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Home My WebLink AboutItem #1 Mingo Shops Preliminary Plat/ao'�C\ CHUBBUCK 1 0 0 H 0 Public Works Department Development Services Division 290 E. Linden Avenue, Chubbuck, ID 83202 208.237.2430 www.CityofChubbuck.us MINGO SHOPS PRELIMINARY PLAT REQUEST - STAFF REPORT CITY OF CHUBBUCK LAND USE AND DEVELOPMENT COMMISSION REGULAR MEETING ON OCTOBER 14, 2025 STAFF FINDINGS SUMMARIZED After reviewing the proposed Mingo Shops preliminary plat, Staff finds that it appears to meet the code requirements with the following comments: • Chubbuck Municipal Code section 16.12.030.G does not allow for a lot to split land use zones. Lot 2, block 1 is within both General Commercial (C-2) and Limited Residential (R-2). • Secondary irrigation facilities will NOT be required to be designed and constructed as the property in question has previously relinquished the irrigation water right. • Preliminary Plat recommendations are conditional upon City Council approval of Mingo Shops. STAFF RECOMMENDATION: Staff recommends approval of the preliminary plat with the following conditions: • A Change of Land Use application be approved for the portions of lot 2, block 1 that fall within the Limited Residential (R-2) zone prior to submittal of final plat. FACTS REQUEST: The applicant proposes a 3 lot Preliminary Plat for 2 commercial building lots and 1 lot dedicated as public right-of-way in the Mingo Shops subdivision. It includes street widening on Mingo Lane, extension of water mainline in Mingo Lane along with both water and sewer services to the lots. BACKGROUND: This is the 15Y division of the Mingo Lots subdivision. TYPE OF COMMISSION ACTION: Quasi -Judicial (Subject to appeal; decisions must be supported by the evidence and by applying law to the facts; decisions shall be based on the standards for approval). Recommendation/approval of this preliminary plat shall be whether it meets the requirements of the City of Chubbuck ordinance and State of Idaho statutes. The Commission may recommend approval with or without conditions, may table a decision, or may recommend denial of the application. OWNER: Legacy 11 LLC 146 E. Chubbuck Road, Suite C Chubbuck, ID 83202 PROFESSIONAL SERVICES: Dioptra 4880 Clover Dell Road Chubbuck, ID 83202 LOCATION: NW 1/4 of Section 3, Township 6 South, Range 34 East, of the Boise Meridian, on the south side of Mingo Lane west of Yellowstone Avenue. Generally located at 5015 Yellowstone Avenue. SITE CHARACTERISTICS & ZONING: CURRENT ZONING: Limited Residential (R-2), General Commercial (C-2) CURRENT LAND USE: Residential PROJECT SIZE: ±0.60 acres VIEWS: Generally visible from the north and east TOPOGRAPHY: Slightly sloping to the east EXISTING STRUCTURES: yes SURROUNDING LAND USES AND ZONING NORTH: Commercial; General Commercial (C-2) zone EAST: Commercial; General Commercial (C-2) zone SOUTH: Residential; General Commercial (C-2) zone WEST: Residential; Limited Residential (R-2) zone SERVICES: ACCESS STREET: Current access from Mingo Lane. FIRE/EMS PROTECTION: City of Chubbuck Fire Department SANITARY SEWER: City of Chubbuck Sewer Utility Department CULINARY WATER: City of Chubbuck Water Utility Department SURFACE WATER RIGHTS: None PROCEDURES: RECENT TRAFFIC COUNTS: 2025: Yellowstone Ave. at Circle Inn, 15,944/day In accordance with City Code 17.12.030-050 and Resolution 2024-04, a complete petition and fees for a preliminary plat were filed with the City and which contained the appropriate documents and waiver requests pursuant to 17.12.040. In accordance with City Code 17.12.100, the application is scheduled to be heard at the October 14, 2025 Regular Meeting of the Land Use and Development Commission. In accordance with City Code 17.12.080, notice were provided as follows: a. Notices posted on the subject property. b. Notices provided to City departments, other government agencies, and affected public utility