The purpose of this chapter is to provide processes and development standards for the development of planned communities to allow urban type development within unincorporated Ada County, except as may be modified by title 9 of this code. (Ord. 738, 2-23-2010)

This chapter applies to development of planned communities within unincorporated Ada County. Planned community developments proposed in an area of city impact may require an application to amend the area of city impact agreement. (Ord. 738, 2-23-2010)

(Ord. 738, 2-23-2010)

The planned community implementation plan shall describe how urban public services and additional public services at the service levels identified below will be provided in the planned community. Provided, however, in areas of city impact an urban public service level standard specifically provided in the appropriate area of city impact agreement in title 9 of this code, if any, shall supersede the specific urban public service level standard provided in this section.

   A.   Minimum Urban Public Service Level Standards: Each planned community shall provide all of the following categories of urban public services in accordance with the stated minimum standard for each:

 

   B.   Additional Service Standards: Each planned community must provide a minimum of six (6) of the following categories of additional services in accordance with the stated minimum standard for each:

 

   C.   Waiver: The board may waive or alter one or more of the public service standards in this section on a case by case basis. The applicant shall submit the request and justification for such waiver as part of subsection 8-8-7C7 of this chapter. (Ord. 738, 2-23-2010)

The following standards shall be applicable to all planned communities:

   A.   The planned community shall have a community conservation director responsible for, but not limited to, conservation efforts, environmental and recreational management and environmental education for the community, and implementation of mitigation actions outlined in the wildlife and habitat management plan. The community conservation director shall have the qualifications required by subsection 8-8-6A6 of this chapter. The planned community shall have a community conservation advisory committee including, but not limited to, the community conservation director, a representative from Idaho department of fish and game; bureau of land management; Ada County development services; natural resource conservation service; Ada soil and water conservation district, and the planned community homeowners' association. Progress reports from the community conservation director will be provided to the community conservation advisory committee. The community conservation advisory committee shall review the progress reports and where necessary, recommend to the community conservation director and the director changes in management direction or alteration of the wildlife and habitat management plan objectives.

   B.   The planned community's internal roadway network and connectivity to the regional transportation system shall be designed to conform to Idaho transportation department's (ITD) and Ada County highway district's (ACHD) current access management policies, interim policies, and corridor studies. Cross access easements shall be provided to adjacent properties when determined necessary by ITD, ACHD and/or Ada County.

   C.   The planned community's internal trail and pathway network and connectivity to the regional trail and pathway system shall be designed to conform to the Ada County parks, open space and trails plan, and the Ada County ridge to rivers pathway plan, or the applicable city's trailway and path plan(s) if located in an area of city impact. (Ord. 738, 2-23-2010)

   A.   Qualifications: All technical reports and recommendations shall be prepared under the supervision of and signed by a qualified expert in each relevant field based on the following qualifications:

      1.   Hazardous Areas, Hydrology, And Soils: Professional engineer licensed in the state of Idaho;

      2.   Economist: A professional who demonstrates experience in community development, land use, and/or public administration, specifically with regard to land development feasibility, public services provision, public finance policy, and the economic and fiscal impacts of private development. A graduate degree in economics, public finance, or public administration and at least seven (7) years of experience; or a bachelor's degree in economics, public finance, or public administration and at least ten (10) years of experience; or a bachelor's degree and at least fifteen (15) years of experience;

      3.   Planner: A professional who is engaged in professional planning, either currently or in the past, as defined by the American Institute Of Certified Planners (AICP), and who has completed a graduate degree in planning, from a program accredited by the planning accreditation board (PAB), plus two (2) years of professional planning experience; or a bachelor's degree in planning, from a PAB accredited program, plus three (3) years of professional planning experience; or any other postgraduate, graduate or undergraduate degree plus four (4) years of professional planning experience; or no college degree plus eight (8) years of professional planning experience;

      4.   Transportation: A professional engineer licensed in the state of Idaho;

      5.   Historical And Cultural Resource Findings: Archaeologists, history and architectural history consultants with submitted documentation that they have demonstrated that they meet the secretary of the interior's 36 CFR 61 qualifications;

      6.   Wildlife Habitat Mitigation Plan And Habitat Analysis: A professional(s) whose experience demonstrates considerable knowledge of planning and conducting field research for wildlife habitat projects, and formulating specific plans to mitigate wildlife habitat impacts. For the wildlife component, a graduate degree in wildlife biology or a closely related field and at least two (2) years of experience; or a bachelor's degree in wildlife biology or a closely related field and at least four (4) years of experience; or a bachelor's degree and at least eight (8) years of experience. For the vegetative component, a graduate degree in botany, plant ecology, or closely related field and at least two (2) years of experience; or a bachelor's degree in botany, plant ecology, or closely related field and at least four (4) years of experience; or a bachelor's degree and at least eight (8) years of experience;

      7.   Wetlands: A professional engineer licensed in the state of Idaho or a certified wetlands specialist;

      8.   Slope Stabilization: A professional engineer licensed in the state of Idaho;

      9.   Revegetation: A licensed landscape architect whose experience demonstrates considerable knowledge in the implementation and execution of slope stabilization, revegetation projects, and vegetation management; and

      10.   Groundwater: An individual or entity identified on the department of environmental quality (DEQ) environmental consulting firms list (available on the DEQ website) or a hydrologist with technical background and experience in planning, conducting, and coordinating complex hydrologic studies in groundwater modeling and analysis.

