Because strong public involvement is crucial to the trans­portation planning process, the Commissioners and staff regularly host and attend meetings and public hearings to gather feedback from concerned citizens.  The Commissioners also hold regular public meetings at the District's headquarters, and par­ticipate in joint meetings with the elected officials of the general-purpose governments. 


    To assure that strict performance measures are met for Ada County roadways and bridges, and to better serve the public, the District follows a Strategic Plan that is revised annually.  The plan includes eight goals and a series of objectives, with special emphasis placed on the environment, alternative transportation and other important issues.


An appointed Director, who serves as chief administrator, manages the District on a day-to-day basis.  The Director is responsible for managing four departments: Administration, Engineering, Maintenance and Operations, and Traffic, which combined, total 237 employees.


1999 Ada County Highway District Commissioners


Sherry Huber, President                      Judy Peavey-Derr, Vice President

Sub-district Four                                   Sub-district Three


Marlyss Meyer, Secretary                   Susan Eastlake                      Dave Bivens

Sub-district Two                                   Sub-district-One                    Sub-district Five


1999 Ada County Highway District Director, Managers and Public Relations


Jerry Nyman, Director                                                         Neal Newhouse, Attorney


Michael Brokaw Administrative                                       Kent Brown, Engineering Manager

Services Manager


Errol Morgan, Maintenance and                                        Terry Little, Traffic Manager

Operations Manager


Dyan Marquez, Public Relation




    The Ada County Highway District funds the roadway improvements needed to accommodate the increased travel demands created by new development.  An impact fee is a one­time assessment on new developments.  The fees are based upon the expected travel demands attributed to each new development.  The Planning and Development division is responsible for calculating and collecting the impact fees and assisting in the selection of roadways for the use of the impact fee revenue to improve the overall capacity of the transportation system.  Almost 20 percent of the District's construction funding is collected through the Road Impact Fee Program.


    The new Road Impact Fee ordinance, effective January 1, 2000, will affect most of the impact fees that are currently paid to the Ada County Highway District.  After three years of concerted effort by the staff and Commission, the District's Road Impact Fee program was updated in November 1999.  This was the first substantial revision to the program since its implementation in 1992.  Under the new ordinance, most impact fees will increase but some will decrease.  A major change in the impact fee is that all residential fees will be the same throughout Ada County.  Changing the Road Impact Fee system was a long and difficult process.


In 1999, the ten member staff of Ada County Planning and Development division processed or collected:


4,156-impact fee certificates totaling $6,844,652.

838 individual development applications - 328 of them required lengthy staff reports to the ACHD) Commission.  Another 253

were minor developments that were acted upon at staff level, and 257 did not require formal District action.

145 subdivision plats, including 3,968 residential lots, 141 non-residential lots.  Division staff reviewed detailed construction plans

for the 38 miles of new streets that were constructed as a part of the 145 developments.

31 individual assessments resulting in a $989,596 reduction in impact fees to be paid by new development.

86 impact fee offset partnership agreements with which ACHD purchased more than l0- acres of new right-of-way at a cost of

$1,280,305 (average cost of $2.89 per square foot).

These partnership agreements with developers also resulted in the construction of $126,832 in capacity improvements on

designated collector and arterial roadway in Ada County.

$6,687,816 in impact fee revenue was expended on District sponsored improvements using carryover from last year.






Total public road and street inventory in Ada County                                    1,861 miles      861 miles

Roads and streets under ACHD jurisdiction                                                   1,738 miles

New roads and streets added to ACHD system                                                  25 miles      

Total bridges in Ada County                                                                                        505      505

Bridges replaced and/or improved                                                      4 replaced/5 rebuilt     

Paved roadway reconstructed                                        4 projects for a total of 2.5 miles     

Pavement overlays of arterial and collectors                15 projects for a total of 8.3 miles                   

Projects awarded through construction contracts                                        $15.87million     

Neighborhood Enhancement Program improvement project requests                         32       32

Neighborhood Enhancement Program improvement projects completed                    30       30

Roadway, storm drain and other design projects                                                         44        44

Dollars spent on design projects                                                                   $2.85million      

Bridge replacement or rehabilitation design projects                                                      6      6

Bridges inspected less than 20 feet in length                                                              113       ~ 3

Bridges inspected greater than 20 feet in length                                                         139       139

Subdivisions inspected and tested                                                                              165        165

Construction permits issued                                                                                     3,913       $463,267

Construction permits revenue                                                                               463,267

Right-of-way acquisitions (number of parcels)                                                           225      225

Right-of-way acquisition costs                                                                         $7.5million                                                                 

Lane line miles striped                                                                                              3,103     3,~03

Pavement markings painted                                                                                   14,675

Number of signs manufactured                                                                                2,308

Number of signs installed                                                                                       10,469                                                                  


Building roads and bridges is a challenging process.  Each roadway or bridge that is built or rebuilt must be studied, reviewed and approved by both the ACHD staff and the Board of Commissioners.  The process has six steps:  planning, programming, budgeting, design, right-of-way acquisition and construction.  Depending on the complexity and urgency of the project, the process can take from six months to six years to complete.  To meet the engineering needs of the District, Engineering currently employs 50 full-time professional and technical employees in four divisions:  Design, Right-of-Way, Construction and Drainage/Utilities.




The Design Division is responsible for coordinating the survey, design, advertising and contracting for the capitol improvement projects including roadway reconstruction and/or repair, bridge replacement or rehabilitation, pavement overlays, local improvement districts, drainage and neighborhood enhancement projects.


Additionally, one of this division's responsibilities is managing outside contracts for the design of many of the capitol improvement projects with private engineering firms.  The District's goal is to design approximately 15% of the projects with in-house personnel and the remaining 85% utilizing private engineering firms.  In 1999 ACHD completed the design on two major projects: Curtis Road from Fairview Avenue to Chinden Boulevard was opened and in the fall of 1999 was completed.  The remaining portion of this project, Ustick Road from Mountain View Drive to Curtis Road, was opened in November of 1999.


