MUNICIPAL INCORPORATION PROCEDURES & IDAHO STATE
REGULATION’S AND ADA COUNTY PLANNING AND ZONING
INFORMATION’S AND ORDINANCES FOR LAND DEVELOPMENT
(HIDDEN SPRINGS, HARRIS RANCH, CITY OF STAR)
AND MONTEBELLO AS A PCD VERSES CITY INCORPORATION
CHAPTER IV Appendix A to C, V & VI to VI Appendix A - Part I of II
IDAHO STATE AND COUNTY DEPARTMENT AGENCIES
CHAPTER IV - APPENDIX A
Ada County Highway District
Main Office No. 208-387-6175
Boise City Engineer's Office
Agency Phone Listing - This list provides phone numbers for several city and non-city agencies, departments and organizations.
Central Health Division (Environmental Health) for Ada, Elmore, Boise, Valley
& Gym Counties
Phone No. 208-375-5211
Fax No. 208-327-8553 http://www.cdhd.org
Department of Environmental Quality (2 books = $18.90)
Phone No. 208-373-0502
Secretary of State Corporation Division
Phone No. 208-334-2301
Fax No. 208-334-2847
Hidden Springs PCD manual
Sterling Codifier - Hidden Springs Planned Community
District Ada County Ordinance Manual - Chapter 8
7600 Mineral Road,Coeur-d'alene, Id. 83815
Ada County Planning & Zoning
Phone No. 208-364-2333
Fax No. 208-364-23311 http://www.adaweb.net
Ada County Development Services Office
Courthouse at 200 W.
Front, 2nd Floor, Boise, Idaho 83702 http://www.adaweb.net/devserv/forms/deptlist.htm
Dept. Main #. Phone #: 364-2277 - Fax #. 364-2406
Abramson, Greg Phone #: 364-2277
Alcala, Becky Phone #: 364-2280
Bldg. Permit Spec
Allen, Dennis Phone #: 364-2277
Bacon, Lynda Phone #: 364-2450
Bldg. Permit Spec.
Baird Spencer, Nichoel Phone #: 364-2277
Conner, Robert Phone #: 364-2277
Cook, Scott Phone #: 364-2277
Cossaart, Darrel Phone #: 364-2277
Couch, David Phone #: 364-2277
Asst. County Surveyor
DeBlieck, Donna Phone #: 364-2279
Ferm, Mark Phone #: 364-2277
Fisher, Rick Phone #: 364-2277
Hopkins, Steve Phone #: 364-2277
Lundgren, Anne Phone #: 364-2277
McClenahan, Mike Phone #: 364-2423
McKinney, Bob Phone #: 364-2277
Meyers, Lou Phone #: 364-2277
Zoning Enforcement Officer
Moriarty, Mari Phone #: 364-2277
Bldg. Permit Spec.
Negad, Berrin Phone #: 364-2277
Nilsson, Patricia Phone #: 364-2277
Patlovich, Jeffrey Phone #: 364-2277
Director, Development Services
Perfect, Mark Phone #: 364-2277
Pinkston, Colleen Phone #: 364-2278
Fiscal Office Specialist
Priester, John Phone #: 364-2277
County Engineer/County Surveyor
Satterlee, Georgia Phone #: 364-2277
Scholtens, Tom Phone #: 364-2288
Shively, Roger Phone #: 364-2277
Sommer, Ken Phone #: 364-2277
Wells, David Phone #: 364-2277
Asst. County Engineer
District Map Images http://www.adaweb.net/devserv/forms/district.htm
These are general information maps regarding taxing districts and planning areas which may be considered during the review of development applications submitted to Ada County Development Services. Some boundaries are subject to change and you may wish to contact Development Services for current information.
AIRPORT DISTRICTS - Boise Air Terminal - (Airport Influence Areas)
FIRE PROTECTION DISTRICTS
AREA OF CITY IMPACT, URBAN SERVICE PLANNING AREAS, AND REFERRAL AREAS
ADA COUNTY COMPREHENSIVE PLAN MAP
HIGH GROUNDWATER CONDITIONS, SW COMMUNITY PLANNING AREA
WILDLAND-URBAN FIRE INTERFACE OVERLAY ZONE
ELECTRICAL POWERLINES AND GAS/PETROLEUM PIPELINES
SOUTHWEST PLANNING AREA
FLOOD INSURANCE RATE MAP INDEX FOR ADA COUNTY
THE CONGRESS OF THE NEW URBANISM
CHAPTER IV – APPENDIX B
Congress for the New Urbanism - Charter
CONGRESS FOR THE NEW URBANISM
"The New Urbanism is the most talked about trend in planning and community design in the last decade, and New Urban News is the only publication devoted exclusively to providing detailed, substantial news and analysis of this trend."