   B.   Digital Submissions:

      1.   Digital submissions, in a format approved by the director, shall accompany all paper submissions; and

      2.   Digital mapping shall be formatted to be compatible with the county's geographic information system.

   C.   Mapping: All maps shall have a legend, north arrow, scale, title and author. (Ord. 738, 2-23-2010)

   A.   Purpose: To analyze the existing conditions of the site and regional impacts from the proposed development to determine the appropriateness of the location and the feasibility of the development's success; to plan for and ensure the availability of urban public services; to create a planned community subarea comprehensive plan specific to the subarea.

   B.   Process: All requests for the creation of a planned community subarea comprehensive plan shall comply with the following:

      1.   Public Services Scoping Session(s): Prior to application submission a scoping work session shall be held with Ada County development services and may include affected public service providers and regulatory agencies, including, but not limited to, Idaho department of environmental quality, Idaho department of water resources, Central district health department, the army corps of engineers, and military officials if the planned community is within the AMI;

      2.   Transportation Scoping Session(s): Prior to application submission a scoping work session shall be held with Ada County development services and may include affected transportation agencies, including, but not limited to, Ada County highway district, Idaho transportation department, Community Planning Association Of Southwest Idaho (COMPASS), and Valley Regional Transit (VRT);

      3.   Public Involvement:

         a.   Purpose: The purpose of the public involvement sessions is to provide interested members of the public the opportunity to be involved in the review of the proposed planned community subarea comprehensive plan prior to concept finalization.

         b.   Process: Prior to application submission the applicant shall hold a minimum of two (2) public involvement sessions. The director or his designee, all cities in Ada County, counties with borders contiguous to the proposed planned community, all registered neighborhood associations in Ada County, and all property owners within one mile of the proposed planned community subarea comprehensive plan boundaries, shall be invited to each meeting via mailed notices. Property owners may be invited using alternative forms of notice in compliance with subsection 8-7A-5D of this title. In addition, the applicant shall publish a notice of the time and place of the sessions in the official newspaper of general circulation in the county.

            (1)   Planning Type Process: The public involvement sessions shall be a facilitated planning type process where interested parties and the developer can work collaboratively with each other in reviewing the proposed planned community subarea comprehensive plan concepts.

            (2)   Location: The meeting shall be held at one of the following locations:

               (A)   On the subject property;

               (B)   At a nearby available public meeting place including, but not limited to, fire station, library or community center; or

               (C)   At an office space with suitable meeting facilities.

            (3)   Verification: The application materials shall include a written verification that the public involvement sessions took place.

      4.   Application Types: A comprehensive plan text amendment and zoning ordinance map amendment shall be submitted as described below and in section 8-7-3 of this title;

      5.   Transmittals: In addition to transmittal requirements identified in section 8-7A-4 of this title, a complete copy of the application shall be provided by Ada County to the providers of the urban public services for the area covered by the planned community subarea comprehensive plan.

   C.   Application Requirements: The applicant shall submit the following analyses, reports and reviews supporting the proposed planned community subarea comprehensive plan goals and policies:

      1.   Population: A population analysis of pertinent historical and future trends of the Boise metropolitan area and Ada County as context for the proposed planned community, including such characteristics as total population, household population, household size, household income, age, and gender. The analysis shall include at a minimum:

         a.   A written assessment of population and household demographic trends in the Boise metropolitan area and Ada County as a determinant of planned community design;

         b.   A written assessment of population and household growth projections in the Boise metropolitan area and Ada County including consideration of established regional or state projections utilized for public planning purposes; and

         c.   A written assessment demonstrating the adequacy of the location and proposed land uses of the planned community in accommodating demonstrated population household and demographic growth trends in the Boise metropolitan area and Ada County.