providers. APPLICABLE LAWS AND PLANS: 1. Idaho Code a. §50-13, Plats and Vacations b. §67-6513, Subdivision Ordinance 2. Chubbuck Comprehensive Plan (as amended) 3. Chubbuck City Code CHUBBUCK 1AAAA 290 E. Linden Avenue, Chubbuck, ID 83202 208.237.2430 www.CityofChubbuck.us a. Title 16, Land Improvement Standards b. Title 17, Land Development c. Title 18, Land Use PUBLIC COMMENTS: 1. No written comments were received as of this report. CHUBBUCK 1AAAA 290 E. Linden Avenue, Chubbuck, ID 83202 208.237.2430 www.CityofChubbuck.us STANDARDS FOR REVIEWING A PRELIMINARY PLAT 1. Does the Preliminary Plat comply with applicable laws and ordinances? CITY CODE TITLE 17- LAND DEVELOPMENT Compliant Standards and Staff Comments Yes No N/A City Code City Standard and Staff Comments x 17.12.030, Copies to be Submitted, Notice and Fee 17.12.050 Staff The applicant has completed the requirements of these Comments sections. Department Public Works: x Comments The department has reviewed the applicant's proposal for compliance and finds that it meets the code requirements. Concerns have been addressed by the applicant. x Department Fire Department: Comments The department has reviewed the applicant's proposal for compliance and finds that it meets the code requirements. No comments received. x Department Police Department: Comments The department has reviewed the applicant's proposal for compliance and finds that it meets the code requirements. No comments received. CITY CODE TITLE 17 — PRELIMINARY PLAT STANDARDS Compliant Standards and Staff Comments Yes No N/A City Code City Standard and Staff Comments x 17.12.150 Form of Presentation Staff Applicant has provided all information required of this section. Comments x 17.12.160 Identification and Descriptive Data Staff Applicant has provided all information required of this section. Comments x 17.12.170 Existing Conditions Data Staff Applicant has provided a preliminary plat showing existing Comments contours, locations of existing water and sewer systems, street names and rights-of-way, and all other information required of this section. x 17.12.180 Proposed Conditions Data Staff Applicant has provided a preliminary plat showing proposed Comments conditions including lot dimensions, easement use and locations, and street layout including proposed dedication of additional right-of-way. x 17.12.190 Proposed Utility Methods Staff Water and sewer services will be stubbed into the development, Comments applicant has provided service locations shown on the preliminary lat. 1940't-\ CHUBBUCK 1 0 A H 0 290 E. Linden Avenue, Chubbuck, ID 83202 208.237.2430 www.CityofChubbuck.us 1940't-\ CHUBBUCK 1AAAA 290 E. Linden Avenue, Chubbuck, ID 83202 208.237.2430 www.CityofChubbuck.us CITY CODE TITLE 18- LAND USE Compliant Standards and Staff Comments Yes No N/A City Code City Standard and Staff Comments x 18.08.042A Height and area Regulations Staff Comments This is proposed in the C-2 zone and is limited to 70 ft high and no minimum lot size. x 18.08.044 Lot Width to depth ratio Staff Comments This is proposed in the C-2 zone, maximum ratio is 1:5 PUBLIC IMPROVEMENT REQUIREMENTS Improvement Description Water Water mainlines with services will be constructed and connected to existing water mainlines. Sewer Sewer mainlines are existing and services will be constructed and connected to existing sewer mainlines. Streets Right-of-way will be dedicated and the street will be constructed per 16.12.020C and in accordance with the comprehensive plan. Storm Drainage Storm is to be required to be retained on site. Pressurized Secondary Irrigation Secondary irrigation facilities will not be required as this property has relinquished its irrigation water right. Parks N/A OTHER AGENCY COMMENTS AND REQUIREMENTS Agency Comment BTPO No comment received. Bureau of Indian Affairs Comments have been addressed on the preliminary plat. Cable One No comment received. Century Link No comment received. Direct Communications No comment received. ID Fish and Game No comment received. ID Transportation No comment received. Idaho Power No comment received. Intermountain Gas No comment received. School District 25 No comment received. SE Idaho Public Health No comment received. US Postal Service No comment received. 