"Peter Calthorpe has been named one of twenty five "innovators on the cutting edge" by Newsweek Magazine for his work redefining the models of urban and suburban growth in America. Starting practice in 1972, he has had a long and honored career in the planning and architecture fields, combining his experience in both disciplines to develop an environmental approach to community development and urban design." http://www.calthorpe.com/bios/pcbio.htm
New Urbanism Bibliography
The Seaside Institute
New Urbanism Resource Index
The Congress for New Urbanism - TND Engineering
American City Business Journals Inc., New urbanism builds better neighborhoods
New Urbanism Panel
Island Press - Eco-Compass Archives
Designs for the Trade Center site spawn hopes for a new urbanism - By Anthony Flint, Bonston Globe Staff, 10/7/2001
New Urbanism - "Projects, people, articles, and books are limited to those resources with a strong design component or direct references to New Urbanism. Organizations and other resources include New Urbanism links as well as those for related issues such as urban sprawl, sustainability, growth management, downtown revitalization, and transportation:"
Kinnelon Commons, NJ
Laguna West, CA
Middleton Hills, WI
Northwest Landing, WA, from Northwest Landing Official Home Page
Northwest Landing, WA, from Seattle Post-Intelligencer
Northwest Landing, WA, from The Seattle Times
Prospect New Town, CO
Rosemary Beach, FL
Seaside, FL, from Kevin Kelly and Heather Tansey
Seaside, FL, from The Tampa Tribune
Southern Village, NC
Principles & Practices of New Urbanism - A New Urbanist Lexicon
"New Urbanists’ Fifth Annual Congress - The annual congress was held outside the United States. Over 400 participants from across North America and overseas will be gathering in Toronto from Friday, May 29, to Sunday, June 1, 1997."
Center for Excellence for Sustainability - Resource Efficiency - Energy Efficiency and Renewable Energy Network (EREN) Department of Energy http://www.sustainable.doe.gov/index.shtml
“In the late 1980s, a new approach to the creation and revitalization of communities began to emerge in North America. Based on the development patterns used prior to World War II, the New Urbanism seeks to reintegrate the components of modern life - housing, workplace, shopping and recreation - into compact, pedestrian-friendly, mixed-use neighborhoods linked by transit and set in a larger regional open space framework.
The New Urbanism is an alternative to suburban sprawl, a form of low-density development that consists of large, single-use "pods"-office parks, housing subdivisions, apartment complexes, shopping centers-all of which must be accessed by private automobile.
Initially dubbed "neo-traditional planning," the New Urbanism is best known for projects built in new growth areas such as Seaside (Walton County, Florida, 1981; Duany and Plater-Zyberk Town Planners), Kentlands (Gaithersburg, Maryland, 1988; Duany and Plater-Zyberk Town Planners) and Laguna West (Sacramento County, California, 1990; Calthorpe Associates). The principles which define New Urbanism can also be applied successfully to infill and redevelopment sites within existing urbanized areas. In fact, the leading proponents of New Urbanism believe that infill development should be given priority over new development in order to revitalize city centers and limit sprawl. An early manifesto by several leading New Urbanists states: "...we can, first, infill existing communities and, second, plan new communities that will more successfully serve the needs of those who live and work within them" (Ahwahnee Principles, 1991, Local Government Commission). Unfortunately, many of the current social, political and economic realities in the U.S. favor development at the metropolitan edge.
The major principles of New Urbanism are:
All development should be in the form of compact, walkable neighborhoods and/or districts. Such places should have clearly defined centers and edges. The center should include a public space - such as a square, green or an important street intersection - and public buildings - such a library, church or community center, a transit stop and retail businesses.
Neighborhoods and districts should be compact (typically no more than one quarter mile from center to edge) and detailed to encourage pedestrian activity without excluding automobiles altogether. Streets should be laid out as an interconnected network (usually in a grid or modified grid pattern), forming coherent blocks where building entrances front the street rather than parking lots. Public transit should connect neighborhoods to each other, and the surrounding region.
A diverse mix of activities (residences, shops, schools, workplaces and parks, etc.) should occur in proximity. Also, a wide spectrum of housing options should enable people of a broad range of incomes, ages, and family types to live within a single neighborhood/district. Large developments featuring a single use or serving a single market segment should be avoided.
Civic buildings, such as government offices, churches and libraries, should be sited in prominent locations. Open spaces, such as parks, playgrounds, squares, and greenbelts should be provided in convenient locations throughout a neighborhood.
