The Cliffs' Blog

I’m happy to report Ada County has accepted our application for the preliminary plat for Phase 1 of The Cliffs, for about 350 home sites on 192 acres. For a site plan showing the expected layout of lots, click here.

We’ve received scores of emails from people requesting to reserve a lot at The Cliffs. Indeed, if everyone who showed interest actually purchased, we’d be well on our way to selling out the first phase! However, we cannot take any money or other information to reserve lots until the final plats have been recorded, which should happen early next year. Also, we currently anticipate most, if not all, lots will be sold through our builder team (which has yet to be determined), not to specific individuals.

There is, however, an important way you can help ensure there will be a lot for you at The Cliffs.

As with any project of this size, there is opposition to The Cliffs - the core of which is composed of a small group of residents who already live on or near the plateau. Unfortunately, they have resorted to using misinformation to advance their campaign in order to keep others out. Ada County officials need to hear from people like you who, like the opposition, want make the plateau their home.

On Thursday, July 20, at 6 p.m., our preliminary plat application and the overall conceptual plan for The Cliffs will come before the Ada County Planning and Zoning Commission at the Ada County Courthouse, 200 Front St. in Boise. Your testimony at this hearing would be invaluable.

Or, if you are unable to attend this meeting, you can send a letter to the Ada County Planning and Zoning Commission care of Gerry Armstrong, Ada County Development Services, 200 Front St., Boise, ID 83702. If you like, you may email your comments to mpecchenino@adaweb.net. You may review our Web site for ideas on things to put in your letter or testimony.

Thanks for your support and please contact us if we can help in any way.

We believe the Ada County’s Planned Community Ordinance is the most stringent land use approval process in Idaho because of its many requirements and safeguards. One of the county’s requirements is that planned communities pay their own way for all services and that they be economically viable. Standard city subdivision ordinances don’t require developers to provide financial assurances to cover the costs of infrastructure, or to pay for their costs to services beyond the normally expected incremental impacts of development on affected municipalities, agencies, and/or districts.

We are pleased to report the results of our preliminary fiscal impact study, conducted by the leading economic analysis firm Economic and Planning Systems (EPS) (www.epsys.com) of Berkeley, Calif. Their analysis measured the financial impact of The Cliffs on public service providers. The study compares projected revenues generated by The Cliffs versus the costs associated with the public services used by residents.

At full buildout, EPS estimates that The Cliffs’ taxable property value will be nearly $696 million. This will generate approximately $10 million in property tax revenue annually versus an estimated $7 million in expenses to provide public services. The net impact is therefore a surplus of approximately $3 million for government agencies and local public service providers including Ada County Government’s combined General Fund and Special Levy Funds, ACHD, Boise School District, Ada County EMS and Ada County Pest Control. Surpluses are also expected for Whitney Fire District and Ada County library, although cost estimates are still being refined.

Fiscal impacts to public service agencies, as currently estimated, are as follows (based on buildout, anticipated to occur in 2012):

Ada County Government’s combined General Fund and Special Levy Funds: The Cliffs is expected to generate property tax revenue totaling $1,973,000, which is projected to create a fiscal surplus of about $865,000.

Ada County Highway District (ACHD): The Cliffs is expected to generate $788,000 in property tax revenue for ACHD, which is projected to exceed incremental costs by $644,000.

Boise School District: The Cliffs is expected to generate $5,509,000 in property tax revenue, which is projected to exceed incremental costs to serve students living in The Cliffs by $1,241,000.

Whitney Fire District: The Cliffs is expected to generate $1,355,000 in property tax revenue and the expected operation and maintenance costs are continuing to be refined in consultation with Whitney (Skyline has committed to provide land for a new fire station, construct and equip the fire station and subsidize operating shortfalls until tax revenues adequately cover operations and maintenance costs).

Ada County Emergency Medical Services (EMS): The Cliffs is expected to generate $88,000 in property tax revenue for Ada County EMS and this amount is projected to exceed service costs by $37,000.

Ada County Pest Control: The Cliffs is expected to generate $87,000 in property tax revenue for Ada County Pest Control and this amount is projected to exceed service costs by $69,000.

Ada Community Library (ACL) District: The Cliffs is expected to generate $463,000 in property tax revenue. The costs associated with staffing, operating and interim services are being estimated in consultation with ACL. Skyline plans to develop an ACL library in concert with a school library on site at the Cliffs.

While these figures are only preliminary, EPS will continue to work with The Cliffs and the public agencies to refine the revenues and costs associated with our project. I must stress that as a planned community in Ada County, The Cliffs will be expected to maintain financial and fiscal self-sufficiency. We are committed to creating a community that will benefit the valley for many years to come - fiscally, environmentally and socially.