Progress was also made on the new West ParkCenter River Crossing, which connects ParkCenter Boulevard to Broadway Avenue.  The design was completed and the first stage of construction had begun in October 1999.  This project has been on ACHD's program since the mid 1970’s.  West ParkCenter River Crossing, which was part of the Southeast Corridor Study, will ultimately connect Warm Springs Avenue east of the Mesa with the Broadway/Chinden Connector.


Construction of the East ParkCenter Bridge will complete the connectivity between Warm Springs Avenue and Broadway Avenue.  The Harris Ranch Developers began the design phase of this project in 1999, and plan to begin construction in the year 2000.  The ACHD staff worked diligently with the developer on this project.


The new Hill Road project which connects Horseshoe Bend Road (old State Highway 55) to Gary Lane has been a part of ACHD’s program since the early 1990’s.  In 1999, ADHA acquired the right of way acquisitions for this major project.  Construction was to begin in early 2000.


1999 was the fifth year of the Neighborhood Enhancement Program.  The District received and reviewed over 47 individual requests for neighborhood improvements such as drainage, curb and gutter, sidewalk, street paving, road closures, signing, traffic signals and traffic calming. Upon completion of the review process, Design recommended to the Commissioners a list of projects, 65 of which were approved and 30 were constructed.


The Pavement Management section of the division continues to inspect the roadway infrastructure, completing 4,194 inspections of 866 miles of roadway.  This effort included the inspection of the arterial and collector system along with the local and residential street system. Based on this effort, the Design Division was able to contract overlays of approximately 22 miles of arterial and collector roadways.  On the average, an overlay is projected to extend the life of a roadway between eight and ten years, and saves the public millions of dollars by reducing the need for complete reconstruction.


As part of its responsibilities, the Design Division worked closely with other governmental agencies, PLC-regulated utilities and private parties to minimize the impacts of construction on traffic, roadways and the citizens of Ada County.




The Right-of-Way Division is responsible for acquisition of all necessary rights-of-way and easements required for new construction, reconstruction and public highway use.  Right-of-way is land for the purpose of public right of passage including utilities, railroads, and transportation. Right-of-way land is determined by the entity that occupies the land.  When a road is expanded, the ACHD purchases the needed land from the adjoining property owners in order to widen the road according to established standards and procedures.  The Right-of-Way Division is also responsible for processing all applications for vacation, abandonment’s, right-of-way exchanges, lease agreements and license agreements.  In addition, this Division maintains a list of properties that the ACHD has purchased for projects considered in the long-range plan.


    And impacts to the traveling public with regard to traffic control and detours caused by construction activities as well as investigating citizens' complaints.  Clean air and water mandates are monitored for compliance.  This group is tended through the collection of permit fees and is virtually self-supportive.


    The Materials Testing Section maintains a state-of-the-art, state-certified testing laboratory to support the needs of all District departments.  In an effort to improve the durability and longevity of roadways, the materials lab is looking to the legislature by preparing for “Superpave,” new asphalt mix design procedure.  The District's radiation safety program is managed by this group and has received commendations for its training, record keeping, maintenance, and enforcement of Nuclear Regulatory Commission requirements.


    Keeping the public informed about construction activities is always a high priority for the District.  Prior to and during construction, the Construction Division meets with individuals, businesses, and organizations to minimize construction inconveniences. Informational fliers are distributed to keep property owners aware of construction activities.  Small group meetings are conducted to inform and gather citizen comments.




    The Drainage/Utilities Division of the Engineering Department is responsible for a variety of storm water drainage and utility functions.  Drainage/Utilities is responsible for ensuring that the storm water drainage design for District roadway projects and new commercial and residential developments meet District, State and Federal Standards.


    The Drainage/Utilities Division oversees the District's National Pollutant Discharge Elimination System (NPDES) program.  This federally mandated program requires cities with populations of more than 100,000 to address storm water quality under the Clean Water Act.  The District organized and facilitated meetings with Boise City, Drainage District Number 3 ITD), and Boise State University.  These entities are working cooperatively to obtain a NPDES permit and implement a unified storm water management plan for the Boise area River, and was responsible for overseeing the development of the total maximum daily load (TMDL) plan completed in December 1999.  The TMDL addresses the pollutants of concern. - sediment and bacteria.  Sources of these pollutants will be required to reduce their outputs.  An implementation plan detailing how pollutant reductions will be achieved is to be completed by May 2001. Phosphorous will be examined for reductions after completion and approval of lower Snake River and Brownice Reservoir TMDL’s.  The Drainage/Utilities division represents the District in this group as a member of the advisory board, coordinator of the Urban/Residential Storm Water Work Group and member of the general committee.


The utility coordinator and the utility specialist are important members of the Drainage/Utilities Division, responsible for monitoring, coordinating, and facilitating the construction activities of utilities working in the public right-of-way.  Construction plan reviews, distribution of District project plans, and frequent contact with utility and construction company representatives are some ways they accomplish this.  Finding alternatives to cutting new pavement, while satisfying the utility requirements of a growing community, is one of the challenges frequently faced by the utility group.


    There are many new telecommunication companies installing facilities in the public rights-of-way.  This division plays an active role in working out right-of-way use agreements, compensation for District administration costs, determining routes and locations for fiber-optic systems acceptable to the companies and the District, and the construction requirements for installations.  Joint use of trenches, overhead and under the roadway installations are actively encouraged to minimize the impact to the pavement and to traffic.


    This division has been involved in drafting several agreements, which have resulted in joint utility and road construction projects with other public agencies that save tax dollars and lessen inconvenience to the motoring public.


    A group called the Lower Boise River Water Quality Plan is currently addressing water quality in the Boise River.  This group is the designated watershed advisory group for the lower Boise River, and was responsible for overseeing the development of the total maximum daily load (TMDL) plan completed in 1999.




    The Maintenance and Operations (M&O) Department consists of two divisions, Urban and Rural, employing 105 employees responsible for 1,737 miles of roadway and approximately 505 bridges within the District's jurisdiction.  The Urban Division is located on Adams Street in Garden City and the Rural Division is located on N. Cloverdale Road. The M&O Department's responsibilities are pothole patching, drainage facility maintenance, pavement maintenance and repair, street sweeping, grading of alleys and gravel roads, roadside weed abatement, winter snow and ice control, and bridge maintenance.