Developers, planners, local government officials and citizens have all shown great interest in New Urbanist design approaches, particularly in regions that are experiencing conflicts related to growth. Many see the New Urbanism as a win-win approach that enables a community's growth to be channeled into a physical form that is more compatible with the scale of existing neighborhoods, that discourages auto use, that is less costly to service and that is less consumptive of land and natural resources.
Despite such benefits, the New Urbanism has yet to be broadly embraced as a development model. One reason for this is that its physical design standards and implementation practices are not fully compatible with the regulatory framework in most regions of the U.S. and Canada. For example, many fire departments require streets that are wider than those proposed by New Urbanists. Zoning laws often discourage secondary living units within established residential areas or require large setbacks for homes and businesses.
Another reason for the slow adoption of New Urbanism is that the real estate industry is highly segmented by land use category (such as single-family housing, multi-family housing, retail, office and warehouse). Each category has its own practices, markets, trade associations, and financing sources. The highly integrated development strategy advocated by the New Urbanists requires a more holistic approach to community-building than the real-estate industry is currently structured to deliver. However, in the face of these challenges, New Urbanist communities are consistently achieving much higher prices than those in more conventional adjacent developments.
Despite such barriers, public opposition to conventional suburban development is creating greater demand for alternative forms of growth, such as New Urbanism. To address this need, a coalition of architects, urban designers, developers, government officials and others formed the Congress for the New Urbanism (CNU) in 1993 to advance the principles of New Urbanism and promote their broad application. Since then the organization has hosted a series of annual meetings and drafted a Charter of the New Urbanism (ratified in May, 1996),” as, reported by CNU.
CHARTER OF THE NEW URBANISM
The Congress for the New Urbanism views disinvestment in central cities, the spread of placeless sprawl, increasing separation by race and income, environmental deterioration, loss of agricultural lands and wilderness, and the erosion of society's built heritage as one interrelated community-building challenge.
We stand for the restoration of existing urban centers and towns within coherent metropolitan regions, the reconfiguration of sprawling suburbs into communities of real neighborhoods and diverse districts, the conservation of natural environments, and the preservation of our built legacy.
We recognize that physical solutions by themselves will not solve social and economic problems, but neither can economic vitality, community stability, and environmental health be sustained without a coherent and supportive physical framework.
We advocate the restructuring of public policy and development practices to support the following principles: neighborhoods should be diverse in use and population; communities should be designed for the pedestrian and transit as well as the car; cities and towns should be shaped by physically defined and universally accessible public spaces and community institutions; urban places should be framed by architecture and landscape design that celebrate local history, climate, ecology, and building practice.
We represent a broad-based citizenry, composed of public and private sector leaders, community activists, and multidisciplinary professionals. We are committed to reestablishing the relationship between the art of building and the making of community, through citizen-based participatory planning and design.
We dedicate ourselves to reclaiming our homes, blocks, streets, parks, neighborhoods, districts, towns, cities, regions, and environment.
We assert the following principles to guide public policy, development practice, urban planning, and design:
The region: Metropolis, city, and town
1. Metropolitan regions are finite places with geographic boundaries derived from topography, watersheds, coastlines, farmlands, regional parks, and river basins. The metropolis is made of multiple centers that are cities, towns, and villages, each with its own identifiable center and edges.
2. The metropolitan region is a fundamental economic unit of the contemporary world. Governmental cooperation, public policy, physical planning, and economic strategies must reflect this new reality.
3. The metropolis has a necessary and fragile relationship to its agrarian hinterland and natural landscapes. The relationship is environmental, economic, and cultural. Farmland and nature are as important to the metropolis as the garden is to the house.
4. Development patterns should not blur or eradicate the edges of the metropolis. Infill development within existing urban areas conserves environmental resources, economic investment, and social fabric, while reclaiming marginal and abandoned areas. Metropolitan regions should develop strategies to encourage such infill development over peripheral expansion.
5. Where appropriate, new development contiguous to urban boundaries should be organized as neighborhoods and districts, and be integrated with the existing urban pattern. Noncontiguous development should be organized as towns and villages with their own urban edges, and planned for a jobs/housing balance, not as bedroom suburbs.
6. The development and redevelopment of towns and cities should respect historical patterns, precedents, and boundaries.
7. Cities and towns should bring into proximity a broad spectrum of public and private uses to support a regional economy that benefits people of all incomes. Affordable housing should be distributed throughout the region to match job opportunities and to avoid concentrations of poverty.
8. The physical organization of the region should be supported by a framework of transportation alternatives. Transit, pedestrian, and bicycle systems should maximize access and mobility throughout the region while reducing dependence upon the automobile.
9. Revenues and resources can be shared more cooperatively among the municipalities and centers within regions to avoid destructive competition for tax base and to promote rational coordination of transportation, recreation, public services, housing, and community institutions.