      2.   School Facilities And Transportation: An analysis of public school capacity and associated transportation considerations for the proposed planned community. The analysis shall be developed in coordination with the applicable school district(s) and shall include at a minimum:

         a.   A map depicting existing school facilities within one mile of the planned community boundary, including any school district boundary lines;

         b.   A determination of the specific school district(s) that will provide public education services to planned community residents;

         c.   A written assessment describing potential school enrollment generated by the planned community including detail of elementary, middle and high school enrollment consistent with enrollment projection standards of the affected school district(s);

         d.   A written assessment describing public school facility needs, if any, within the planned community as a result of anticipated enrollment generated by the planned community consistent with capital facilities planning standards of the affected school district; and

         e.   A written assessment describing public school student transportation needs, if any, from the planned community to school facilities off site consistent with student transportation standards of the affected school district(s), the public school capacity and transportation.

      3.   Economic Development: An analysis of the economic base of the area, including, employment, industries, economies, jobs, and income levels. The analysis shall include at a minimum:

         a.   A written assessment demonstrating that the planned community is reasonably supported by economic and market conditions in Ada County and the Boise metropolitan area. This assessment shall include conceptual information about the following:

            (1)   Projected dwelling unit counts, build out/absorption and occupancy in the context of regional growth trends, identified demographic trends and competing development;

            (2)   Likely residential product types and price ranges in current dollars suitable for development within the planned community as a function of planned community location and physical features, anticipated market conditions, and likely demographics as identified in the population section of the planned community comprehensive plan;

            (3)   Planned commercial buildings/gross space, if any, and anticipated build out/absorption in the context of regional growth trends, residential development at the planned community, and locational features including transportation and access; and

            (4)   Planned industrial building/gross space, if any, and anticipated build out/absorption in the context of regional growth trends, industrial land utilizing industry trends, and proximate infrastructure.

         b.   A written assessment of current dollar costs associated with both private and public infrastructure and facility improvements required to provide urban public services to the site broken out into private and public categories. This assessment shall include an analysis of unique conditions of the site consistent with the natural resources inventory required by subsection C5a of this section, which may contribute to an increased cost in providing urban public facilities and urban public services.

      4.   Land Use: An analysis of natural land types, existing land covers and uses, and the intrinsic suitability of lands for uses such as agriculture, forestry, mineral exploration and extraction, preservation, recreations, housing, commerce, industry, and public facilities. Proposed general land uses shall be developed consistent with the natural resource and wildlife inventory analysis as required by subsection C5 of this section. The analysis shall include at a minimum:

         a.   A map depicting existing land uses and zoning within one mile of the proposed planned community boundary (including interior boundaries, if any);

         b.   A written assessment describing the general categories of existing land uses and zoning within one mile of the proposed planned community boundary (including interior boundaries, if any);

         c.   A map depicting proposed general land uses and densities within the proposed planned community and within one mile of the proposed planned community boundary (including interior boundaries, if any), including intensity of nonresidential uses, and developed and natural open space. Land uses and densities outside of the planned community boundary shall be based on the future land use designations of the applicable comprehensive plan; and

         d.   A written assessment describing the general categories of proposed land uses within the proposed planned community and within one mile of the proposed planned community boundary (including interior boundaries, if any) including conceptual intensity of nonresidential uses, net density and potential impacts to adjacent properties as a result of the proposed land uses.

      5.   Natural Resources And Wildlife Inventory: An analysis including the uses of rivers and other waters, forests, range, soils, harbors, fisheries, minerals, thermal water, beaches, watersheds, and shorelines, and an analysis of existing wildlife and habitat conditions. The analyses shall include at a minimum:

         a.   Natural Resources Inventory:

            (1)   A map depicting, and a written assessment of, the following: topography; wetlands; soils from the most recent soil survey information; prime agricultural land; mineral resources; and rivers and other bodies of water; and

            (2)   A written assessment of the effect the planned community will have on the source, quantity and quality of ground and surface water in the area.

         b.   Wildlife Habitat Inventory:

            (1)   Aerial photography of sufficient quality and scale to show land unit boundaries, geological features, vegetation types, creeks, riparian areas and wetlands, roads, trails and other landscape features;

            (2)   A map prepared in consultation with Idaho department of fish and game, generally depicting and a written assessment (including methodologies used) of the following:

               (A)   Site resources including vegetation/habitat types (including noxious weeds), and wildlife;

               (B)   Existing vegetation condition based on ecological site descriptions (ESD) from the latest version of the "Indicators Of Rangeland Health";

               (C)   Special status species and threatened and endangered species based on Idaho fish and game conservation data, and United States department of interior, fish and wildlife service information;

               (D)   Both current and potential use of big game winter range, and where appropriate pronghorn antelope, based upon Idaho department of fish and game (IDF&G) data. Site specific surveys may be used to supplement IDF&G data;

               (E)   Structure and function of existing wildlife habitats, including connectivity, habitat fragmentation, and wildlife corridors;

               (F)   Priority habitat based upon the Idaho comprehensive wildlife conservation strategy, except, if a planned community is planned adjacent to or in the vicinity of bureau of land management and/or United States forest service managed federal lands, the species lists shall be cross referenced with the respective agency lists; and

               (G)   Existing human disturbance to wildlife and habitat as a result of livestock, transportation, recreation, agriculture and development within a minimum of one mile of the planned community boundary.