    In 1999, the two divisions combined efforts to apply chipseal surfacing to 121 miles of roadway in Ada County.  The M&O Department also contracted out 38 miles of roadway for chipseal. Chipsealing is done to protect the surface of a street from wear, water, and weather damage.  The chipseal application was done to both old and new streets to maintain existing pavement and delay the aging process.  Forty-five thousand tons of hot mix asphalt were laid in preparation of overlays and chipseals.


Last year the Rural Division undertook numerous maintenance projects related to safety issues.  During 1999, a total of 6,449 potholes were patched.  The division's crews replaced the bridge on Ten Mile Road, south of McMillan Road, with a concrete reinforced pipe.  This division also widened the following roads for turning lanes:  Franklin Road, between Five Mile Road and Cloverdale Road, Cloverdale Road, from 440 N.  Cloverdale Road to the small bridge south of Driftwood, and Five Mile Road from 1-84 to Franklin Road.  Crews also replaced the asphalt surface on many intersections for safety reasons. Among them, Franklin Road and Ten Mile Road Intersection, Franklin Road and Black Cat Road Intersection, Ustick Road and Locust Grove Intersection, Ten Mile and Deer Flat Intersection, Ten Mile and Ustick Road Intersection, and Ustick and Linder Road Intersection.


    Ada County Rural Division crews assisted the Boise River flood Control with the removal of gravel from the Boise River.  A total of 67,310 cubic yards of pit run was removed from the river at three different locations (Eagle Island, Eagle Bridge, and Star Bridge).  M&O crews continued to expand the District's anti-icing and de-icing program.  These alternative methods were used on problem areas such as the Glenwood Street Hill, 44th Street Hill, Front Street, Federal Way, Myrtle Street, and some streets in the foothills.


    During 1999 the M&O Weed Abatement Program, with the cooperation of the Ada County Sheriffs Department inmate work release program, 23 miles of roadway and shoulders were cleared, 287 alley blocks were cleaned, and 1,536 cubic yards of weeds and debris were hauled to the landfill.  The Weed Crew teamed up with Ada County Weed Control to dig out what they called the worst infection of noxious weeds in southwest Ada County to prevent further spreading.  This has been a very successfull program with cost savings to taxpayers and the highway district.  The program is nearing its third of operation.  The Urban Division Weed Crew also joined efforts with Rural Division employees to work diligently on site obstructions.  Our Urban Division crews installed a gate and concrete guardrails on Table Rock Road to stop vandalism.  The Utility Crew replaced an alley bridge deck over the Cottonwood flume.  This crew also worked on a safety project on Warm Springs Avenue.  They performed major slope renovation to ease the concern of rocks falling from an eroded backslope.  Both M&O divisions continued to repair and improve street drainage throughout the county.  The Urban Division Grade Crew undertook two rebuild projects; the road base on Transport Way and Business Way were rebuilt and repaved.


    M&O continued to enhance its strong operational partnerships with other agencies.  In 1999, M&O continued to participate with Boise City and Ada County through the Local Emergency Planning Committee to coordinate mitigation, preparedness, response and recovery plans associated with potential emergencies from floods, earthquakes, or other disasters.  Crews assisted with the sand clean up out of Crane Creek after the spring run off this year.




Local Property Taxes                                                                                                 $14,800,573

State Highway Distribution Account                                                                         $17,068,616


Other Sources


Services, Fees, Other Revenue                                                                                    $3,857,333

Local Vehicle Registration Fee                                                                                           $3,067,080

Federal Aid Funds                                                                                                                      $74,566

Impact Fees                                                                                                                        $6,458,807

Other Taxes                                                                                                                     $787,589

Total Revenues

Capital Improvements                                                                                               $28,215,007




Design and Drainage                                                                                                              $1,363,688

Right-of-Way                                                                                                                              $927,692

Construction Services                                                                                                     $1,579,311.00

Subtotal                                                                                                                                      $3,870,691


Maintenance and Operations


Equipment Services                                                                                                              $ 2,921,218

Adams & Cloverdale Divisions                                                                                             $8.007.829

Subtotal                                                                                                                                    $10,929,047

Traffic                                                                                                                                         $4,231,818

Administration                                                                                                                          $2,273,512

Total Expenditures                                                                                                                 $49,520,075

Carry Over Projects                                                                                                                  $2,618,000


    All information in this Chapter was copied from the ACHD1999 Annual Report.  Although information was reformatted and within the body and text some changes were implemented, the information provided was written by ACHD Commissioners, director and staff.


Idaho Transportation Department


Construction of two structures and five ramps along with the reconstruction of I-84 east- and westbound lanes. Noise walls will be constructed at various locations throughout the project.  Fall 2004











    Planned Community District (PCD) without city incorporation is possible under Ada County Idaho Zoning Ordinance, provided PCD meets guidelines and regulations set forth by Ada County, Central District Health Department (CDHD) of Ada County, Idaho Department of Water Resources and Idaho Department of Environmental Quality (DEQ).  


    Careful consideration should be given to the pertinent statutes governing the creation of a new municipality.  Title 50 of the Idaho Code governs Municipal Corporations.  Section 50-101 reads as follows:


    50-101- Incorporation:  "The residents of any unincorporated contiguous area (village) containing not less then 125 qualified electors may present a petition signed by the majority of the said same electors to the board of commissioners of the county in which said petitioners reside, praying that they be incorporated as a city, designating the name they wish to assume and the meets and bounds of the proposed city.