1940't-\ CHUBBUCK 1AAAA 290 E. Linden Avenue, Chubbuck, ID 83202 208.237.2430 www.CityofChubbuck.us EXAMPLE MOTIONS APPROVAL: Having reviewed the petition materials, staff report, and all testimony presented before and by the City in this hearing as part of the record against criteria established by City Code 17.12.100, and having found that those criteria for approving a preliminary plat request are satisfied, I move to recommend approval of the preliminary plat as described in the application materials to the City Council with the following conditions and waiver recommendations: 1. (if found necessary by LUDC). APPROVAL (NO CONDITIONS): Having reviewed the petition materials, staff report, and all testimony presented before and by the City in this hearing as part of the record against criteria established by City Code 17.12.100, and having found that those criteria for approving a preliminary plat request are satisfied, I move to recommend approval of the preliminary plat as described in the application materials. DENIAL: Having reviewed the petition materials, staff report, and all testimony presented before and by the City in this hearing as part of the record against criteria established by City Code 17.12.100, and having found that those criteria for approving a preliminary plat request are not satisfied, I move to recommend denial of the preliminary plat request as described in the application materials. I find that the petition fails to comply with... [CITE SPECIFIC STANDARD WHICH IS NOT MET AND DESCRIBE WHY IT WAS NOT MET]. SPECIAL CONSIDERATIONS FROM IDAHO CODE: • I.C. 67-6513: Denial of a subdivision permit or approval of a subdivision permit with conditions unacceptable to the landowner may be subject to the regulatory taking analysis provided for by section 67-8003, Idaho Code, consistent with the requirements established thereby. REPORT: Sean Harris, Development Services Manager Staff comments in this report are based solely sharris@cityofchubbuck.us upon evidence available at the time of the (208) 237-2430 report. Additional information may be brought to light at or before the hearing. DATE: September 16, 2025 EXHIBITS 1. Reference Map 2. Application for Preliminary Plat 3. Plat 4. Narrative for Preliminary Plat 5. Maps a. Future Land Use /94�4c\ CHUBBUCK 1AAAA 290 E. Linden Avenue, Chubbuck, ID 83202 208.237.2430 www.CityofChubbuck.us b. Current Zoning 6. Evidence of Notice a. Site Postings b. Agency notices on file w/staff /944,C-\ CHUBBUCK 1AAAA 290 E. Linden Avenue, Chubbuck, ID 83202 208.237.2430 www.CityofChubbuck.us Exhibit 1: Reference Map - Mingo Shops CHUBBUCK ' ...x r y.. 'n 290 E. Linden Avenue, Chubbuck, ID 83202 208.237.2430 www.CityofChubbuck.us CHUBBUCK I D R H D 290 E. Linden Avenue Chubbuck, ID 83202 208.237.2430 www.CityofChubbuck.us PRELIMINARY PLAT APPLICATION Dec. 2024 Form- Replaces Prior Versions PAGE 1 OF 5 Requirements and procedures for Preliminary Plat applications are found in section 17.12.030 — 1712.190 of municipal code. The following must be completed and submitted with all required documents in order to progress to the next stage of the review process; failure to submit a complete application packet may result in additional fees. DATE RECEIVED: INITIALS: FEES PAID? Y N AMOUNT: SECTION A —DEVELOPER/APPLICANT INFORMATION Al. Name Legacy 11 LLC A2. Mailing Address 146 East Chubbuck, Suite C City State Zip Code Chubbuck ID 83202 A3. Phone Number (including area code) A4.Email Address 208-406-1176 �chad (�� mypatriot.net SECTION B — PROFESSIONAL SERVICES INFORMATION B1. Firm Name