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Item #2 Reflection Ridge Div. 2 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 REFLECTION RIDGE AT HARVEST SPRINGS DIVISION 2 PRELIMINARY PLAT REQUEST - STAFF REPORT CITY OF CHUBBUCK LAND USE AND DEVELOPMENT COMMISSION REGULAR MEETING ON APRIL 14, 2026 STAFF FINDINGS SUMMARIZED After reviewing the proposed Reflection Ridge at Harvest Springs Division 2 preliminary plat, Staff finds that it appears to meet the code requirements with the following comments: Secondary irrigation facilities will be required to be designed and constructed in accordance with section 16.12.230 of city code, which will likely include a pump station Preliminary Plat recommendations are conditional upon City Council approval of Reflection Ridge at Harvest Springs Division 2. STAFF RECOMMENDATION: Staff recommends approval of the preliminary plat with the following conditions: The final plat along with supporting documents be submitted in accordance with Title 17 of the Chubbuck Municipal Code. A secondary pressurized irrigation system including pump station be designed and constructed with this division. Stormwater retention pond be designed and constructed such that recuring levee/bank failures are addressed and the pond will serve its intended purpose without additional ongoing construction and repairs. The pond will need to remain large enough to handle stormwater from both division 1 and division 2. FACTS REQUEST: The applicant proposes a 39 lot Preliminary Plat for 34 residential townhome building lots, 4 single family residential building lots, and 1 common open space lot in the Reflection Ridge at Harvest Springs Division 2 subdivision. It includes extending Harvest Springs Blvd. and Autumn Brook Lane for access, extending water, sewer, irrigation, mainlines and services to all building lots. BACKGROUND: This is the 211 division of the Reflection Ridge at Harvest Springs 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: Harvest Springs Joint Venture 3363 Iron Bend Drive Pocatello, ID 83201 PROFESSIONAL SERVICES: Sunrise Engineering 600 E. Oak St. Pocatello, ID 83201 LOCATION: N'/2 of Section 35, Township 5 South, Range 34 East, of the Boise Meridian, on the east side of Reflection Ridge at Harvest Springs Division 1 west of Interstate 15. SITE CHARACTERISTICS & ZONING: CURRENT ZONING: Creative Community -Harvest Springs (CC -HS) CURRENT LAND USE: Vacant/Agriculture PROJECT SIZE: ±8.95 acres VIEWS: Generally visible from the west TOPOGRAPHY: Hillside / Sloping EXISTING STRUCTURES: None SURROUNDING LAND USES AND ZONING RECENT TRAFFIC COUNTS: NORTH: Farming; Creative Community -Harvest Springs (CC -HS) zone EAST: Farming; Creative Community -Harvest Springs (CC -HS) zone SOUTH: Farming; Creative Community -Harvest Springs (CC -HS) zone WEST: Residential; Creative Community -Harvest Springs (CC -HS) zone SERVICES: 2025: Hiline Rd N of New Day Pkwy., 4869/day ACCESS STREET: Current access from Harvest Springs Blvd. and Autumn Brook 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 GROUND WATER RIGHTS FOR IRRIGATION: Owner/Developer PROCEDURES: 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 April 14, 2026 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 /94�0t\ CHUBBUCK 1AAAA 290 E. Linden Avenue, Chubbuck, ID 83202 208.237.2430 www.CityofChubbuck.us a. §50-13, Plats and Vacations b. §67-6513, Subdivision Ordinance Chubbuck Comprehensive Plan (as amended) Chubbuck City Code 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. /944'C-\ 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 concerns. 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, sewer, and irrigation will be extended into the Comments development, applicant has provided service locations shown on the preliminary plat. 1940't-\ CHUBBUCK 1 0 A H 0 290 E. Linden Avenue, Chubbuck, ID 83202 208.237.2430 www.CityofChubbuck.us CITY CODE TITLE 78- LAND USE Compliant Standards and Staff Comments Yes No N/A City Code City Standard and Staff Comments 18.34.050E Height and area Regulations x Staff This is proposed in the (CC -HS) zone and is limited to 2 stories Comments and no minimum lot size. PUBLIC IMPROVEMENT REQUIREMENTS Improvement Description Water mainlines with services will be constructed and connected to existing Water water mainlines. Sewer mainlines with services will be constructed and connected to existing Sewer sewer mainlines. Right-of-way will be dedicated and the street will be constructed per 16.12.020C Streets and in accordance with the comprehensive plan. Storm water from the street will be retained in the roadway drainage swale, while Storm Drainage storm water from the lots will be required to be retained on site. Pressurized Secondary Secondary irrigation facilities will be designed and constructed in accordance Irrigation with section 16.12.230 of city code. Parks Park impact fees will be required for this development. OTHER AGENCY COMMENTS AND REQUIREMENTS Agency I Comment BTPO Bureau of Indian Affairs Cable One Century Link Direct Communications ID Fish and Game ID Transportation Idaho Power Intermountain Gas School District 25 SE Idaho Public Health US Postal Service 1940't-\ CHUBBUCK 1AAAA No comment received. No comment received. No comment received. No comment received. No comment received. No comment received. No comment received. No comment received. No comment received. No comment received. No comment received. No comment received. 