    Upon the petition to incorporate filed as herein provided, the board of the county commissioners petitioned shall have no jurisdiction to take any action there on or enter an order of incorporation regardless of the number of petitioners thereon, where the boundaries of the proposed new city approach any point within one (1) mile of the boundary limits of any existing city less than five thousand (5,000) population, within two (2) miles of the boundary limits of any existing city of five thousand (5,000) but less than ten thousand (10,000) population, within three (3) miles of the boundary limits of any existing city of ten thousand (10,000) but less than twenty (20,000) population or within four (4) miles of the boundary limits of any existing city of twenty thousand (20,000) or more population, all populations as determined by the last official or special United States census, unless there is first furnished said board of county commissioners either (a) a certified copy of a resolution of the city council of any existing city within the above applicable distances of the proposed city approving said petition for incorporation, or (b) appropriate evidence that the city council of any existing city within the above applicable distances of the proposed city, if contiguous or adjacent, has rejected and refused to annex the area of the proposed city to the existing city upon the petition made as hereinafter set out.  Where the proposed new city area lies within the applicable distance of one or more cities, all cities must approve the petition of incorporation.  An existing city shall be deemed to have rejected and refused to annex the contiguous or adiacent area when a petition for annexation is filed prior to 90 days before the end of any fiscal year, and the city council, within 60 days after receipt of said petition has not by appropriate action, declared that such area will be a part of such existing city, effective not later than the last day of the fiscal year in which said petition was filed.  Such petition shall be signed by a majority of the inhabitants paying real estate taxes within said area requesting annexation, contain a certain metes and bounds description of the area set out in the petition and certify that the area so described falls within the distance limits herein set forth.  The existing city, the petitioners, as herein provided, or the board of county commissioners is granted the power to petition the district court for a declaration of the right on any disputes arising between any of the parties so named hereunder (1967, ch. 429, S. 1, p. 1249).


    Since the proposed site of Montebello doesn’t lie within the one to four-mile impact areas as set forth in Idaho Code Section 50-101, a petition containing the signatures of at least 60% of 125 qualified electors and actual residents of the community, presented to Ada County Commissioners would be the first step in creating a new municipality.  Idaho Code Section 50-102 then establishes two (2) additional requirements to county approval of the new municipality, it reads as follows:"


50-102. Manner of Incorporating:  "When the provisions of section 50-101 have been satisfied and the county board or a majority of the members thereof has been satisfied that 60 percent of the qualified electors of the proposed city have signed such petition and that qualified electors to the number of 125 or more are actual residents of the territory described in the petition, the said board shall hold a public hearing upon said petition and fix a time and place thereof, not more than thirty (30) days from the filing of said petition, and cause notice thereof to be published twice prior to said hearing, in a newspaper of general circulation in said county and said board shall, on or before thirty (30) days following the date of said hearing, determine, by resolution, whether or not said proposed city may be incorporated and, in the event said board determines that the proposed city is to be incorporated, they shall enter the order of incorporation upon their records, and designate the meets and bounds thereof.   Thereafter the said city shall be governed as other cities by the laws of the State of Idaho.  The said county board shall, at the time of the incorporation:  (1) proclaim that henceforth the former area shall be known as. ………… ; (2) order the clerk of the board of county commissioners to certify a copy of such proclamation, which shall be filed with the office of the secretary of state; (3) appoint a mayor and either four (4) or six (6) councilmen having the qualifications provided in this act, who shall at that time subscribe to the oath, and after receiving a certificate of election, they shall assume their offices and perform all the duties required of them by law, until the next general city election succeeding their appointment and until their successors are elected and qualified (1967, ch. 429, S.  2, p. 1249)."


    Office of the Secretary of State, State of Idaho, 700 W Jefferson (P. O. Box 83720) Boise Idaho 83720-0080


Web Site:


Secretary of State Pete T. Cenarrusa:



a.  Main Phone No. 208-334-2300


Fax No. 208-334-522


    Ada County Planning and Zoning and residents in the “area of impact” of the proposed Planned Community District would critically evaluate the proposed city of Montebello, not having the foundation that Hidden Springs or the city of Star has at present.  Planned Community District on the other hand is a viable means of brining to life the creation of a realistic Master Plan for developments based on growth.


    Once a proposed Planned Community District was approved by Ada County, declaring location of residential subdivisions, infrastructure (wastewater treatment facility, water, etc.) and having no objections at public hearings, the developer would be appointed interim city manager, awaiting the population base necessary for city incorporation and development of properties would be in accordance with Ada County zoning ordinances if developments were commenced prior to city incorporation.  Once 125 residents become actual electors of the proposed Planned Community, a petition containing the requisite number of signatures and at least 60 percent of qualified electors electing city incorporation, should be submitted to the county commissioners who would then notice up an hold a public hearing on the issue of incorporation of the new city.


    Assuming Ada County Zoning and Planning Commission upon review of city incorporation petition have no objections and or there’s no interferences or major objections from citizens at public hearings and or those citizens affected by city incorporation in the “area of impact,” opposing the creation of the city of Montebello and a minimum of 640 contiguous acres are acquired, the city of Montebello could be created.


    Once developers are successful in obtaining a new incorporated city, the newly created local government body will have priority in determining planning and zoning restrictions and would then be the governing body to make decisions with regards to re-zoning or re-subdividing of any and all property within the boundaries of the newly created city.  If developer can influence the newly created political entity to pass zoning ordinances favorable to developers desired developments, then further developments in the  “set aside” or “dedicated” Lands and “area of impact” could commence.


    City Incorporation of a Planned Community District is one way citizens can self manage their community, establishing free trade zones if it’s advantageous to do so and planning & zoning ordinances creating business districts.  When Planned communities are created in isolated areas some distance away from major populated cities, self-reliance becomes a major issue and services and goods readily available in the community becomes a necessity.


    There is no guarantee or supporting evidence that future residents purchasing homes in the newly created Planned Community District, will desire to be a part of a newly formed city.  Furthermore, not having 60% of 125 residents in advance, all of one mind and goal, i.e., city incorporation, and creation of business districts, leaves developer with some doubt as to future developments approval, as once city government of Montebello is established, developer must submit requests to the city Planning and Zoning Commissioners in order to re-zone properties owned by the developer for business districts within the jurisdiction of the newly formed city.  


    Once electors establish city government, the developer would not be in control and those subdivisions, commercial, manufacturing and industrial re-zoning requests made to Ada County, that were approved in the area of the proposed Planned Community District, could themselves be changed by a newly formed city.


