8-13D-9-37: ESSENTIAL PUBLIC SERVICES AND ANTICIPATED FINANCING PLAN INTRODUCTION:

The Planned Community District regulations anticipate that a planned community will be developed in phases over time. (See Section 8-13D-9-22 of this Article.) The regulations require that each phase of development include sufficient essential public services to serve the anticipated population of that phase and to provide for integration of such services into the planned community. This Section describes the phasing of improvements, estimated costs of the essential public services of each phase and the alternative methods of financing the costs of installing and maintaining these essential public services as well as mitigating material negative economic impacts of the community.

As described in the Phasing Plan, the first phase of development will feature a mix of unit types within the areas south of Dry Creek. Subsequent development will occur in the balance of the project south and north of Dry Creek.

The first phase of development has been identified and will include a total of eighty to one hundred sixty-two (80-162) residential units. It is anticipated that this phase would include a mixture of the following lot types: farm/ranch lots, rural lots, large lots, regular lots, village homes, and town homes.

Sufficient infrastructure, including essential public services, will be developed initially to support this phase of development. Subsequent development will occur together with the necessary infrastructure, at a pace and within site areas in response to market conditions and the need to have an integrated community at the completion of each phase. For purposes of this Section, the financing plan is considered for the first phase and the combination of all subsequent phases.

The remainder of this Section considers each of the essential public services.

   •   Project Improvements: Representing the rural collector roads which provide the primary access and circulation within the project.

   •   Residential Site Improvements: Which provide the secondary roads within the individual project areas.

The street improvements associated with the first phase will include:

   •   Project Improvements: The realignment, widening, and paving of Dry Creek Road, and Seaman's Gulch Road as realigned within the site area. However, the existing alignment of Dry Creek Road will remain in its present condition and location.

   •   Residential Site Improvements: The construction of rural residential local and secondary roads as necessary to serve first phase developments.

The projected costs of these improvements are estimated to be:

 

The project and residential site improvements will be dedicated to ACHD. Impact fees assessed on the project are estimated to be $3,737,901.00 as follows:

These fees will be applied to capital improvements as per the "Extraordinary Impact Fee Agreement" of August 19, 1998, between ACHD and Hidden Springs.

Mechanism For Initiating and Maintaining Each Phase

As approved by ACHD in the subdivision improvement agreement, each phase will include sufficient improvements to serve the new lots. These improvements will include the necessary project level road improvements.

Mitigation Of Adverse Economic Impacts

No adverse economic impacts were identified for the highway district as a result of this project.

Water System: Phasing of Improvements.

The proposed water system plan includes two (2) categories of improvements: supply/storage and distribution (see water supply and water system Sections 8-13D-29 and 8-13D-30 of this Article for complete description of water supply and system alternatives).

The water distribution system will include water for domestic use as well as water for fire protection. These facilities can be extended incrementally as roads are built and lots developed.

Cost:

The projected costs of these improvements are estimated to be:

 

The initial phase of development is planned to include all improvements necessary to provide service.

The subsequent phases will respond to market conditions. Plans for each subsequent phase will include sufficient improvements to serve the new lots. These improvements will include the necessary reservoirs and distribution system.

The operator of the water system is United Water Company, which is responsible for all operation and maintenance.

Fees for service will be set to cover operating costs, fund depreciation, and provide a return on investment, consistent with regulations set by the Idaho Public Utilities Commission.

The proposed wastewater treatment plan calls for a community wastewater collection and treatment system based on an aerated lagoon biological treatment system with a treated wastewater storage impoundment. On some lots larger than two and a half (2.5) acres, individual septic tanks will be used. The first system would be developed as part of the first phase.

The projected costs of the improvements are estimated to be:

 

The cost of individual septic tanks for large lots is not included here but will be a cost to home builders.

The initial phase of development is planned to include all improvements necessary to provide service. The subsequent phases will respond to market conditions. Plans for each subsequent phase will include sufficient improvements to serve the new lots.

These improvements will include the necessary community collection and treatment systems.

The Hidden Springs sewer company will operate and maintain the wastewater treatment system.

Fees for service will be set to cover operating costs and fund depreciation, and there should not be any adverse financial impact.

 

The cost of these improvements will be funded privately by the developer and potentially by capital investments by utility providers.

Fees for service will be set to cover operating costs, fund depreciation, and provide a return on investment, consistent with regulations set by the Idaho Public Utilities Commission.

The cost of the landscape, trail and recreational improvements are estimated to be:

 

These facilities will serve both residents of the community as well as other citizens of the County and elsewhere.

Maintenance of the open space and recreation features are anticipated to be provided by the community association or the developer. The improvements would be held in common ownership and maintenance would be funded by community association fees. Alternatively, some or all of these amenities could be conveyed to the County Parks Department or some public or quasi-public entity upon completion.