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: March 30, 2026 EXHIBITS 1. Reference Map 2. Application for Preliminary Plat 3. Preliminary Plat a. Design Book b. Plat Map c. Master Plan /9ZC-\ CHUBBUCK 1AAAA 290 E. Linden Avenue, Chubbuck, ID 83202 208.237.2430 www.CityofChubbuck.us 4. Narrative for Preliminary Plat 5. Maps a. Future Land Use b. Current Zoning 6. Evidence of Notice a. Site Postings b. Agency notices on file w/staff 194�0t\ CHUBBUCK 1AAAA 290 E. Linden Avenue, Chubbuck, ID 83202 208.237.2430 www.CityofChubbuck.us Exhibit 1: Reference Map - Reflection Ridge at Harvest Springs Division 2 H3rw s� arings 131 V, �Y AUtUrnn 13 L.5. e 194�0t\ CHUBBUCK 1AAAA 290 E. Linden Avenue, Chubbuck, ID 83202 208.237.2430 www.CityofChubbuck.us CHUBBUCK I D R H 0 290 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 Harvest Springs Joint Venture A2. Mailing Address 3363 Iron Bend Drive City State Zip Code Pocatello ID 83201 A3. Phone Number (including area code) A4. Email Address 208-232-1468 ryan@satterfieldrd.com SECTION B — PROFESSIONAL SERVICES INFORMATION 131. Firm Name SUNRISE ENGINEERING 132. Mailing Address 600 East Oak Street City State Zip Code Pocatello ID 83201 133. Point of Contact (Name) 134. Email Address Merril Quayle merril.quayle@sunrise-eng.com SECTION C — SITE INFORMATION Cl. Site Address City Zip C2. Tax Parcel #(s) Future extension of Chubbuck RPRCCPC041702 Harvest Sp. Blvd C3. Current Land Use C4. Are there existing structures on-site? Agriculture ❑ Yes x❑ No C5. Is the site under contractor in the name of the developer/applicant? C6. Approximate size of property x❑ Yes ❑ No 224 Acres C7. Are there any existing items of which Staff should be aware? C8. Does the site contain irrigation water rights? ❑x Yes ❑ No Ifyes: Phase of Harvest Springs Dev. x❑ Yes ❑ No If yes, which company/district: Private Well 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 2 OF 5 SECTION D — PROPOSED DEVELOPMENT INFORMATION D1. Plat Name D2. Number of Lots Reflection Ridge at Harvest Springs Division 2 41 D3. Type of Land Uses within development (residential, commercial, industrial, etc.) D4. Water & Sewer Needs Residential City Service for 40 Lots 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 ❑X No If yes, what? Will the development contain any land within a designated floodplain (FEMA or Chubbuck? ❑ Yes N 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 41 X $20.00 + $550.00 base fee = $ 1,370 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 $ 1,470 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. Previously Submitted 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 DA • Drawing Size (11"x22" minimum through 22"x34" maximum) DA • Proposed Name DA • Location of Development by Section, Township, Range DA • Reference to Section or Quarter Corner (dist. & Bear.) DA a Name, Address, Phone Number of Developer DA • Name, Address, Phone Number of Engineer/Surveyor DA • North Arrow DA • Date of Preparation (Including Revisions) DA • Vicinity Map 17.12.170 Existing Conditions DA • Existing Contours @ adequate Interval DA • Existing Features DA • Existing Utilities DA • Existing R -O -W, easements, public areas, corporation lines DA • Instrument # for parcels with common boundaries UA • Existing & proposed zoning • Total acreage DA 0 Boundary dimensions 17.12.180 Proposed Conditions DA 0 Street layout (including width) DA • Street names DA • Connections to existing streets DA • Lot dimensions DA • Lot numbers DA 0 Total number of lots DA 0 Location, width, and use of easements DA 0 Designation of land for public use (parks and open space) 17.12.190 Proposed Utility Methods DA • Proposed sewage disposal DA • Proposed water supply DA • Proposed storm water disposal DA ' Proposed secondary pressurized irrigation (if the site has irrigation rights) 15.54 (adopted 6/3/20) Floodplain requirements (N/A if there is no floodplain in the development) • 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 IOAHO 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 qAAl David Assan 02/11/2026 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: S U N R I S E EN(3f NEE RING www.sunrise-eng.com REFLECTION RI DG E DIVISION 2 AT HARVEST SPRINGS Table of Contents HARVEST SPRINGS VISION................................................................................ RESIDENTIAL LANDSCAPE GUIDELINES............................................................. Planting Requirements................................................................................. Foundation Plantings.................................................................................... Foundation plant layering........................................................................ FencePlantings............................................................................................ Yards Located on Bluffs................................................................................ Side -Yard of homes that line front yard common areas ............................... Alley/Lane Plantings..................................................................................... Easements........................................................................................................ Public Utility Easements............................................................................... Swale Drainage Easements.......................................................................... SPECIFIC PLANT REQUIREMENTS..................................................................... Lawn............................................................................................................. Shrubs.......................................................................................................... Annuals......................................................................................................... TREES................................................................................................................ FrontYards............................................................................................... ParkStrip.................................................................................................. AllTrees.................................................................................................... Prohibited Plants and Trees......................................................................... Hedges......................................................................................................... Paving........................................................................................................... Examples of Permitted Evergreen Trees and Shrubs ................................... Examples of Permitted Deciduous Trees and Shrubs ................................... SIGNAGE AND MONUMENTATION................................................................... Examples of Potential Signage and Monumentation................................... 