      6.   Hazardous Areas: An analysis of known hazards as may result from susceptibility to surface ruptures from faulting, ground shaking, ground failure, landslides or mudslides; avalanche hazards resulting from development in the known or probable path of snow slides and avalanches, floodplain and wildfire hazards. The analysis shall include at a minimum a map and written assessment of known hazards.

      7.   Urban Public Services And Urban Public Facilities: An analysis showing general plans for urban public services and urban public facilities. The plan may also show locations of civic centers and public buildings. The plan shall be developed in coordination with the affected public service providers and regulatory agencies. The plan shall include, at a minimum:

         a.   A map depicting existing urban public services and urban public facilities within one mile of the proposed planned community boundary;

         b.   A written assessment of existing urban public services and urban public facilities within one mile of the proposed planned community boundary, including availability and adequacy to serve the proposed land uses and population, and a description of the impacts to existing levels of service as a result of such utilization;

         c.   A map depicting proposed urban public services and urban public facilities projected to serve the proposed land uses and population including conceptual location, distribution, extent and intensity of such, including major system components and any projected additions and/or extensions to existing urban public services and urban public facilities;

         d.   A written assessment of proposed urban public services and urban public facilities including availability and adequacy to serve the proposed land uses and population, the projected location, distribution, extent and intensity of such, including major system components and any projected additions, extensions and improvements to existing urban public services and urban public facilities;

         e.   A written assessment of water rights detailing the applicability and availability of such, including a description of any applications and/or permits that are required by the Idaho department of water resources; and

         f.   A determination of reasonable access, per Idaho department of environmental quality (IDEQ) policy, issued by IDEQ.

      8.   Transportation: An analysis of impacts to the regional transportation system resulting from the proposed land uses and population prepared in coordination with, as applicable, the Idaho transportation department, Ada County highway district, Community Planning Association Of Southwest Idaho, Valley Regional Transit, and any other local jurisdiction(s) having authority over the public highways and streets materially affected by the planned community. The traffic impact study shall be submitted to ITD and ACHD thirty (30) days prior to submission of the planned community subarea comprehensive plan application to the director.

      9.   Recreation: An analysis showing the existing system of recreation and natural and developed open space areas, including parks, parkways, trailways, riverbank greenbelts, beaches, playgrounds, and other recreation areas and programs within one mile of the boundaries of the proposed planned community subarea comprehensive plan area. The analysis shall include at a minimum:

         a.   A map depicting existing public recreation, open space areas, parks and trails;

         b.   A written assessment of existing public recreation, open space areas, parks, trails and programs;

         c.   A map of proposed conceptual, natural and developed open space, or a reference to the land use section of the planned community comprehensive plan; and

         d.   A written assessment of proposed conceptual natural and developed open space and programs, or a reference to the land use section of the planned community comprehensive plan.

      10.   Special Areas Or Sites: An analysis of areas, sites, or structures of historical, archeological, architectural, ecological, wildlife, or scenic significance. The analysis shall include at a minimum a written assessment of those sites and areas of significance.

      11.   Housing: An analysis of housing conditions and needs; plans for improvement of housing standards; and plans for the provision of safe, sanitary, and adequate housing, including the provision for affordable and low cost conventional housing. The analysis shall be developed in accordance with subsection C1 of this section and shall include at a minimum a written assessment including:

         a.   Housing conditions and needs within the region;

         b.   Housing options, including single-family, multi-family, condominiums, apartments, live/work, mixed use units and affordable and low cost conventional housing; and

         c.   A discussion of how the planned community will provide for the housing needs of the projected population, as identified in subsection C1 of this section.

      12.   Community Design: A clear description of the vision of the desired future state of the planned community that provides direction for strategic planning. A general description of the regulations that will be created and utilized for the control of landscaping, building design, tree planting, signs, and suggested patterns and standards of community design, development and beautification. The analysis shall be developed in consideration of the vision of the planned community comprehensive plan and shall include at a minimum:

         a.   A written assessment of the above referenced items; and

         b.   Illustrative examples of the proposed vision for the community.

   D.   Required Planned Community Subarea Comprehensive Plan Goals And Policies: The planned community subarea comprehensive plan text amendment application shall include a proposed planned community subarea comprehensive plan to be used to guide future development taking into account the vision of the proposed planned community and the analysis, reports, and reviews required in subsection C of this section. The planned community subarea comprehensive plan goals and policies should include, at a minimum, the following elements:

      1.   Population: Goals and policies addressing population, including at a minimum the desired density for the planned community by subset generally and overall including a minimum net density goal of 3.0 residential dwelling units per acre.

