Ashton, Idaho — Rivers Edge on the Henry's Fork Subdivision
Barn Feasibility Study
This feasibility study examines how large a barn can be built on the property at 3644 Fisherman's Drive, Ashton, Idaho, and how close to the highway it can be sited in the northeast corner of the lot. The property is subject to the Rivers Edge on the Henry's Fork CC&Rs (Instrument No. 535913, Fremont County, recorded October 2011) as well as Fremont County zoning codes.
Address: 3644 Fisherman's Drive, Ashton, Idaho 83420
Subdivision: Rivers Edge on the Henry's Fork — Fremont County, Idaho
HOA: Rivers Edge on the Henry's Fork Homeowners Association, Inc.
Governing Document: CC&Rs Instrument No. 535913, recorded October 6, 2011, Fremont County Recorder.
Target Area: Northeast corner of the lot — nearest the highway/road frontage.
Coordinates: N 44.10318°, W 111.42634° | UTM Zone 12: X 465878, Y 4883421
Lot Size: 4.182 acres | Parcel ID: RP003090020060
Working assumption: 50-foot road setback (arterial/highway). The lot is large enough that this has no material impact on barn size.
| Boundary | Setback | Notes |
|---|---|---|
| Road / Highway (NE frontage) | 50' | Working assumption — plenty of room on this lot |
| Side property line (NE corner) | 20' | Applies to the side boundary |
| Rear property line | 30' | If barn approaches rear of lot |
The CC&Rs define a Building Envelope as a ½-acre contiguous plot within the Lot boundaries where the Principal Residence, parking, garages, porches, and decks must be located. However, the CC&Rs explicitly state:
This is a significant advantage — the barn footprint is not constrained to the ½-acre Building Envelope. It must still comply with setbacks and Design Committee approval.
| Roof Slope | Max Height |
|---|---|
| Less than 6:12 pitch | 25 feet |
| Greater than 6:12 pitch | 30 feet |
Height is measured from the highest roof ridge to the lowest adjacent grade. For a traditional barn with a steep gable roof (typically 8:12 to 12:12 pitch), you can build up to 30 feet tall. The CC&Rs cap primary roof forms at 9:12 maximum pitch.
The CC&Rs do not specify a maximum footprint for outbuildings/barns — only the Principal Residence has min/max footprint rules. The practical constraints on barn footprint are:
No barn construction may begin without written Design Committee approval. This is a prerequisite even before applying for a Fremont County building permit.
The Design Committee must respond within 15 days of final plan submission.
The barn will be a direct copy of the existing Utah barn — steep gable post-frame structure with HardiePlank board-and-batten siding in black, dark charcoal standing seam metal roof, covered lean-to porch on the left side, metal star at the gable peak, and three wide overhead doors. A full loft floor with two offices and dormer windows will be built into the upper gable space.
Steep gable post-frame barn modeled directly on the existing Utah barn — vertical board-and-batten HardiePlank in black, dark charcoal standing seam metal roof, covered lean-to porch on the left side, three wide overhead doors, metal star at gable peak. Dormer windows light two offices built into the upper loft.
Modeled on the Utah barn: steep gable post-frame structure, vertical board-and-batten HardiePlank in black, dark charcoal standing seam metal roof, covered lean-to porch on the left side. Two offices built into the upper gable space with dormer windows for natural light. 40' × 60' footprint.
| Element | Spec |
|---|---|
| Siding | James Hardie board-and-batten, painted black (Iron Gray or Midnight Black) |
| Roof | Dark charcoal standing seam metal, 10:12 pitch — Class A, CC&R compliant |
| Dormers | Two gable dormers on front face — one per office, framed in matching HardiePlank |
| Porch | Covered lean-to on left side, timber posts, matching metal roof — mirrors Utah barn |
| Overhead doors | Three 14' wide × 14' tall insulated overhead doors |
| Trim & gutters | Dark charcoal to match roof |
| Star detail | Metal star at gable peak — matching Utah barn |
| Space | Size | Door | Use |
|---|---|---|---|
| Jeep Bay | 14' × 60' = 840 sf | 14' overhead | 2 Jeeps stacked or side-by-side |
| Moto / Tractor Bay | 14' × 60' = 840 sf | 14' overhead | Motorcycles + tractor |
| Workshop | 12' × 60' = 720 sf | 14' overhead + side door | Workbench, tools, storage |
| Office 1 (loft) | ~18' × 20' = 360 sf | Dormer window (front) | Private office |
| Office 2 (loft) | ~18' × 20' = 360 sf | Dormer window (front) | Private office |
| Covered porch | ~10' × 40' = 400 sf | Open | Outdoor seating, shade |
Estimated costs for a 40' × 60' post-frame barn with HardiePlank siding, standing seam metal roof, two dormers, office loft, and covered porch — built in Fremont County, Idaho. Costs reflect 2025–2026 rural Idaho construction pricing.