The neighborhood, the district, and the corridor
1. The neighborhood, the district, and the corridor are the essential elements of development and redevelopment in the metropolis. They form identifiable areas that encourage citizens to take responsibility for their maintenance and evolution.
2. Neighborhoods should be compact, pedestrian-friendly, and mixed-use. Districts generally emphasize a special single use, and should follow the principles of neighborhood design when possible. Corridors are regional connectors of neighborhoods and districts; they range from boulevards and rail lines to rivers and parkways.
3. Many activities of daily living should occur within walking distance, allowing independence to those who do not drive, especially the elderly and the young. Interconnected networks of streets should be designed to encourage walking, reduce the number and length of automobile trips, and conserve energy.
4. Within neighborhoods, a broad range of housing types and price levels can bring people of diverse ages, races, and incomes into daily interaction, strengthening the personal and civic bonds essential to an authentic community.
5. Transit corridors, when properly planned and coordinated, can help organize metropolitan structure and revitalize urban centers. In contrast, highway corridors should not displace investment from existing centers.
6. Appropriate building densities and land uses should be within walking distance of transit stops, permitting public transit to become a viable alternative to the automobile.
7. Concentrations of civic, institutional, and commercial activity should be embedded in neighborhoods and districts, not isolated in remote, single-use complexes. Schools should be sized and located to enable children to walk or bicycle to them.
8. The economic health and harmonious evolution of neighborhoods, districts, and corridors can be improved through graphic urban design codes that serve as predictable guides for change.
9. A range of parks, from tot-lots and village greens to ballfields and community gardens, should be distributed within neighborhoods. Conservation areas and open lands should be used to define and connect different neighborhoods and districts.
The block, the street, and the building
A primary task of all urban architecture and landscape design is the physical definition of streets and public spaces as places of shared use.
2. Individual architectural projects should be seamlessly linked to their surroundings. This issue transcends style.
3. The revitalization of urban places depends on safety and security. The design of streets and buildings should reinforce safe environments, but not at the expense of accessibility and openness.
4. In the contemporary metropolis, development must adequately accommodate automobiles. It should do so in ways that respect the pedestrian and the form of public space.
5. Streets and squares should be safe, comfortable, and interesting to the pedestrian. Properly configured, they encourage walking and enable neighbors to know each other and protect their communities.
6. Architecture and landscape design should grow from local climate, topography, history, and building practice.
7. Civic buildings and public gathering places require important sites to reinforce community identity and the culture of democracy. They deserve distinctive form, because their role is different from that of other buildings and places that constitute the fabric of the city.
8. All buildings should provide their inhabitants with a clear sense of location, weather and time. Natural methods of heating and cooling can be more resource-efficient than mechanical systems.
9. Preservation and renewal of historic buildings, districts, and landscapes affirm the continuity and evolution of urban society. All information hereto was copied from CNU’s Web Site
For additional information, contact CNU http://www.cnu.org
Congress for the New Urbanism
The Hearst Building
"It's harder to pin a cost on sonic services low-density development or development at the margins of a city means longer school bus rides, mail delivery and trash collection routes and longer response times in emergencies.”
Mr. Johncox further reports “Alan Durning with Northwest Environmental Watch. A Seattle research organization, said everybody pays for sprawl, not just the people who live on larger lots in newly annexed areas. He pointed to a study by the Victoria, Canada, Transport Policy Institute. The 1995 study estimated it costs about $23,000.00 to extend services to a home at the edge of an existing neighborhood when the homes are built at 12 units per acre. The costs jump as density drops. New subdivisions in the Treasure Valley typically are built with four homes, per acre. Some cities, such as Meridian and Eagle, mandate five or fewer homes per acre. "The greater Boise area is sprawling like crazy, and if things don't change for the area, the future looks an awful lot like Phoenix or greater Los Angeles," Durning said.
NEW URBAN DEVELOPMENT
“ Shannon Lafferty of the Idaho Statesman July 31, 2000 wrote an article on Boise tries “New Urban” development; New Urbanism terms and illustrates the way in which planners are directing planning efforts and illuminates the possibilities of a Planned Community:
“Half of Americans cannot drive: They are either too young or too old to operate a vehicle. But many American cities are designed for a car culture, Boise architects Sherry McKibben and Doug Cooper observe. “Half of America is stranded.” Cooper said.
The post-World War II building boom introduced compartmentalized development, making Americans more dependent on the car. Now Americans drive from their suburban neighborhood to office parks and shopping centers.
Huge parking lots anti garage doors dominate many streetscapes, said McKibben, who is the director of the University of Idaho's Urban Research and Design Center. Developers continue to push the outskirts of urban areas, requiring residents to travel in their cars for basic goods and services.