Landscape and recreational features will be developed in phases along with the other infrastructure items. The features developed in each phase are created to assure the marketability of the project. The additional membership of homeowners as development proceeds will provide additional community association resources to maintain the facilities.

There are no adverse economic impacts identified for providers of these public services.

 

Initially, the students can be bussed to existing schools.

The Boise School District estimates the cost of a prototype facility to be approximately:

 

Accordingly, the cost attributable to enrollment for the development at build-out would thus be:

 

The district has recently constructed a new elementary school (Bogart Lane) and junior high (Gary Lane) which will in part service the Hidden Springs area. The district will likely require additional sites as growth continues in this general area. A school site will continue to be made available to the district.

The cost of new schools is typically funded by bond issues. However, with the development of the community, the new homeowners will share in paying off unfunded capital costs (outstanding bonds issued to construct existing school facilities) as well as the capital costs of additional facilities constructed in the district.

As noted, the district has recently constructed new schools in the general area of the project. This is an outcome of a recent successful bond election.

As presented in the economic impact analysis, the lag in collection of property tax would result in required expenditures exceeding revenues in the first year after homes are sold in phase I. However, the surplus in the second year would offset that deficit, and surpluses would exceed expenditures in every year thereafter.

Fire District: It is estimated that Hidden Springs (including the 1999 annexation of 120 acres reduced to ninety-seven (97) acres due to the transfer of twenty-three (23) acres to Cartwright Ranch planned community in 2007) would require thirty-five percent (35%) to forty percent (40%) of the service capacity of a new fire station. Such a station would also serve the growing population outside Hidden Springs.

A new fire station is presently being constructed in Hidden Springs. The station will be operated by the North Ada County Fire and Rescue District (NACF&R).

A new fire station is estimated by the district to cost:

 

As per the agreement between Hidden Springs community LLC and North Ada County Fire and Rescue, fifty percent (50%) of the tax revenue collected by NACF&R from the development area will be used to pay back Hidden Springs for the construction of the new station.

The economic impact analysis concluded that there would be no adverse impacts related to the development.

Financing Plan: The costs of the essential public services necessary for the community and the additional amenities discussed above will be provided either by the developer of the project or from a local improvement district (LID) or other governmental or quasi-governmental agency formed for the specific purpose of providing such financing.

With respect to an LID or other governmental or quasi-governmental agencies, as a potential source of financing for a variety of improvements, including public roads and streets, sewer, water, landscaping, trails, and other community facilities "The governing body of any municipality has the power to make or cause to be made any one or more of the following improvements. [Excerpts only]

   1)   To establish grades and layout, establish, open, extend and widen any street, sidewalk, alley, or off-street parking facility;

   2)   To construct, improve, repair, light, grade, pave, repave, surface, resurface, curb, gutter, sewer, drain, landscape and beautify any street, sidewalk, or alley;

   5)   To plant, or cause to be planted, set out, cultivate, and maintain lawns, shade trees or other landscaping;

   8)   To acquire, construct, reconstruct, extend, maintain, or repair parks and other recreational facilities; ..."

Under an LID, bonds would be issued to finance improvements with bonds repaid through assessments on the Hidden Springs property. The developer would be responsible for assessments on each parcel until it is sold to a homebuilder and ultimately a homeowner.

A local improvement district could be formed by Ada County, the Ada County Highway District or other applicable governmental entity with the approval of sixty percent (60%) of property owners (in this case the developer). Bonds are issued, secured by the development parcels. If the developer or subsequent homebuilder or homeowner fails to pay assessments, the local improvement district forecloses on the property. The risk of adverse impact on the issuing agency because of foreclosure is reduced in three (3) ways:

   •   By statute, the value of the assessment cannot exceed the value of the real property including improvements. There should be adequate value received in the event of foreclosure.

   •   As a practical matter, the value of the property should greatly exceed the assessment.

   •   A guarantee fund can be set up, funded by a bond process to provide monies to make bond payments.

In summary, an LID or LIDs may be used to fund some of the essential public services and other amenities. As noted earlier, whether such improvements are financed privately by the developer or through an LID, the costs of the improvements are borne by current and future property owners.

Grossman Company Properties is also one of the financially healthiest and most active developers in the country. Current development projects include the recently completed thirty-three-million-dollar ($33,000,000.00) renovation of the Arizona Biltmore hotel and resort in Phoenix, Arizona. With over one hundred fifty-five (155) employees and offices in Phoenix, Arizona, and Boise, Idaho, Grossman Company Properties is one of the most experienced and successful developers in the west.

As part of the application for each plat of Hidden Springs, a detailed outline of anticipated construction costs and operating and maintenance budgets will be submitted. The plat application will also identify specific responsibilities and appropriate assurances for financing of improvements and ongoing maintenance and operation of essential public services.

(Ord. 1002, 10-28-2025)