      2.   School Facilities And Transportation: Goals and policies describing how public school capacity and associated transportation considerations for the proposed planned community will be addressed including at a minimum:

         a.   Ensure that school facilities are safe and accessible by automobile, transit, walking and bicycling, and require minimal need for school operated busing; and

         b.   Ensure that schools are sited to be complementary to and compatible with surrounding neighborhoods to avoid conflicts with incompatible land uses and/or adverse conditions.

      3.   Economic Development: Goals and policies addressing economic development within the proposed planned community including at a minimum:

         a.   The planned community will provide for a variety of ownership and rental residential units suitable for Ada County population and work force growth;

         b.   The planned community should provide commercial services and dedicated employment use areas on site, unless designed around an existing commercial or employment center, to measurably reduce planned community resident vehicle miles traveled; and

         c.   The planned community shall develop in an economically sustainable and financially self-supporting manner.

      4.   Land Use: Goals and policies addressing land use that are consistent with the vision for the planned community.

      5.   Natural Resources: Goals and policies including the following that at a minimum:

         a.   Protect wildlife habitat by avoiding fragmentation of habitat corridors;

         b.   Protect water quality;

         c.   Protect development from flood hazards;

         d.   Preserve existing healthy trees and rare plants;

         e.   Preserve existing prime farmland, riparian areas and wetlands;

         f.   Minimize development on areas subject to the regulations of the hillside overlay district; and

         g.   Provide an accessible system of greenways and trails.

      6.   Hazardous Areas: Goals and policies for identifying and avoiding development in hazardous areas.

      7.   Urban Public Services: Goals and policies guiding development in such a way as to provide urban public services and facilities in self-supporting units, and including the following that at a minimum:

         a.   Ensure utility systems are adequate and meet the needs of the residents and businesses;

         b.   Minimize energy consumption and water demands through conservation methods;

         c.   Ensure environmentally sound management of services; and

         d.   Meet the required urban service level standards, with, or without, a transition plan.

      8.   Transportation: Goals and policies regarding transportation, including the following that at a minimum:

         a.   Ensure ongoing coordination with ITD, ACHD, COMPASS and VRT;

         b.   Establish context sensitive street cross sections that safely convey existing and projected traffic;

         c.   Develop and adopt a menu of traffic calming provisions; and

         d.   Ensure consistency with any adopted regional or local transportation plans, including pedestrian, bicycle transit, corridor plans, and communities in motion.

      9.   Recreation: Goals and policies addressing recreation including at a minimum consistency with any adopted regional or local plans.

      10.   Special Areas Or Sites: Goals and policies for protecting areas, sites, or structures of historical, archeological, architectural, ecological, wildlife, or scenic significance.

      11.   Housing: Goals and policies supporting a variety of housing.

      12.   Community Design: Goals and policies outlining the vision for community design including at a minimum:

         a.   Pedestrian focused design elements such as continuous sidewalks or equivalent provisions for walking and orienting the principal functional entry of each building on a front facade that faces a public space such as a street, square, park, paseo, or plaza;

         b.   A goal for providing two (2) or more community gathering areas sized to meet the needs of the planned community residents;

         c.   A goal of path and trail linkages between all neighborhoods, developed open space, schools, neighborhood shops/services, transit facilities, and alternate modes of transportation and, where applicable, connectivity with nearby public trails and public lands.

   E.   Required Findings: In order to amend the Ada County comprehensive plan to allow a planned community subarea comprehensive plan the board of Ada County commissioners must make all of the following findings:

      1.   The comprehensive plan text amendment demonstrates that the planned community subarea comprehensive plan adequately addresses the future housing needs of the Boise metropolitan area and Ada County population growth;

      2.   The comprehensive plan text amendment demonstrates that the planned community subarea comprehensive plan adequately addresses the educational needs of the proposed population;

      3.   The comprehensive plan text amendment demonstrates that the planned community subarea comprehensive plan is reasonably supported by economic and market conditions in Ada County and the Boise metropolitan area;

      4.   The comprehensive plan text amendment demonstrates that the planned community subarea comprehensive plan adequately provides for a mixture of land uses including, but not limited to, low cost housing;

      5.   The comprehensive plan text amendment demonstrates that the planned community subarea comprehensive plan adequately protects fish, wildlife, and recreation resources;

      6.   The comprehensive plan text amendment demonstrates that the planned community subarea comprehensive plan adequately avoids undue water and air pollution;

      7.   The comprehensive plan text amendment demonstrates that the planned community subarea comprehensive plan ensures that important environmental features are protected;

      8.   The comprehensive plan text amendment demonstrates that the planned community subarea comprehensive plan adequately protects life and property in areas subject to natural hazards and disasters;