We’ve just developed out there with no sense of place. There’s single-use, single-value homes.” McKibben said. “You can't walk anywhere.” But change is on the horizon; some say it's even closer.
McKibben and Cooper and a growing group of Treasure Valley planners, architects, developers anti neighborhood activists are part of a national movement designed to bring a mix of neighborhoods, offices and shops to human scale and re-create a sense of place in America’s cities. The two returned along with other Treasure Valley planners and officials from the Congress for the New Urbanism this summer in Portland.
More than 200 development projects in the United States are considered “New Urban,” and 100 more are in the planning stages, according to The Congress for the New Urbanism, based in San Francisco.
The term “New Urbanism” that has become popular with Treasure Valley developers and planners refers to a compact form of development designed to Counteract suburban sprawl. As many as eight construction projects in Boise use New Urban characteristics, according to Boise's planning and development department.
The New Urbanism movement calls for mixed-used neighborhoods designed for pedestrians as well as cars. New Urban neighborhoods include a network of streets; a commercial neighborhood center that residents can bike or walk to; a mix of commercial and residential uses; a variety of housing types, including single-family homes, duplexes and apartments; and an emphasis on Community open space.
New Urban neighborhoods typically have higher densities than standard suburban neighborhoods arid there is more emphasis on design. Sidewalks, not parking lots, define the front of retail stores. Garages are often tucked behind homes in alleys. Porches stretch along the fronts of homes. Architecture and landscaping often celebrate local history, climate and ecology.
The ultimate goal of New Urban designers and builders is to create a full-service community where residents can live, work and shop all without having to leave their neighborhood. Developers building new neighborhoods and projects on the fringe of the city and in-fill projects in the heart of Boise are experimenting with New Urban concepts. Harris Ranch in East Boise, Hidden Springs in North Ada County, Ustick Station in West Boise and Urban Renaissance along Apple Street in Southeast Boise all reflect New Urban ideas.
New Urban development provides residents an alternative to conventional development and creates an atmosphere that leads to more community interaction, McKibben said. The variety of apartments, duplexes and homes found in New Urban neighborhoods accommodate young singles, couples with children, single-parent families and elderly people, she said.
“You build this stuff and you set the stage for Community-building to happen,” McKibben said. It’s conducive for sustaining a Community for generations.”
But many planners and developers agree that there are obstacles to New Urban development, this style of development often requires higher densities – more residences per acre – than Treasure Valley residents may be accustomed to. The more compact New Urban developments also must compete with single-use neighborhoods, can take more time to receive approval from municipalities, and can cost more to build. And developers may use the term New Urban as a marketing tool for projects that incorporate few, if any, New Urban principles.
Elaine Clegg, co-coordinator for the non-profit group Idaho Smart Growth, said that while many Treasure Valley projects use only some of the tenets of New Urbanism, it's still a step in the right direction. “I think it will be an evolutionary process back. It won’t be done in a day,” Clegg said.
Boise Chief Planner Hal Simmons has said the city has been writing ordinances that support New Urban development. Boise's 1997 Comprehensive Plan promotes New Urban concepts, including higher-density neighborhoods that are more pedestrian-friendly. Boise officials have created three zoning designations that make it easier for developers to experiment with this type of development.
A modular lotting zoning allows developers to divide their neighborhoods into smaller lots. This allows for a variation in the size, style and price of homes in a neighborhood. Homebuilders can purchase one lot to build a 1,500-square-foot cottage and then combine several lots next door to build a 3,500-square-foot home. A pedestrian-commercial zoning approved in December 1999 allows building closer to the road so the streetscape isn't defined by a parking lot. The zoning designation allows for a mixed use of retail and residential in one building. Retail shops can operate on the first level, with apartments located on upper floors.
A third zoning designation allows for “accessory units,” or apartments, over the garages of single-family homes. These kinds of apartments provide alternative housing options in predominantly single-family neighborhoods.
Developers experimenting with New Urbanism are discovering that there is a growing market in the Treasure Valley.
According to a 1999 study conducted at George Washington University in Washington, D.C., those who buy into New Urban neighborhoods are willing to pay as much as $20,000 more for a home in a New Urban development compared to a similar home in a conventional neighborhood. The benefit they describe is a stronger sense of Community. “It’s market driven,” said Frank Martin, president of Hidden Springs. “It’s not a bunch of lofty planning principles. It’s what people want and developers are responding to it.”
Erick and Jan Anderson, who moved to Hidden Springs; this spring from a conventional subdivision in Tucson, Arizona, said the community atmosphere was worth the additional cost and could, turn out to be a wise investment. “You pay more per square foot out here. Once it catches on, and more people find out, it's going to accelerate (in value) rather quickly,” Erick Anderson said. “It’s worth the little bit of added.”