Dioptra B2. Mailing Address 4880 Clover Dell City State Zip Code Chubbuck ID 83202 B3. Point of Contact (Name) B4. Email Address Rodney Burch rodneyb@dioptrallc.com SECTION C — SITE INFORMATION Cl. Site Address City Zip C2. Tax Parcel #(s) Mingo Shops Chubbuck 83202 RPRCCPCO09600 C3. Current Land Use C4. Are there existing structures on-site? Residental ® Yes ❑ No C5. Is the site under contractor in the name of the developer/applicant? C6. Approximate size of property ® Yes ❑ No 0.58 Acres C7. Are there any existing items of which Staff should be aware? C8. Does the site contain irrigation water rights? ® Yes ❑ No If yes: There is an existing home on site ❑ Yes ® No If yes, which company/district: CHUBBUCK I D R H III 290 E. Linden Avenue Chubbuck, ID 83202 208.237.2430 www.CityofChubbuck.us PRELIMINARY PLAT APPLICATION Dec. 2024 Form- Replaces Prior Versions PAGE 2 OF 5 SECTION D — PROPOSED DEVELOPMENT INFORMATION D1. Plat Name D2. Number of Lots Mingo Shops 3 Lots D3. Type of Land Uses within development (residential, commercial, industrial, etc.) D4. Water & Sewer Needs Commerical Yes D5. Are there any issues related to the development of which Staff should be aware prior to meeting? ❑ Yes ® No If yes: Will the development contain any commonly -owned and/or maintained improvements (stormwater facilities, community mailboxes, streets, D6. parks/playgrounds, etc.)? ❑ Yes ® No If yes, what? Will the development contain any land within a designated floodplain (FEMA or Chubbuck? ❑ Yes ® No If yes, what zone?: D7. If yes, how do you intend to minimize flood damage to structures, and public utilities and facilities such as sewer, gas, water, and electrical systems?? If yes and the proposal contains more than 50 lots or more than 5 acres, whichever is lesser, and there no base flood elevations established for the floodplain, you must submit base flood elevation data with the application package. Only for plat containing residential units: The City has adopted Parks Impact Fees with requirements that parks impact fees are due when building permits for residential units are issued. There may be times when the developer proposes to dedicate land and/or construct park improvements to satisfy the parks impact fee funding obligation in whole or in part. Which is anticipated with this development? D6. ❑ No public parks/park land are proposed with this phase, or any public parks/park land will benefit only this development, parks impact fees will be collected ❑ Public parks/park land are proposed that will benefit more than just this development, parks impact fees may be adjusted only by agreement between the city and the developer prior to construction, fund, or contribution based on the present value of system improvements and land in accordance with Chapter 17.28 of municipal code. SECTION E — ADDITIONAL SUBMITTAL REQUIREMENTS E1. Preliminary Plat Application Fees: Total # of lots 3 X $20.00 + $550.00 base fee = $ 610.00 total Public Notice Sign Deposit (full or partial refund at Director's discretion) = $ 100.00 ❑ Traffic Impact Analysis Report Review fee (if required) = $ 500.00 $ 710.00 total due E2. Master Plan, for any preliminary plat that is a portion of a large parcel, part of a larger group of commonly held parcels, or part of a larger development which has been, or shall be developed by the developer, shall be accompanied by a master plan submitted during the preliminary platting process. A master plan must be submitted with each preliminary plat filed. E3. Preliminary codes, covenants, and restrictions (CC&Rs) addressing maintenance of commonly owned improvements and/or land, if the development will contain any commonly owned improvements and/or land. For purposes of this requirement, commonly owned improvements include stormwater facilities, cluster mailboxes, private open space/parks/amenities, etc. E4. Narrative indicating how the approval criteria for preliminary plats are addressed. Approval criteria are as follows (17.12.100): 1. The subdivision proposal complies with applicable provisions of this title. 