      9.   The comprehensive plan text amendment demonstrates that the planned community subarea comprehensive plan encourages the protection of prime agricultural, forestry, and mining lands for production of food, fiber, and minerals;

      10.   The comprehensive plan text amendment demonstrates that the planned community subarea comprehensive plan ensures that the development is consistent with the physical characteristics of the land;

      11.   The comprehensive plan text amendment demonstrates that the planned community subarea comprehensive plan demonstrates that the planned community subarea comprehensive plan adequately addresses urban public services;

      12.   The comprehensive plan text amendment demonstrates that the planned community subarea comprehensive plan ensures that adequate transportation facilities and services are provided for the proposed planned community subarea;

      13.   The comprehensive plan text amendment demonstrates that the planned community subarea comprehensive plan adequately addresses the needs of the regional transportation network;

      14.   Growth in the proposed planned community subarea will not adversely impact existing regional conditions; and

      15.   The planned community subarea comprehensive plan text amendment contains the comprehensive plan components required by subsection D of this section. (Ord. 738, 2-23-2010; amd. Ord. 812, 8-14-2013)

   A.   Purpose: To develop a plan that specifies future implementation strategies of a planned community; to create a plan that includes mitigation measures, phasing, actions, programs, budgets, ordinance(s), and timing of infrastructure improvements; and to demonstrate how the development of the planned community will comply with the planned community subarea comprehensive plan.

   B.   Process: All requests for the creation of a planned community implementation plan shall comply with the following:

      1.   Time Of Submission: A planned community implementation plan must be submitted to the director no later than four (4) years after the date of approval of the planned community subarea comprehensive plan. Notwithstanding any other provisions of this code to the contrary, no time extensions shall be allowed.

      2.   Public Services Scoping Session(s): Prior to planned community implementation plan application submission a scoping work session shall be required by the director and consist of Ada County development services and may include affected public service providers and regulatory agencies, including, but not limited to, Idaho department of environmental quality, Idaho department of water resources, Central district health department, the army corps of engineers, and military officials if the planned community is within the AMI.

      3.   Transportation Scoping Session(s): Prior to planned community implementation plan application submission a scoping work session shall be required by the director and consist of Ada County development services and may include affected transportation agencies, including, but not limited to, Ada County highway district, Idaho transportation department, Community Planning Association Of Southwest Idaho (COMPASS), and Valley Regional Transit (VRT).

      4.   Public Involvement Sessions:

         a.   Purpose: The purpose of the public involvement sessions is to provide interested members of the public the opportunity to be involved in review of the proposed community design prior to concept finalization.

         b.   Process: Prior to application submission the applicant shall hold a minimum of two (2) public involvement sessions. At a minimum the director or his designee; and cities, registered neighborhood associations, and all property owners within one mile of the proposed subarea boundaries shall be invited to each meeting via mailed notices. Property owners within one mile may be notified by alternate means in compliance with subsection 8-7A-5D of this title. In addition, the applicant shall publish a notice of the time and place of the sessions in the official newspaper of general circulation in the county.

            (1)   Review Design; Input: The public involvement sessions shall provide interested parties the opportunity to review the proposed community design and provide input.

            (2)   Location: The meeting shall be held at one of the following locations:

               (A)   On the subject property;

               (B)   At a nearby available public meeting place including, but not limited to, fire station, library, or community center; or

               (C)   At an office space with suitable meeting facilities.

            (3)   Verification: The application materials shall include a written verification that the public involvement sessions took place.

      5.   Additional Applications: A zoning text amendment application and a zoning map amendment application creating the planned community overlay district shall be submitted concurrently with the planned community implementation plan application. A preliminary plat application may be submitted concurrently with the planned community implementation plan application.

      6.   Transmittals: In addition to transmittal requirements identified in section 8-7A-4 of this title, a complete copy of the application shall be provided by Ada County to the identified providers of urban public services for the proposed planned community. Ada County shall ask those providers to comment on whether the information for their agency is consistent with the information provided by the agency and that the service levels provided in this code can be achieved.

   C.   Planned Community Implementation Plan Application Requirements: A planned community implementation plan application shall cover the entire boundary of the approved planned community and shall consist of the following material:

      1.   Financing Plan: Plans to ensure construction of urban public facilities, and long term operation and maintenance of urban public services. The financing plan, at a minimum, shall include the following for each phase of the planned community through build-out as follows:

         a.   A brief narrative description, including:

            (1)   Type of facility or facilities planned, including identification of any affected public service provider;

            (2)   Description of phasing, including facilities upgrades and expansion of capacity, including anticipated timing of these steps, if applicable;

            (3)   Description of the entities responsible for ongoing operation and maintenance of each identified facility, and the planned revenue sources anticipated to support facility operation in perpetuity.

         b.   A plan of construction costs and planned financing for each urban public facility by phase using the below provided example pro forma, including:

            (1)   Total construction costs and share of costs borne by the owner and partners;

            (2)   Funding sources by category, including fees, contribution(s) of owner and partners, and borrowing;

            (3)   Annual cash uses, including facility construction and/or expansion, additional land acquisition, debt retirement, and interest; and

            (4)   Total required funding.