New Urban development typically can cost anywhere from 10 percent to 20 percent more than conventional development. Martin, who has developed New Urban projects in and around Chicago, said the design adds expense from the initia1 planning costs to actual construction costs. Amenities like trail systems, parks, and trees along the streets and subsidizing retail stores also add to the cost, Mckibben said.
Simmons, who attended the national New Urbanism Conference this summer, said Boise’s downtown and its historic neighborhood already have the framework to support New Urban development. “I think Boise is a natural for it. Our downtown is the strongest selling point for New Urbanism,” Simmons said. “In the core of our city, we're starting with a really good base.”
The grid of streets in the downtown area and the surrounding East End, North End, Depot Bench, Veterans Memorial and Vista neighborhoods provides the interconnectivity needed for New Urban design. A mix of single-family homes, apartments and retail shops already exists in those neighborhoods. “It’s thinking in a different way about the street. Instead of building houses with garage doors in the front, we put a lot more emphasis on activity along the street -- window's, front porches, doors, sidewalks and trees -- so the street can be a real amenity.” said Shelley Poticha, executive director for The Congress for the New Urbanism, a non-profit group based in San Francisco that promotes and monitors new urban development across the United States. Poticha visited Boise and said Mayor Brent Coles' Support of New Urban principles also are another asset, she said.
“He’s one of the few mayors who completely gets it,” Poticha said. “It's unusual to find a mayor who recognizes that it’s important for the city to pay attention to the quality of the built environment.”
Coles’, who has a city planning background, has attended the national New Urban conference in recent years. A well-planned, well-constructed neighborhood can help solve some of the Community’s other problems, including youth crime and transportation issues, Coles’ said.
Neighborhoods where people can walk and homes with front porches and attractive streetscapes set up more opportunity for neighborhood interaction, Coles said. A higher density common in New Urban developments also makes mass transit, including buses and a commuter rail system, possible, he said.
The view from the sidewalk along Apple Street is predominantly wooden fences hiding the backyards of southeast Boise homes. But along a block of Apple Street lined with little green lawns, front porches with benches arid flowers break the fence line. The block of two-story row homes that extends around the corners of Denise and Wright streets is a project called Urban Renaissance, it’s an example of an in fill project that follows some of the tenets of New Urbanism.
Co-developer Scott Beecham, who has previously worked for the Boise planning department, said he wasn't seeing much creativity in the development applications passing across his desk. So he partnered with Bill Hodges. The final product: 18 craftsman style homes on 2.25 acres. Beecham is now with O’Neil Enterprises, Inc.
“What I have an interest is good design. I think that's the biggest benefit of the New Urbanism movement,” Beecham said. “It has raised awareness of design. People don’t like driving up to a three car garage.”
Unlike the developments that surround Urban Renaissance where homes are set on looping streets with large lawns and garages that define tire front of the house, Beecham's development faces the streets. Detached garages are visible only from the alley that loops behind the homes. The 22-foot-wide homes are set on 30-foot-wide lots, with eight feet between the houses. All have either two or three bedrooms and small front lawns and private back patio areas, which means less yard work. It’s an alternative for single professionals, young married couples with no children and those near retirement, Beecham said. The homes are built within walking distance of two shopping centers on Apple Street that include Albertson’s, a bank, coffee shop and fast food. There is a bus stop across the street.
Beecham said sales on the project were good despite the slightly higher price tag than for adjacent homes east of Apple Street. Urban Renaissance was rnoderately priced compared to other new construction in Southeast Boise, he said.
Sherry Brant lived in the same home on the Bench for 18 years before buying a home in Urban Renaissance 10 months ago. “I was looking a change. What grabbed me is I thought it looked like something that could be in the North End,” Brant said. Since moving into one of the row houses 10 months ago, Brant finds herself walking and biking more. She rides her bike to thee bank and walks to the store or Sundays to pick up a newspaper. Brant's daughter often rides the bus home from Boise State University. Brant said she still drives to work and to do some errands but likes that she has other options. Brant's hose also adds character to the street. “We get so many compliments,” Brant said. “People stop and say I love your house. I love walking past your house.”
Jake Centers, owner of Tahoe Construction, built Brant’s home. Urban Renaissance was one of Center’s first experiences with New Urban concepts.
Centers said there is a growing Treasure Valley market for this style of home where emphasis is placed on the look of the house from the street. “For the Inst 30-years mass housing has been the status quo.” Centers said. “I think people are really tired of that type of house and tired of living that way.”