2. The subdivision proposal complies in principle with all applicable city design standards and development regulations. CHUBBUCK I D R H D 290 E. Linden Avenue Chubbuck, ID 83202 208.237.2430 www.CityofChubbuck.us PRELIMINARY PLAT APPLICATION Dec. 2024 Form- Replaces Prior Versions PAGE 3 OF 5 3. The subdivision proposal complies with all applicable zoning requirements of the underlying zoning district, applicable overlays, and other applicable development standards. 4. All public facilities including streets, sidewalks, curbs, gutters, secondary pressurized irrigation, water, sewer, fire protection, and sanitation services can be provided to the newly created lots and accommodate future extension to adjacent land. The use of a "control strip" intended to control or prevent the future extension of public facilities or development of adjacent land is prohibited. 5. If city public works determines that the proposed subdivision will result in significant traffic impacts then a "traffic impact study" will be required as part of the commission's review. A significant traffic impact is generally defined as occurring when: a. A proposed development or redevelopment of a site will generate 100 or more new peak hour trips; or b. The added volume is equal to 1,000 vehicles per day. 6. The proposal provides for a continuation of a connected transportation system unless topography or natural features prevents a connection to abutting streets or property. 7. The proposed subdivision provides for bicycle and pedestrian transportation routes and amenities in accordance with Bannock Transportation Planning Organization's adopted bicycle and pedestrian plans. 8. Public utilities are provided to the newly created lots in public rights of way or in appropriately sized easements. E5. If the development contains area with any FEMA or City of Chubbuck designated floodplains, the following must be submitted: 1. If the development, either within a single phase or as part of a larger planned development, contains more than 50 lots or 5 acres, whichever is less, base flood elevations shall be determined prior to filing an application for a preliminary plat and said determinations must be submitted with the application package. 2. If the development, either within a single phase or as part of a larger planned development, contains more than 50 lots or 5 acres, whichever is less, evidence must be submitted demonstrating that a CLOW application has been filed with FEMA. E6. Traffic Impact Analysis — Category A, Category B, or Statement. Follow the Traffic Impact Analysis Guidelines as adopted from Bannock Transportation Planning Organization. E7. If the application is presented by someone other than the property owner of record, an Affidavit of Legal Interest is required, signed by property owner(s) and notarized. a. If a Trust is the owner, include a copy of the Trust and any later document modifying the Trust to indicate the Trustee authorized to sign and make application. b. If an LLC or other entity is the owner, provide proof that the person signing the application on behalf of the entity is the Authorized Agent to do so. E8. Because every application is different, rules and regulations may differ and staff may require additional information or submittals before an application can be deemed complete and ready for the review process beyond staff level. CHUBBUCK I D R H D 290 E. Linden Avenue Chubbuck, ID 83202 208.237.2430 www.CityofChubbuck.us PRELIMINARY PLAT APPLICATION Dec. 2024 Form- Replaces Prior Versions PAGE 4 OF 5 E9. PDF Drawings drawn according to municipal code containing the following: Code Reference Staff Reviewers Initials Preparer's Description Initials 17.12.150 —17.12.160 Presentation & Descriptive Data RTB • Drawing Size (11"x22" minimum through 22"x34" maximum) RTB • Proposed Name RTB . Location of Development by Section, Township, Range RTB . Reference to Section or Quarter Corner (dist. & Bear.) • Name, Address, Phone Number of Developer RTB • Name, Address, Phone Number of Engineer/Surveyor RTB • North Arrow RTB • Date of Preparation (Including Revisions) RTB . Vicinity Map 17.12.170 Existing Conditions RTB • Existing Contours @ adequate Interval RTB • Existing Features RTB . Existing Utilities RTB • Existing R -O -W, easements, public areas, corporation lines RTB . Instrument # for parcels with common boundaries • Existing & proposed zoning RTB • Total acreage RTB • Boundary dimensions 17.12.180 Proposed Conditions RTB 0 Street layout (including width) RTB • Street names RTB • Connections to existing streets RTB • Lot dimensions RTB • Lot numbers RTB 0 Total number of lots RTB 0 Location, width, and use of easements N/A . Designation of land for public use (parks and open space) 17.12.190 Proposed Utility Methods RTB • Proposed sewage disposal RTB . Proposed water supply RTB . Proposed storm water disposal • Proposed secondary pressurized irrigation (if the site has irrigation N/A rights) 15.54 (adopted 6/3/20) Floodplain requirements (N/A if there is no floodplain in the development) N/A • Floodplain boundaries, type, and BFEs 290 E. Linden Avenue Chubbuck, ID 83202 PRELIMINARY PLAT x 208.237.2430 CHUBBUCK www'CityofChubbuck.us APPLICATION Dec. 2024 Form- Replaces Prior Versions IDRHO PAGE 5OF5 SECTION F- CERTIFICATION • I, the undersigned, hereby certify that the information herein and attached hereto is true and correct to the best of my knowledge. • 1 agree to comply with all provisions of ordinances and laws governing this type of work, whether specified herein or not. • 1 am aware that if this application is not complete, the preliminary plat review process will not continue until it is so deemed by the City upon further submission of materials. • 1 hereby authorize the filing of this application and grant approval of on-site review of the development described herein. • 1 certify that I am authorized to file this application. F1. Signature F2. Printed Name F3. Date Rodney T. Burch 8/18/25 SECTION G -FOR STAFF USE ONLY G1. COMPLETENESS REVIEW: Deemed complete? Reviewed by: Date: ❑ Yes ❑ No If no, list concern(s): Applicant Notified? ❑ Yes ❑ No Comments: Center 1/4 Corner Section 3 3 Per CP&F Instr. #21320659 �U II ro —ROW ROW ROW ROW ROW ROW W ROW ROW ROW °^I M&K Properties LLC -------------------------------Deed Instr. #22201487c __U9 — 3I — — — — — — — — — — — — — — — — — — _JI — — — — — — — — — r- - ✓' I n Existing 20 Foot Sewer Easement er Instr. # I I I Travis Newbold Deed Instr. #22126474 Parish Company Deed Instr. #20604979 Proposed 10 Foot Public Access w Z J � no, z��Slope PARKING LOT OR SIDEWALK N O• N 89_1930" W 46.02 H/ W OP OP o� 3 ° 0 o rn o L 'p o N o of �O I �p a w Z N o I �fiI � E a U VAI � ; I N 89'1930" W �6.08� O � � I 3I 40.00' �' , 0 N O N o Z. 0 af i i l 6" STANDARD CURB AND GUTTER Center—South 1/16th Corner NOTES Section, 3 MINGOLANE TYP/CAL SECT/ON Per CP&F Instr. #22303352 Existing Zone: R2 and C2 ..... Proposed Zone C2 M Subdivision Area: ±0.60 acres or ±26136 sqft Proposed Lots: 3 proposed Lots. 3I 0 Where possible, a 10' landscape buffer will be provided. It is not feasible along all frontages, so an equivalent N area will be provided as additional width along Mingo / Yellowstone frontage of proposed Lot 3. z 3 6 parking stalls are provided. 