| Item | Low | High | Notes |
|---|---|---|---|
| Grading & site prep | $5,000 | $10,000 | NE corner is flat — minimal work |
| Concrete slab (6", wire mesh, 2,400 sf) | $18,000 | $28,000 | $7.50–$12/sf installed |
| Concrete apron (front, 20' deep) | $6,000 | $10,000 | Drive-up approach, 3 doors |
| Electric service & meter | $4,000 | $8,000 | Under 100' trench from main panel |
| Subtotal | $33,000 | $56,000 |
| Item | Low | High | Notes |
|---|---|---|---|
| Post-frame shell (labor + materials) | $45,000 | $70,000 | 40×60 post-frame, 14' eave height |
| Loft floor framing (office level) | $10,000 | $18,000 | Engineered joists, ~700 sf |
| Two dormers (framing + roofing) | $14,000 | $24,000 | Gable dormers, one per office |
| Lean-to porch framing | $8,000 | $14,000 | 10' × 40', timber posts, metal roof |
| Subtotal | $77,000 | $126,000 |
| Item | Low | High | Notes |
|---|---|---|---|
| HardiePlank board-and-batten siding (black) | $14,000 | $22,000 | ~2,800 sf exterior wall area |
| Standing seam metal roof (dark charcoal) | $18,000 | $28,000 | Class A, ~2,800 sf roof area + dormers |
| Three 14' overhead doors (insulated) | $12,000 | $20,000 | $4,000–$6,700 each installed |
| Dormer windows (2, double-hung) | $4,000 | $7,000 | Per office, natural light + ventilation |
| Pedestrian doors (2) | $2,500 | $4,500 | Side + workshop entries |
| Gutters, trim, soffit | $4,000 | $7,000 | Dark charcoal to match roof |
| Metal star / gable detail | $500 | $1,500 | Decorative — matches Utah barn |
| Subtotal | $55,000 | $90,000 |
| Item | Low | High | Notes |
|---|---|---|---|
| Insulation (walls + ceiling/loft underside) | $10,000 | $16,000 | Spray foam or batt + radiant barrier |
| LED shop lighting | $5,000 | $9,000 | High-bay fixtures, 3 bays |
| Electrical (panel, outlets, 240V circuits) | $10,000 | $16,000 | Sub-panel + shop circuits |
| Epoxy floor coating (2,400 sf) | $8,000 | $14,000 | $3.50–$6/sf, full floor |
| Workbench & cabinets | $3,000 | $7,000 | Built-in workshop wall |
| Subtotal | $36,000 | $62,000 |
| Item | Low | High | Notes |
|---|---|---|---|
| Framing, drywall, insulation (2 offices) | $12,000 | $20,000 | ~720 sf finished space |
| Staircase | $4,000 | $8,000 | Open riser wood stair from workshop |
| Mini-split HVAC (2 offices) | $5,000 | $9,000 | One unit per office, heat + cool |
| Office flooring (LVP) | $3,500 | $6,000 | ~720 sf at $5–$8/sf installed |
| Lighting & electrical | $3,000 | $5,500 | Fixtures, outlets, data drops |
| Interior doors (2) | $1,200 | $2,500 | One per office |
| Subtotal | $28,700 | $51,000 |
| Item | Low | High | Notes |
|---|---|---|---|
| Architectural drawings | $6,000 | $12,000 | Required for Design Committee + permit |
| Rivers Edge Design Committee review fee | $1,000 | $2,500 | Estimated — set by committee |
| Fremont County building permit | $2,000 | $5,000 | Based on construction value |
| Subtotal | $9,000 | $19,500 |
| Low | High | ||
|---|---|---|---|
| 15% contingency | $35,800 | $60,700 | Rural Idaho — materials & labor can run over |
| # | Action | Who |
|---|---|---|
| 1 | Obtain current survey or plat — confirm exact lot dimensions and NE corner boundaries | Owner / Surveyor |
| 2 | Check Fremont County zoning for lot coverage maximums and ag structure rules | Owner / County Planning |
| 3 | Choose design concept and engage architect for barn drawings | Owner |
| 4 | Submit Sketch Plan to Design Committee for early feedback | Owner / Architect |
| 5 | Submit Final Plan package to Design Committee (15-day review) | Owner / Architect |
| 6 | Apply for Fremont County building permit after Design Committee approval | Owner / GC |
| Risk | Details |
|---|---|
| Design Committee discretion | Committee has broad authority to reject materials, colors, or designs they find incompatible |
| Fremont County overlap | More restrictive of CC&Rs vs. County code applies — County may have tighter rules |
| Survey needed | Without a current survey, exact buildable footprint in NE corner is unknown |
| Document | Details |
|---|---|
| CC&Rs | Instrument No. 535913, Fremont County Recorder, recorded Oct 6, 2011 |
| Declarant | Henry's Fork Properties, LLC — Drake Munson, Manager |
| HOA Registered Office | 4194 Sunset View Drive, Salt Lake City, UT 84124 |
| Fremont County Planning | Verify road classification, zoning, lot coverage limits |