Pro forma example:

 

         c.   A plan of operation and maintenance financing for each urban public service using the example pro forma provided below, including:

            (1)   Annual operation and maintenance costs;

            (2)   Capital renewal and replacement costs (capital reserve account);

            (3)   Estimated annual revenue, identified by sources;

            (4)   Estimated annual private funding required, if any, to ensure continuation of urban public services; and

            (5)   Private funding sources, contribution(s) of owner and partners, and borrowing.

Pro forma example:

 

      2.   Phasing Plan: The phasing plan shall be developed in consideration of the financing plan and shall include at a minimum:

         a.   A map of anticipated phase line boundaries for the entire planned community;

         b.   A map of each anticipated phase including:

            (1)   Land use designations, including residential, mixed use, commercial, public/quasi-public, natural open space and developed open space;

            (2)   Densities and nonresidential intensities;

            (3)   Anticipated internal street network, including arterials and collectors; and

            (4)   Regional anticipated internal trail system, including trails and trailheads.

         c.   A written assessment of the sequence of development including:

            (1)   Anticipated commencement and completion times of each phase;

            (2)   Distribution of land use designations;

            (3)   Total area of each phase and anticipated population;

            (4)   Implementation of urban public services by phase, including a transition plan if required;

            (5)   Description on how each final plat is a self-supporting unit as defined by this title; and

            (6)   How nonresidential uses and recreational opportunities will be phased to keep pace with housing.

      3.   Wildlife And Habitat Management Plan: The wildlife and habitat management plan shall utilize the natural resources and habitat inventory of the adopted planned community comprehensive subarea plan to add impact assessment and mitigation components and update it with the following information:

         a.   A narrative of potential direct, indirect, and cumulative impacts to natural resources, wildlife, and wildlife habitat within the project area, including potential secondary impacts to all land within one mile of the exterior boundary of the planned community;

         b.   Method (information and/or calculations) used to evaluate impacts (e.g., buffers, mapping analysis, etc.);

         c.   Mitigation goals and measurable objectives with reference to the impact(s) those goals are intended to mitigate;

         d.   A description of natural open space management;

         e.   A description of mitigation activities and implementation measures including actions and methods to meet goals, time line and estimated cost by development phase, management and monitoring plans, financing and funding sources, and alternative/adaptive management strategies; and

         f.   A description of federal and state permitting requirements.

      4.   Community Design: The community design plan shall include a design theme for each phase. A written assessment and illustrations shall be provided, including, but not limited to, conceptual context sensitive cross sections for the internal street network and any associated pedestrian improvements.

      5.   Urban Public Services Plan: A plan showing how the applicant intends to meet each of the urban public service levels required in this code by phase, including a transition plan if required.

      6.   Transportation: The previously approved traffic impact study shall be updated with a phasing analysis. This phasing analysis shall include the amount and type of proposed land uses within each phase and the anticipated mitigation measures necessary with each phase. The developer shall submit a comprehensive transportation demand management plan prepared in coordination with ITD, ACHD and VRT.

      7.   Transition Plan: The board may consider a transition plan that provides for a transition period from rural to urban service levels on a case by case basis. In those instances where the applicant proposes to meet urban public service level standards by providing programmed urban public facilities and/or programmed urban public services, a specific provision in the development agreement must be included, allowing no more than one year after approval of the implementation plan in which to have the specific facilities or services included in a district's capital improvements or service provision program. This transition plan may include advance payment of taxes for programmed urban public services and/or proportionate share payments for programmed urban public facilities.

   D.   Findings: In order to approve an implementation plan, the board must make all of the following findings:

      1.   The implementation plan complies with the applicable comprehensive plan;

      2.   The implementation plan demonstrates that urban public services will be provided to the planned community;

      3.   The implementation plan demonstrates that the phasing of the planned community will maintain the integrity of the planned community at the end of each phase;

      4.   The implementation plan financing plan demonstrates financial feasibility through planned community build-out;

      5.   The implementation plan demonstrates that the long term operations and maintenance associated with urban public services will be adequately funded;

      6.   The implementation plan adequately mitigates for any identified impacts to natural resources and wildlife;

      7.   The implementation plan demonstrates that the planned community effectively implements the required standards as found in section 8-8-5 of this chapter; and

      8.   The implementation plan provides for design themes consistent with the community design goals of the planned community subarea comprehensive plan. (Ord. 738, 2-23-2010; amd. Ord. 812, 8-14-2013)

   A.   Purpose: To set standards for addition of acreage to a planned community; to allow for the updating of a planned community subarea comprehensive plan and a planned community implementation plan to cover additional land added to the planned community; to describe the application process; and to allow a streamlined process under appropriate conditions.