1 stall per unit (2 employees) plus 1 ADA stall. South 1/4 Corner Section 3 10 Sanitation carts will be place at the new roadway curb line on the scheduled collection day. Per CP&F Instr. #21320661 No site signage is proposed. Individual shop tenants may place signage on their access door. No site lighting is proposed. Lighting on the building at man—door locations will be submitted as part of the building plans. Storm water to be retained on—site in swoles as shown. Lot 1 is dedicated Right—of—Way to the City of Chubbuck. Lot 3(R) Block 1 is restricted to Mingo Lane access, no access will be permitted onto Yewllowstone Ave. A I, Rodney T. Burch, a Licensed Professional Land maximum width of 30' on Mingo Lane to be located adjacent to the common lot line between lots 2 and/13/2025 Surveyor in the State of Idaho do hereby certify block 1. that this plat is an accurate representation of this survey completed under my supervision. BASIS OF BEARING Basis of bearing per Idaho State Plane Coordinate System — East Zone. City of Chubbuck Coordinate System. GPS observation combination factor: 1.0002579939. Origin:Lat: N 42'55'40.02279" Long: W 112'27'59.13559" Height: 4458.10' All distances are US Survey Feet. Preliminary Plat For MINGO SHOPS LOCATED IN NW 1/4 SECTION 3, TOWNSHIP 6 SOUTH, RANGE 34 EAST, OF THE BOISE MERIDIAN, IN THE COUNTY OF BANNOCK. 0 10 20 LEGEND — — Parcel Boundary Lot Lines X Fence Lines Adjoining Parcels Easements Road Centerline — — Tie Line — Section Line ROW Right of Way SS Existing Sewer Mainline W Existing Water Mainline OP Existing Overhead Power C Existing Communication Line SS Proposed Sewer Service W Proposed Water Mainline Set 1/2" Rebar with Plastic Cap PLS 10900 O Set 5/8" Rebar with Plastic Cap PLS 10900 X Calculated Position Qo Existing Sewer Manhole ® Water Meter CO-) Existing Power Pole Contours are shown at 1ft Intervals OWNER Legacy 11 LLC 146 East Chubbuck Suite C Chubbuck, Idaho 83202 (208)-406-1176 SURVEYOR Dioptra 4880 Clover Dell Chubbuck, Idaho 83202 (208)-237-7373 rID 10 P TR A Mingo Shops Preliminary Plat Narrative Application / Checklist EA Criteria 1- The proposed subdivision complies with the preliminary plat provisions, except for the variance / design deviations related to access management previously approved by city council. 2- The proposed subdivision complies in principle with design standards and development regulations, except for the variance / design deviations related to access management previously approved by city council 3- The proposed subdivision complies with the applicable zoning requirements for commercial use. 4- All public utilities can be provided to the proposed subdivision. No control strip is being implemented. 5- The traffic impact statement prepared as part of the design review approval indicates added volume is less that 1,000 vehicles per day. No traffic impact study is required. 6- The proposed subdivision accesses an existing public street and does not create any additional streets and therefore does not restrict any future transportation connections. 7- The proposed subdivision is not impacted by the adopted BTPO bicycle and pedestrian plan. 8- All utilities servicing the proposed subdivision are located within public right of way or adequate easements. August 20, 2025 4880 Clover Dell 208-237-7373 Chubbuck, Idaho 83202 Exhibit 5a: Comprehensive Plan Future Land Use Map Mingo Shops Future—Desi 9nation Commercial Employment High Density Low Density Medium Density Mixed Use CHUBBUCK 290 E. Linden Avenue, Chubbuck, ID 83202 208.237.2430 www.CityofChubbuck.us Exhibit 5b: Current Zoning and Requested Change Minao Shoos CHUBBUCK ianause_category Agriculture (A} County Creative Community Creative Community -Harvest Springs (CC -HS) Creative Community -Northside Crossing (CC -NC) Dense Residential (R-4} General Commercial (C-2} Highway Cooridor (HC) In Justria1 (1) Limited Commercial (C-1} Limited Residential (R-2) Limited Residential - P (R -2P} Planned Unit Development (PUD} Single Family Residential (R-1) Village (V) 290 E. Linden Avenue, Chubbuck, ID 83202 208.237.2430 www.CityofChubbuck.us L CHUBBUCK Exhibit 6: Evidence of Notice a. Site Posting b. Agency notices on file with staff a. Site Posting Sign posted September 15, 2025 290 E. Linden Avenue, Chubbuck, ID 83202 208.237.2430 www.CityofChubbuck.us