    City Planning Commissioners would base their decisions for land development expansion on the interest of the community, even though the developer to the city founded the Planned Community District.  If city incorporation is developer’s intent, donation of the land for City Hall, parks, ponds and small lakes might be necessary in order to entice residents to incorporate the city.  Developers land development request would be considered by a thankful community and if proposed developments were not in conflict with the community, more then likely be approved.


   Initial public offering of a newly created city with one large central park, many five to ten-acre parks & ponds scattered throughout subdivisions, small 2 to 4-acre lakes and city properties donated as common ground will be appealing to many seeking a place to raise their families in such an area, offering these amenities. 


    The proposed Planned Community District 6,300 residential homes is averaged over a ten year period, with actual home capacity within subdivisions associated with scattered parks and ponds in excess of 7,000 homes.   Ten-year master plan illustrates project potential.  Additional 180 half-acre lots for custom homes abutting ponds and lakes is conservative and additional half-acre lots will be set aside when half-acre lots are sold.


    600 homes sold within subdivisions and 30 homes abutting a 2 to 4-acre lake annually, would originate a large community in a few years.  Municipal incorporation once sought after by residents will establish city planning and zoning commission thereby creating city ordinance on land development.  The electors of the community would see developer as the community founding father, suggesting citizens will work with developer in the same manner that Ada County will work with developer. 


    City incorporation has its share of financial misgivings to the developer.  Residential and business water hookup fees generating approximately .09% on investment plus cost of operation and maintenance, may be revenue lost to the developer if city incorporation takes control. Public Utility Commission Laws and regulations would have to be adhered to.  Wastewater treatment facilities could remain in the control of the developer if a municipality was to originate and is not regulated at .09%.  If city incorporation is sought after in the beginning, decisions on ownership of water resources of the newly formed Water Resources Association must be made.  The developer would retain in control and own these services, but toward the end of the project, these services should be gifted to the city of Montebello, that is, if the city of Montebello is incorporated.


City of Star


   The most recent city to incorporate in Ada County, December 10, 1997, was the city of Star.  The city of Star has in place Schools, Police Department, Fire Department, Post Office, Stores, Roads/Streets, Waste Water Treatment Facility and adequate water resources, which meet the Central District Health Department (CDHD) of Ada County and Idaho Department of Environmental Quality (DEQ). Star City Phone Number is (208-286-7247).   


    Montebello Planned Community District is in the right area and if residential development commences in 2003, it will be at the right time, relieving residential development burdens from cities of Ada County and Canyon County.  Appendix B of this Chapter investigates New Urban or traditional PC designs.  Chapter III discloses extensive discovery of the proposed Planned Community and other Idaho cities growth related demand indicators in two county’s are disclosed in Chapter's I and X.  In order to have a greater understanding of a Planned Community District, Hidden Springs Planned Community District and Harris Ranch and Ustick Station Planned Communities design should be examined. 


    In recent years, Ada County has seen several Planned Communities. Ustick Station, Hidden Springs and Harris Ranch are examples of the New Urban design. Hidden Springs was developed as an Planned Community District.



    "Ustick Station in West Boise, is meant to capture the history and essence of the old Ustick town site and is a New Urban project.

Ustick Concept Master Plan provided by the City of Boise

     "Developers Ron Andrea Sargent and Ted Mason are constructing the mixed-use, pedestrian-friendly development along Ustick Road. It will include a two-story building designed to look like an old-fashioned storefront. The building will be pushed up to the street with a sidewalk running its entire length.

     Retail shops will occupy the 6,500-square-foot bottom floor, and apartments will occupy the top floor. The developers envision a neighborhood center similar to the North End's Hyde Park. Behind the building, Mason and the Sargents are constructing town houses. Ustick Station is the first project in Boise that conforms to the new "pedestrian commercial" zoning designation.

    Treasure Valley residents can expect to see more New Urban or traditional neighborhood development, Argent said. "We are seeking traditional neighborhood nationwide. If anything, Boise is behind, "Mason said. "I don't think it's a gimmick. There's a proven market desire for this."

    The Sargents and Mason already have started on another New Urban development. The new project, in Southeast Boise, is called Cottage and will include homes and garages behind the homes accessed by allies. Sargent said that while the city promotes New Urban development in concept, the Ustick has been delayed because of building stipulations that require him and Mason respectively appear before the city.

    Regulations about shared driveways and other rules requiring balcony access for every second floor apartment have been the most recent holdups. Balcony's would not match the architecture of the building, so Mason and Sargent will be asking the city for a variance, or exception, to the rule.

    "The city has done a lot in passing pedestrian commercial zoning," Sargent said. "There are still a lot of details and specifics that don't fit".

    Planning staff and city officials are still working out details in the ordinances that should clarify the process for approval, Simmons said. "It's a balancing act, and we are still trying to find out the right set of standards," Simmons said. "(Ideally) if you follow the ordinance you don't need to go through a bunch of discretionary hearings." Butt developers should not expect design controls and other building requirements to be eliminated, said Simmons. "We can't just take city the standards and let them do what they want. If we do, we are likely to end with suburban style of development," Simmons said." As reported by the Idaho Statesman, 2000:



Hidden Springs Home Page


     Hidden Springs is a new Planned Community District in the foothills of Dry Creek Valley off of Cartwright & Seaman’s Gulch Road roads and North of Hill road in Ada County.   Hidden Springs plans illustrate the impact Planned Communities will have in the future and Ada County’s willingness to explore areas of planned developments.  The Developer of Hidden Springs, Jim Grossman Family Properties is designing and building a small Idaho town using New Urban design.  Hidden Springs developer has not filed city incorporation with Ada County, and if city incorporation is sought after, the residents of Hidden Springs will make the decision.


    “We’re in the business of place making.  We can’t create a community but we can facilitate it.”  Said Frank Martin, Hidden Springs President.


    Hidden Springs consists of an estimated 1,800-acres with two subdivisions developed in 2001, consisting of 140 and 134 home sites with the capacity of 1,035 planned homes sites within the PC.  30 to 50 percent of the planned 1,035 homes fit the New Urban design.  Hidden Springs pre development phases began in 1993, establishing the first residence April 1, 1999 and as of 2001 had grown to 35 homes, Post Office, Fire Station, Sheriffs Office, Mercantile Store and Preschool. 