He now is focusing on New Urban development. He is building a townhouse project in Meridian and is one of the builders in Harris Ranch. Center said that while more pride in this type of home building, it takes more time and money. The additional architectural and landscaping elements, including front porches in narrower confines than they do building traditional homes. “The trade contractors typically charge little more to do work on these homes,” Centers said. Centers estimates a 1,500-square-foot craftsman-style home would take 100 days to complete compared with 90 days for conventional home with the same square footage. The additional time and attention to detail and architecture also could add 10 percent to the cost.
"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 Sergeant 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 Sergeants 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 Sergeants 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 Sergeant will be asking the city for a variance, or exception, to the rule.
“The city has done a lot in passing pedestrian commercial zoning,” Sergeant 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:
Ada County Development Services Director Jeffrey L. Patlovich
October 31, 2000 letter on the subject of Planned Communities
CHAPTER IV - APPENDIX - C
BUREAU OF LAND MANAGEMENT (BLM) PROCEDURES RELATING TO
BLM PROPERTIES THAT CAN BE TRADED FOR PLUBIC PROPERTIES
SRI to explore the process of exchanging BLM lands for private lands contacted Oscar Anderson, a retired Bureau of Land Management employee currently working as a real estate agent in Idaho. Additional properties in conjunction with the proposed PC “area of impact” comprise BLM Lands, farm and sagebrush areas. Anderson’s investigation is as follows:
“The first step is to identify private lands the BLM is interested in acquiring and BLM lands the landowner is interested in acquiring. The landowner or his agent then contacts BLM and proposes the exchange in writing. The BLM responds in writing and requires that the landowner either contracts or completes cultural inventories and threatened and endangered species inventories (plants & animals). During this period the BLM will complete a preliminary appraisal of the BLM lands, a mineral evaluation and a hazardous materials investigation of the private lands. The exchange proposal then goes through a public review period and comments are evaluated by BLM. The value of the BLM land cannot exceed the value of the private land by more than 25%. The exchange applicant may pay the 25% excess in cash to balance the value of private and BLM land. If the private land exceeds the value of the BLM the landowner may either select additional BLM lands, paying the excess value to BLM or reduce the amount of private land offered for exchange.
This process takes in excess of a year as the endangered plant life inventory can only be completed during March, April and May in this area.”
“The land SRI proposes to acquire consists of 720-acres, located in T.I.N.R.I.E, Owyhee and Ada County. Required resource inventories by the BLM must be investigated. These inventories include cultural, threatened or endangered plants and animals, mineral potential and hazardous materials. A final decision regarding the disposition of this property cannot be made until clearances are complete and after required public comment periods have expired.
Federal regulations require fair market appraisals to show that public and private lands in an exchange are of equal value. Small deviations in value may be allowed if you are able to equalize the values through cash payment or if you are willing to forgo some value due you. U. S. Department of the Interior, BLM, Lower Snake River District of the Boise Field Office was contacted by Anderson and John Sullivan, NCA Manager, forward a memo to the BLM State Office Appraisal Staff August 22, 2000, requesting a preliminary estimate of value for the 720-acre parcel. John Sullivan’s Phone number: 208-384-3338.
The proposed private lands offered for exchange is located in Township 3 and 4 South, Range 4 East in the Simco Road area.
The following procedures reflect current policy of the BLM relating to land exchange;
“The exchange proponent(s) will immediately provide BLM with a title commitment for the private lands proposed for exchange.
BLM will complete preliminary and final appraisals of the public lands.
Appraisals of the private lands acceptable to BLM will be completed by the exchange proponent.
Cultural and threatened and endangered (T/E) species inventories acceptable to BLM will be completed by the exchange
BLM will complete hazardous materials clearances, mineral potential reports, and the environmental assessment.
The cost of publication of the Notice of Exchange Proposal (NOEP) and the Notice of Decision (NOD) in local newspapers will be
paid by the exchange proponent.
Buyers purchasing private land for this exchange must recognize and understand that preliminary stages of land exchange is not a binding contract and is subject to information gained during the environmental review process which may preclude BLM from exchanging certain properties. Also, protests and/or appeals may be filed during the public review and comment period,” as, reported by Terry Costello, Acting Bureau Field Office Manager October 13, 1999.
United States Department of the Interior Bureau of Land Management (BLM) Lower Snake River District Boise Field Office address & Web Site:
3948 Development Avenue
Boise, Idaho 83705-5389
PROPOSED PCD WATER RESOURCES, UTILITIES AND
WASTEWATER DISPOSAL TREATMENT FACILITIES & ADA
COUNTY ENVIRONMENTAL HEALTH STANDARDS AND IDAHO
DEPT. ENVIRONMENTAL QUALITY FOR LAND DEVELOPMENT
PROPERTY WATER RESOURCES
There is a considerable amount of irrigated ground included in the 5,280-acres, which means that water rights are present and being used. Water for the area is supplied largely by pumping from an excellent underground aquifer and to a minor degree from Indian Creek. Water is being pumped from the 150 to 225 foot level below the surface. Domestic (culinary) water can be provided anywhere with new wells constructed to public health standards, as domestic use wells require a higher standard of installation and have priority allowing their use nearly anywhere.