   B.   Application Process:

      1.   All applications for the addition of incremental acreage to an existing planned community, which planned community was approved after the effective date hereof, shall be processed in compliance with the processes listed in sections 8-8-7 and 8-8-8 of this chapter.

         a.   If, in the discretion of the director, the addition of acreage to an existing planned community is found to pose minimal effect on the planned community comprehensive subarea plan, the planned community implementation plan, and to the region, then the planned community subarea comprehensive plan amendment application and the planned community subarea implementation plan amendment application may be processed concurrently.

         b.   If, in the discretion of the director, the addition of acreage to an existing planned community is found to pose material effect on the planned community comprehensive subarea plan, the planned community implementation plan, and to the region, then the planned community subarea comprehensive plan amendment and the planned community implementation plan amendment applications must be processed sequentially.

      2.   All applications for the addition of incremental acreage to an existing planned community, which planned community was approved prior to the effective date hereof, require, as a prerequisite, that a planned community subarea comprehensive plan and a planned community implementation plan be created and approved for the planned community. Applications for the addition of acreage shall thereafter be processed in compliance with this section.

   C.   Application Requirements:

      1.   The applicant shall update the planned community subarea comprehensive plan reports, reviews, and analyses in compliance with subsection 8-8-7C of this chapter. The applicant may use the adopted planned community subarea comprehensive plan goals and policies as appropriate.

      2.   The applicant shall update the planned community subarea comprehensive plan goals and policies according to subsection 8-8-7D of this chapter.

      3.   The applicant shall update the planned community implementation plan in compliance with subsection 8-8-8C of this chapter.

   D.   Required Findings: In order to add incremental acreage to an existing planned community the board of Ada County commissioners must make all of the following findings:

      1.   The comprehensive plan text amendment demonstrates that the planned community subarea plan adequately addresses the future housing needs of the Boise metropolitan area and Ada County population growth;

      2.   The comprehensive plan text amendment demonstrates that the planned community subarea plan adequately addresses the educational needs of the proposed population;

      3.   The comprehensive plan text amendment demonstrates that the planned community subarea plan is reasonably supported by economic and market conditions in Ada County and the Boise metropolitan area;

      4.   The comprehensive plan text amendment demonstrates that planned community subarea plan adequately provides for a mixture of land uses including, but not limited to, low cost housing;

      5.   The comprehensive plan text amendment demonstrates that the planned community subarea plan adequately protects fish, wildlife, and recreation resources;

      6.   The comprehensive plan text amendment demonstrates that the planned community subarea plan adequately avoids undue water and air pollution;

      7.   The updated comprehensive plan text amendment demonstrates that planned community subarea plan ensures that important environmental features are protected;

      8.   The comprehensive plan text amendment demonstrates that the planned community subarea plan adequately protects life and property in areas subject to natural hazards and disasters;

      9.   The comprehensive plan text amendment demonstrates that planned community subarea plan encourages the protection of prime agricultural, forestry, and mining lands for production of food, fiber, and minerals;

      10.   The comprehensive plan text amendment demonstrates that planned community subarea plan ensures that the land development is consistent with the physical characteristics of the land;

      11.   The comprehensive plan text amendment demonstrates that the planned community subarea plan adequately addresses urban public services;

      12.   The comprehensive plan text amendment demonstrates that planned community subarea plan ensures that adequate transportation facilities and services are provided for the planned community subarea;

      13.   The comprehensive plan text amendment demonstrates that the planned community subarea plan adequately addresses the needs of the regional transportation network;

      14.   Growth in the proposed planned community subarea will not adversely impact existing regional conditions; and

      15.   The comprehensive plan text amendment demonstrates that planned community subarea plan contains the comprehensive plan components required by subsection 8-8-7D of this chapter.

      16.   The implementation plan complies with the applicable comprehensive plan;

      17.   The implementation plan demonstrates that urban public services will be provided to the planned community;

      18.   The implementation plan demonstrates that the phasing of the planned community will maintain the integrity of the planned community at the end of each phase;

      19.   The implementation plan financing plan demonstrates financial feasibility through planned community build out;

      20.   The implementation plan demonstrates that the long term operations and maintenance associated with urban public services will be adequately funded;

      21.   The implementation plan adequately mitigates for any identified impacts to natural resources and wildlife;

      22.   The implementation plan demonstrates that the planned community effectively implements the required standards as found in section 8-8-5 of this chapter; and

      23.   The implementation plan provides for design themes consistent with the community design goal(s) of the planned community subarea comprehensive plan. (Ord. 738, 2-23-2010)