1 Harvest -' I 4 ...................... 4 ...................... 4 ...................... 4 ...................... 5 ...................... 5 ...................... 5 ...................... 5 ...................... 5 ...................... 5 ...................... 5 ...................... 5 ...................... 6 ...................... 6 ...................... 6 ...................... 6 ...................... 6 ...................... 6 ...................... 6 ...................... 6 ...................... 6 ...................... 7 ...................... 7 ...................... 8 ...................... 9 ....................12 ....................12 REFLECTION RI DG E DIVISION 2 AT HARVEST SPRINGS FENCING GUIDELINES..................................................................................................................................................13 FrontYard................................................................................................................................................................13 RearYard & Interior Side Yard.................................................................................................................................13 Street Side Yard Fencing (Single Residence)............................................................................................................13 Street Side Yard Fencing (Townhomes and/or Condominiums)..............................................................................13 TrashEnclosures.....................................................................................................................................................13 Fence Design Requirements....................................................................................................................................13 Pilasters...............................................................................................................................................................14 Caps.....................................................................................................................................................................14 FenceRails...........................................................................................................................................................14 ARCHITECTURAL GUIDELINES......................................................................................................................................15 Setbacks..................................................................................................................................................................15 Allowed Encroachments into Setbacks...................................................................................................................15 Measurementof Setbacks...................................................................................................................................15 Determining Setbacks on Irregular Lots..............................................................................................................15 Alternative Lot Configurations............................................................................................................................16 Minimum Building Sizes and Footprints..............................................................................................................16 Materials.................................................................................................................................................................16 Air Conditioning Compressors.................................................................................................................................17 Chimneys, Cladding, & Storm Doors.......................................................................................................................17 Color........................................................................................................................................................................17 Columns..................................................................................................................................................................17 Driveways................................................................................................................................................................17 Front Doors, Garage Doors and Storm Doors..........................................................................................................17 Greenhouses...........................................................................................................................................................17 Guttersand Downspouts........................................................................................................................................17 Porchand Stair Railings...........................................................................................................................................17 Roofs.......................................................................................................................................................................17 Soffits......................................................................................................................................................................18 2 Harvest -' I REFLECTION RI DG E DIVISION 2 AT HARVEST SPRINGS SolarPanels.............................................................................................................................................................18 Trellisand Pergolas.................................................................................................................................................18 Trim.........................................................................................................................................................................18 Windows.................................................................................................................................................................18 