    "Construction will begin this summer on the new Hidden Springs Clubhouse and Pool. The centrally located Clubhouse and Pool will offer residents a full-size swimming pool, deck, fitness room, washrooms and showers. The facility will also house a gathering room for social functions and a fully equipped kitchen.


    The Marrs Company and Capitol Building Company are teaming up to build homes in the Foothills Collection at Hidden Springs.  The Foothills Collection will consist of 34 homes ranging from 2,200-3,000 sq. ft. along Schick’s Ridge Road. These 4 and 5 bedroom homes will start at $240,000."  As reported by Hidden Springs web site.


    Hidden Springs wastewater disposal treatment facility consists of 3 ponds and a building housing a wastewater recycling system, the only one of its kind in Idaho.  Hidden Springs President Frank Martin Office Phone Number:  208-229-2229.




Harris Staff Biographies


Harris Ranch - Harris Farms Community Overview


    "Greenfield development is building on the fringe or outside of a metropolitan area.


    Harris Ranch on the eastern edge of the Boise limits is a Greenfield development designed to re-create a traditional neighborhood that in corporate single-family homes, duplexes, apartments and shops.


    Construction has started in the Mill District, the first New Urban phase of the Harris Ranch development.  About 505 of the 3,500 approved Harris Ranch home sites are in the Mill District just off Warm Springs Avenue.  They will incorporate the new Urban principles.  Project Manager Mike Wardle said 36 of the 72 single-family home sites in the first phase of the Mill District have sold.


    “The Mill District is a change of mind set.  People need to see the Mill District before getting on the bandwagon,” Wardle said.


    Crews have started building homes, and plans have been submitted for commercial neighborhood center at the northern edge of the Mill District.  Homes being built now are narrower and deeper.  Garages will be hidden behind the houses and accessed through a network of alleys.  A community center is planned for the center of the Mill District.


    The retail area, planned to be built on the northern edge of the Mill District, will re-create a walking Main street with shops on the first floor and apartments or offices on the second story.  Most of the homes in the Mill District should be within quarter-mile of the retail center – the distance people are willing to walk.  Duplexes, townhouses and apartments are in the master plan but will be grouped together at the edge of development.


    Modular lotting in the Mill District will allow for diversity in home size and price.  Wardle said.  Much of the neighborhood has been subdivided into lots, 16 feet wide at the street that cost around $15,000.00.  Homebuyers can then purchase as many lots as needed to accommodate the size home.


    Wardle said Harris Ranch developers are moving ahead cautiously with New Urban development to make sure the housing market will support this style of community in the Treasure Valley. 


    While the conventional Spring Creek district was started at the same time as the Mill District, sales in Spring Creek have been more brisk, Wardle said.


    Like others experimenting with New Urbanism, Harris Ranch staff have seen additional time, planning out the Mill District and dealing with planning staff, agencies and utilities.  “I would just hope the city would be patient enough to do what they said they would and wait and see how it works,” Wardle said.  “I Think we will all be pleased that the translation from paper to reality is very livable, functional and something people will find interesting.”  As reported by Shannon Lafferty.


    "Federal safety inspectors looked over Barber Dam Federal Energy Regulatory Commission, or FERC, which regulates power-generating dams.  CHI Energy Inc. runs the Dam.  The agencies conclusion was that they believe portions of first, second and third phases of the development are to close to the flood zone if the dam were to fail.  When the homes nearest the dam become occupied, the dam will be reclassified from “low” to “high risk”, because of the danger posed to a December FERC Letter.  If the dam is reclassified, the county and CHI may have to make a number of potentially costly improvements to the facility, such as making it stronger and earthquake-proof.  FERC’s concern arose from a 1999 prediction map showing parts of Harris Ranch in-undated during a dam-breaking “probable” maximum flood.”  The prediction updated a 4-year-old estimate, which did not show homes being flooded.  CHI has gathered more data and is creating a new dam-break report." June 20, 2000 as reported by Craig Quimtana of the Idaho Statesman.




    "The Boise River Side Channel Project at Harris Ranch will create a new side channel of the Boise River for the purposes of restoring spawning, rearing, and over-wintering fish habitat, all of which have been lost over time due to a changed river ecosystem. The channel will be about 1/2 mile in length.


    It will be constructed as part of the new Harris Ranch development along the Boise River, originating within a planned 35-acre riverfront natural park at the upstream end of the development. Boise City Parks and Recreation will own and manage the park. In future years, there is great potential to construct an additional 1.5 miles of side channels on Harris Ranch.


    The Boise River is one of the few rivers within a major city (400,000 population) that has naturally spawning rainbow and brown trout. The section of the river at Harris Ranch has "quality" fishing regulations, a nearly 85 percent catch and release rate, and the most healthy and robust aquatic species community in the lower Boise River. Habitat studies of the Boise River found, however, that the river lacks suitable spawning and rearing habitat. Restoring side channels to the river is recommended because few remain. The Harris Ranch property represents the last area with the greatest potential for significant side channel development.


    Three large storage reservoirs located in the basin have a combined storage capacity of nearly one million-acre feet. Reservoirs have been operated primarily to satisfy flood control and irrigation requirements with little concern for the fishery. Dams also prevent movement of suitable spawning gravel from the headwater streams to the Boise River through town. These projects prevent natural processes of streambed movement of larger and smaller gravel, channel formation, and other ecological processes of a river environment.


     The Boise River is designated a "water quality limited" segment under Section 303 of the Clean Water Act. The water quality assessment (TMDL) of the Boise River included a finding that lack of spawning habitat is one issue needing attention.


     A new side channel would benefit the Boise River by providing quality trout spawning, rearing, and winter holding water. There will be high quality pools primarily for winter holding habitats and several segments of optimal spawning habitat. The project would involve a partnership of Trout Unlimited, Harris Ranch, Idaho Fish and Game, Boise Parks and Recreation and the Bureau of Reclamation involved in the design and construction of the side channel. Vegetation and fish population growth will be monitored with the assistance of Idaho Fish and Game and Trout Unlimited.


