Ordinance Text
8-13D-9-19: SITE ANALYSIS: SUMMARY OF OPPORTUNITIES AND CONSTRAINTS:
The analysis of site opportunities and constraints is derived from information presented in the pre-development conditions section of this Plan and summarized in the Site.
Analysis: Opportunities And Constraints Map: As such, the site analysis is a composite overlay of the Geographic Information Systems (GIS) resource maps, background reports and field review by the development and planning team. The following outline highlights the natural and cultural factors which either singularly or in combination have presented assets or limitations in the proposed development of Hidden Springs.
Opportunities: Varied Topography: Slopes and landforms that range from shallow, open areas in the Dry Creek Valley floor to the gentle side slopes of the adjacent ridges, into the moderate or steeper slopes of the foothills and gulches provide a great diversity to the Hidden Springs property. These conditions afford the opportunity to sensitively incorporate development into the topography, integrating buildings, roads, and infrastructure to minimize visual impacts and disturbance on the property.
Valley And Hillside Views: The views from the hillsides into the Dry Creek Valley and beyond are dramatic. From the upper slopes at the north side of the property, the views range up to one hundred eighty degrees (180°) toward the Treasure Valley and the Owyhee Mountains. At the south side of the property, the view across Dry Creek Valley features the backdrop of the foothills that immediately rise up to the high ridges, front range and mountains above this valley.
Creeks: The three (3) creeks - Dry Creek, Currant Creek, and McFarland Creek - that run through the Hidden Springs property offer a number of opportunities related to wildlife habitat, trail/greenway corridors and visual amenities.
Access: The close proximity and routing of primary roads to the property from the south and west via State Street, Highway 55, Seaman's Gulch Road, as well as Dry Creek Road from the east offer various routes for convenient vehicular access and traffic distribution.
Ground Water: A ground water resource in the Hidden Springs project vicinity is found in permeable sedimentary aquifers, with reported well yields of up to two thousand (2,000) gallons per minute in the Dry Creek Valley west of the project area. The ground water from cold water aquifers in the Hidden Springs project area is anticipated to be good quality for domestic use, with moderate levels of hardness and no water quality parameters in excess of EPA maximum contaminant levels (MCLs).
Constraints: Steep Slopes: A number of areas throughout the northern and southern portions of the site are constrained by slopes that are in excess of twenty five percent (25%). These slopes are primarily along the sides of the ridgelines that project into the Dry Creek Valley, some of the broad, open slopes at the northern portion of the property and the backslope that extends into McFarland Creek.
Visually Sensitive Hillsides: Due to the amount and exposure of slope area, including ridgelines, side slopes and exposed hillside areas within the property, there is a significant amount of visually sensitive land.
Power Line: The power line that runs diagonally across the upper end of the northern portion of the site includes a significant easement and setback area that impacts views, reduces access, and restricts land use along this corridor.
Flood Plain: The Dry Creek flood plain and floodway present a constraint related to buildable area and access within the valley floor.
Land With Limited Access: Certain portions of the Hidden Springs property are difficult to access due to steep slopes, ridgelines, stream corridors, lack of easements or adjacent property configurations and geological hazard areas.
Surface Water And Wetlands: Established drainages and springs including Dry Creek, Currant Creek and McFarland Creek should be isolated from all unnecessary construction activity. Road and utility crossings should be planned carefully with appropriate restoration.
Figure 2-M
(Ord. 1002, 10-28-2025)
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Nearby Sections
8-13D-9-14: GEOTECHNICAL CHARACTERIZATION:8-13D-9-15: VEGETATION:8-13D-9-16: WILDLIFE RESOURCES:8-13D-9-17: CULTURAL RESOURCES:8-13D-9-18: LAND USE PATTERNS:8-13D-9-19: SITE ANALYSIS: SUMMARY OF OPPORTU8-13D-9-20: CENTRAL PLANNING CONCEPTS:8-13D-9-21: PLAN OVERVIEW:8-13D-9-22: PHASING PLAN:8-13D-9-23: ROADS AND CIRCULATION:8-13D-9-24: TRAFFIC STRATEGY:8-13D-9-25: TRIP REDUCTION STRATEGY:8-13D-9-26: OPEN SPACE AND TRAILS STRATEGY:8-13D-9-27: WILDLIFE PREVENTION STRATEGY:8-13D-9-28: WILDLIFE STRATEGY:
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