Idaho adjudication process established a moratorium on all water wells in the Snake River Basin, which covers a large part of Idaho. Irrigation and domestic wells already established are transferable if the property owners sell their property. Appendix A illustrates those wells presently in existence within the proposed PC area. Developers would establish their own Water Association and water district.
The Idaho public utility commission regulates a maximum of 9 percent return on investment and operation; repair, maintenance and expansion cost can be funded from revenue generated from monthly service fees.
Construction challenges exist in parts of the project due to areas of lava rock which underlays most of the area with a shallow overlay of desert loam soil (1’ to 1 ½’). New machinery has been developed that can cut through these layers, without blasting in most situations. Construction of sewer lines (4 feet minimum), power lines (3 feet) and water lines (5 feet) will raise the costs of these utilities where lava exists.
Natural gas and electricity is readily available. Telephone hook-ups are likewise no problem for proposed PC but will require additional expenditures. Cable TV is a source of revenue to the investor through monthly Cable TV service. National average show 60 to 70% of homes will use Cable TV.
Utilities would be developed in the normal course of development in South West Idaho and Local Municipal District Bond revenue financing was presented by Seidler-Fitzgerald, a division of the Seidler Companies Incorporated, member of the New York Stock Exchange, as an alternative in order to fund the infrastructure of the proposed PC.
PRIVATELY OWNED WASTEWATER TREATMENT FACILITIES
There are no sanitary sewer facilities nearby. The likely course to take will be to construct new facilities capable of handling 2,500 residents. There are new technology package plants available and cost effective drip drain technologies provided the community has available parks/open space. The cost of sewage hook up fees would be similar to Boise City sewer hookup fees that produce tail water (waste) equal to or better than 1993 Clean Water Act standards.
$3,275,000.00 is projected as the cost for on and off site costs for 1,260-ots and 50 commercial business sites. Sewage lines interconnecting all lots, with enough capacity for two phases of developments is allocated separately.
The average wastewater disposal treatment hookup fee in Boise is $2,800.00. 1,260 lots/50 commercial sites will generate $3,668,000.00 in revenue. Revenue would be set aside for wastewater disposal treatment facility construction and monthly service fees will allocate funding for operation, repair and maintenance.
Additional revenue from $15.00 monthly service fees for homeowner’s wastewater disposal will generate approximately $128,400.00 annually, providing services for 1,260-lots/50 business sites.
Wastewater disposal treatment facilities will be designed eliminating the need for many employees. One engineer or qualified professional in this industry could handle operations and maintenance. Major repair work would be contracted out.
Appendix B illustrates Vitrification International Technologies, Inc. (EnerWaste) technologies in municipal waste (4 lbs of municipal waste per person a day is generated) and wastewater disposal treatment. Other wastewater disposal treatment plants should be evaluated in order to provide the latest technology for wastewater disposal treatment such as Hidden Springs wastewater disposal treatment facility. Appendix C illustrates Waste Water Technologies, Austin Texas. http://www.enerwaste.com
ADA COUNTY WASTE DIVERSION PROGRAMS
“Waste Diversion Programs are efforts by residents and businesses in the community to reduce the amount of recyclable materials being thrown away and ultimately wasted by disposal in the landfill. Many materials in the waste-stream have uses or resources that can be recaptured for recycling. Three highly successful waste diversion programs are sponsored by Ada County and by the cities of Boise and Eagle. Ada County promotes curbside recycling through its solid waste contractor, BFI, and the Solid Waste Management Department has several recycling programs operating at the Hidden Hollow Sanitary Landfill. Like Ada County, the cities of Boise and Eagle promote curbside recycling through their solid waste contractor, BFI.
SEWAGE DISPOSAL, WATER SUPPLY, SOLID WASTE DISPOSAL AND THE PRSERVATION OF ENVIRONMENTAL QUALITY
“These guidelines are intended to be used as a guide for land development and represent a compilation of various statutory and regulatory requirements. For the exact requirement, please refer to the applicable statute or regulation.
Property Water Documentation and Listing of Wells
CHAPTER VI - APPENDIX A Part I of II
Treasure valley Ground Water Table
EQNEEDF views on Politics, Environment, Energy, Health, National, and Foreign Affairs
ENERGY QUEST, former National Energy Efficient Development Inc.