    This project is designated as a high priority project in the City of Boise's Boise River Management and Master Plan, and will be the most significant action implemented to date under this plan. Trout Unlimited participated on the Steering Committee that helped the city write this plan. This plan enhances the management of the Boise River Greenbelt, a nationally recognized river and parkland protection effort that was initiated over 30 years ago. Because this will be the largest project to date under the Master Plan it will be a project of high public visibility.


    A partnership approach of conservation interests, private landowner, and a city government to address urban fisheries habitat needs is necessary across the west. Many urban areas in the west will need to address habitat needs for pacific salmon species that have been placed on the endangered species list.


    The most immediate transfer for project results will be additional side channel and wetland habitats identified at Harris Ranch. The results will also be transferred to additional downstream areas where habitat restoration and connectivity can occur along the Boise River. Other likely candidates include Cottonwood Creek, Loggers Creek, and side channels through the city owned Warm Springs Golf Course.


    We also expect this project and additional projects along the Boise River will become a national model for habitat restoration in an urban setting. The planning and project implementation approaches can be adapted to other localities facing similar issues.


    The Ted Trueblood Chapter has a solid record working with other conservation groups and with youth groups in the Boise area. We have asked for their cooperation in this project. We will incorporate this stream restoration project into our "Trout in the Classroom" curriculum now expanded to six schools in the Boise School District."


    Shannon Lafferty presented what New Urbanism or a Planned Community should be: 


    “Must be a mixed-use and pedestrian-friendly neighborhood.  New Urbanism is an alternative approach to the creation and development of communities that promotes pedestrian-friendly, mixed development.  New Urban neighborhoods are designed to allow residents to live, shop and work within their neighborhood.  New Urbanism also promotes community open space and public transit.  New Urbanism is an alternative to more conventional form of low-density, single-use development that compartmentalizes cities into single-family subdivisions, office parks, shopping centers and apartment complexes.  Infill development is building on land within a metropolitan area, already surrounded by development."  




    Randall Arendt, a proponent of conservation and traditional community design visited Canyon County in 1997, discussing the New Urbanism theories with county officials.


    The congress for the New Urbanism is a non-profit group that promotes the restructuring of public policy and development practices to restore existing urban centers and towns.  The group publishes a chart that lists 27 principles of New Urbanism.  More information about the group and about New Urban concepts is available on the Internet Appendix B lists the New Urban Concepts in detail.




Fire Department, Sheriff & School District


    Desert View new brick firehouse with engine and voluntary fireman on Kuna and Five Mile Road, across the street from properties within the proposed Planned Community and Kuna City Sheriff’s Department 2 ½ miles from the project, services the area well.  Ada County Sheriff’s Department and Whitney Fire District provides service to the area of the proposed Planned Community District and Kuna School District, one of the oldest School Districts in Ada County Idaho, has jurisdiction of the area of Desert View and the proposed Planned Community.  The old Kuna Mora Brick School House and property, first schoolhouse in the Kuna School District is within 2 ½ miles from the proposed Planned Community District and the property is now privately owned.  The present Kuna Schools are located in Kuna Idaho.  Ada County electors voted on local bonds in order to construct new Schools September 19, 2000, as growth is increasing in the area.  The bonds were passed.  The new Schools will be located approximately 7 miles from the proposed Planned Community District.  Schools can be built within the proposed Planned Community District and within walking distance of subdivisions.


Development & Developer


     By closing of 2003, 630 homes proposed in the first phase would be constructed, sold and lived in if the project was funded by August 1,2002.


    It will take 6 months pre discover, planning, on site drawings, colored geographic of the properties, Ada County Planning and zoning evaluation, public debate and marketing (advertisement in house, Idaho Statesmen will serve adequately for press coverage).  With the right team of players, the proposed PCD could become a reality, dependant upon property acquisition and Ada County approval.  Skyline Development Company of Boise Idaho in my opinion is the most likely candidate for this enormous undertaking and is well respected for community involvements and many accomplished residential and commercial complex developments in the Boise area.


Cloverdale Residential Subdivisions


    Albert Blaser envisioned Cloverdale Residential Subdivision many years ago and in 1997 Mr. Blaser contacted Ada County concerning his ideas and Robert C. Unger of Ada County Development Services, Building Division and Planning & Zoning, 650 Main, Boise, Idaho 83702, July 30, 1997 and August 21, 1997, addressed Mr. Blaser on the subject of  “Property Status of your parcel located at Cloverdale and Kuna Roads.”   Robert C. Unger stated the following:


July 30, 1997:


    “Under the provision of Section 8-4B-7 of the Ada County Code (Nonfarm Development), this property could be developed as a residential development of one (1) acre lots with the provision that 75% of the total property being considered must be deed restricted as open space for 15 years.  The gross density for a nonfarm development is one dwelling unit per five (5) acres.  Nonfarm developments may be permitted through the Planned Development procedures within Chapter 9 (changed to Chapter 8 -2E) of the Ada County Zoning Ordinance.”


August 21, 1997:


    Under the provisions of Sections 8-5-2 and 8 9A-1 of the Ada County Code, (Rural Residential), this property could be developed as a planned residential development of one (1) acre lots.  The gross density for this development would be one (1) lot per acre.  Planned residential developments may be permitted through the procedures under Chapter 9 (changed to Chapter 8 -2E) of the Ada County Zoning Ordinance:


    Under the Planned Unit Developments under Chapter 9 of the Ada County Zoning Ordinance, if the development has central sewer and central water, and all of the utilities, the density required can be reduced from 1 acre in size, to 3 or 4 lots per acre, as desired.


    This letter is being provided for informational purposes with no implications that any development is or will be approved.  Planed Developments may be approved within the County by the Board of County Commissioners, after required public hearings before the Planning & Zoning Commission and the Board of County Commissioners have been conducted.”




    Ada County Planning and zoning ordinances underwent extensive revision in 2000.  Planned Community Districts in Ada County is addressed in Chapter 8 of the Ada County Zoning Ordinance (Chapter 9 was replaced by Chapter 8) and is available at or purchased from Biz Print, 600 Front Street, Boise Idaho (Bus. No.208-338-9746).  Zoning Designations, Development Services, Building fees, District Maps and other information’s is also available on Ada County Web Site.  Hidden Springs, Chapter 8, (PCD) can be purchased for $200.00 from Sterling Codifier 7600 Mineral Road Coeur-d’alene, Id. 83815.


    Ada County Board of Commissioners addresses and phone numbers are as follows:


    A.  650 Main Boise Idaho 83702


    B.  Phone No. 208-364-2333 – Fax No. 208-364-2331


 Commissioner Roger Simmons


 Commissioner Frank Walker


                (3) Commissioner Grant Kingsford


    PC ‘S can be seen as a positive approach for large-scale residential subdivisions, rather then multiple subdivisions without the means for self-reliance.  Planned Community in its simplest form takes into consideration a mixture of community needs.  Since jobs are created from commercial, manufacturing and industrial entities, Ada County would be required to consider all reasonable property re-zoning request by land developer.


    Ada County policies on Planned Community’s are solid, far-reaching, and realistic serving citizens beneficially.  As of June 8, 2000 information obtained from Ada County Web Site expresses:


“Planned Community fees are negotiated by the director and approved by the Board of Ada County Commissioners pursuant to the provisions of Ada County Code, Title 8, Section 8-21-5F.  If submitting concurrent applications for a rezone to an urban base district and to the Planned Unit Development Overlay District, the applicant shall pay a single fee based on the largest area being rezoned.  Total of all proposed structures is submitted.”


    October 31, 2000 Jeffrey L. Patlovich, Director Ada County Development Services, at the request of Skyline Development Co., addressed Sun River Investment regarding the Ada County Zoning Ordinance provision for Planned Communties in Ada County:


    “Title 8, Article 2E of the Ada County Code contains the Planned Communities                                                                                                                                                                                                                                         provisions.  These provisions were added to the Ada County Code in 1990 and amended in 1995.  The entire Title 8 was recodified in June 2000, however the Planned Communities article was not changed (except for renumbering to coincide with the new numbering system incorporated in the new Ordinance.). 


    There is one approved Community in Ada County called Hidden Springs.  It is currently being developed and built out.  The Planned Community regulations remain the same as when Hidden Springs was approved.


    A Planned Community is permissible in Ada County provided that it meets the requirements of the Ada County Comprehensive Plan and the provisions of Article 8-2E of the Ada County Code.”  Appendix C.


    Since Ada County policies support creation of a Planned Community, provided Idaho Department Water Resources, Central District Health Department and Department Environmental Quality standards for central water and waste water disposal are adhered to, supporting lot density of 2 to 4 lots per acre, seeking city incorporation as a first step may not be necessary.  Land Developer must submit on sight maps of properties proposed usage and in the final stages, plat maps to Ada County. 


    The proposed Planned Community will generate revenue for the county through property taxzation and when Ada County Planning and Zoning accepts proposed Planned Community, income generated through property taxes and development fees will be illustrated to Ada County citizens. 


    Other issues besides infrastructure development establishing lot density must be addressed for the project to be a success, i.e., municipal waste, schools, children and teenage recreational activities, community crime prevention policies and steps taken for the protection of BLM lands near buy the proposed Planned Community, satisfying all parties and citizens concerned.  Solid policies must be established and community necessities must be addressed prior to establishing the Planned Community with first phase development of 630 newly constructed homes by the end of the first year, housing an unknown size of population.  Although we can anticipate families of 2 to 3 children and at the minimum, two residents per home.  Homes adjacent to parks/open space would create an environment unlike present residential subdivisions throughout cities in America.


    Planned Community of Montebello has the capacity of over 7,000 homes.  10,000 to 14,000 children make a large impact on a community and or County.  With other states crime sky rocketing among teenagers, children’s recreational activities and eventual skilled trades and technical schooling will be on the top of the list, next to environmental health considerations for any proposed Planned Community.




    Ada County’s strategic Plan and Mission for Fiscal Year 1998 – 1999 in its entirety is not presented hereto but in short established the following intents:

    “To provide responsive and responsible leadership directing Ada County toward continuously improving its quality of life for the future and the commission must become active in promoting the image of county government as a partner in responsible growth in urban areas while striving to preserve the rural characteristics that remain within the county.  As such, Ada County must become more progressive in the way it views government and the role it plays as a leader in directing the future of the county, i.e. decreased reliance on the tax structure for problem solving, increased cooperation with other county and city agencies, and greater interaction with the business community. 


    Ada County seeks to provide a variety of services, including many that are non-discretionary and mandated by state law, in the most efficient and professional manner possible. In doing so, we will strive to balance the needs and interests of all county residents and wisely manage the resources within our control. 


    Increase the diversification of the county's financial support base.


    Accelerated growth poses extreme challenges to maintaining acceptable highways and arterial streets, low crime rates, a safe and healthy environment, adequate, clean water and acceptable levels of response to service requests.  Because most issues such as crime, water, air quality and transportation do not start and stop at county borders, commissioners can no longer afford to limit their attention to unincorporated county issues. They must expand their horizons and address services on a regional basis by continuing to improve communication and cooperation with appointed and elected officials from numerous other government entities. 


    Population growth and economic diversity, coupled with the legislature's reluctance to fund transportation infrastructure improvements, have created a commuter society without adequate mass transportation plans or systems. 


    While the Boise River provides us with the Treasure Valley's number-one amenity, its protection has become one of our biggest challenges. 


    Create a countywide recreational district, which will include unincorporated areas as well as incorporated areas, that petition for inclusion in the district.  To increase, by 20%, the amount of park space Ada County offers to its citizens who reside outside of any city's corporate limits or other recreational district by September 30, 1999.  Commit tax deed properties to park sites or trade for potential future park sites.  Adopt a countywide, long-range park plan.  Encourage all incorporated cities in Ada County to adopt park impact fee ordinances.”






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