EXAMPLESOF SMALL LOT HOMES..............................................................................................................................19 EXAMPLES OF MEDIUM AND LARGE LOT HOMES.......................................................................................................20 EXAMPLES OF MANSION TYPE HOMES.......................................................................................................................21 ADDITIONAL GUIDELINES............................................................................................................................................22 ArchitecturalLighting..............................................................................................................................................22 DogRuns.................................................................................................................................................................22 Flag Poles & Garden Structures...............................................................................................................................22 OutdoorPatio Furniture..........................................................................................................................................22 Play Elements (Swings, Slides, Trampolines, Etc.)...................................................................................................22 Shade Coverings/Shade Sails/Screens.....................................................................................................................22 Sheds....................................................................................................................................................................... 22 Shutters................................................................................................................................................................... 22 SportCourts............................................................................................................................................................22 VegetableGardens..................................................................................................................................................23 Recreational Water Features (Pool, Hot Tub/Spa, Pond, Etc.) ................................................................................23 WindowBoxes.........................................................................................................................................................23 ROAD CROSS SECTIONS...............................................................................................................................................24 APPENDIX....................................................................................................................................................................27 Definitions............................................................................................................................................................... 27 Example of Small Lot Homes facing common ground configuration ............................ Error! Bookmark not defined. cdr 3 Harvest REFLECTION RI DG E DIVISION 2 AT HARVEST SPRINGS HARVEST SPRINGS VISION Located on the north end of the Portneuf Valley, Harvest Springs is a community with purpose. It is designed to inspire creativity and bring people together. At Harvest Springs, community matters, diversity is the design, and the outdoors and town square are around the corner. Harvest Springs is an exciting, vibrant place to live. The variety of home styles offered provide quality options for people of all ages. Parks, shared play areas, front porches, and trails are designed to provide neighborly interaction. Defining features include a small lake, walking and biking trails, and open space that borders many homes as well as a commercial center located within walking or biking distance of the entire neighborhood. The town center and abundant community amenities provide a home -town, neighborly atmosphere and everyday conveniences that make life simple. With magnificent views of the Pocatello foothills and Chubbuck's city lights, Harvest Springs has a serenity illuminated by morning sunrises and silhouetted by warm, Idaho sunsets. With its combination of recreation and the natural beauty found from gentle slopes, and breathtaking bluffs, Harvest Springs provides a favorite place for people in all stages of life to call home. The Architectural and Landscaping Design Guidelines are meant to help architects and homeowners capture this warmth and vision when designing for Harvest Springs. The specific guidelines outlined in this document help achieve this vision for the neighborhood. Design guidelines provide an opportunity to enhance the community character through the consistent application of style and materials. They also enhance the pedestrian experience of a community by including visually interesting and safe places to walk and socialize. RESIDENTIAL LANDSCAPE GUIDELINES Planting Requirements All yards must have plantings surrounding the following locations: • Foundations • Fences • Alley/Lane Plants spaced 3 to 5 feet apart on center are required in areas that line shared open spaces unless otherwise specified below. All planting areas must contain ample top soil and 2 inches of organic mulch or rock mulch. Weed control fabric is not required in planting beds. However, a pre -emergent weed control product is recommended. There must be a continuous edge between the plant bed and lawn. Foundation Plantings Foundation plantings are required at the base of houses and garages. Foundation planter beds should be a minimum of 2 to 5 feet wide and screen the foundation with densely -planted shrubs. Plantings should be planted at denser -than -normal spacing to ensure good foundation coverage. 4 Harvest S { . i , s REFLECTION RI DG E DIVISION 2 AT HARVEST SPRINGS Foundation plant layering Plantings should reflect a vertical layering effect composed of low, medium and tall plant material. Plant layering should terrace upward as it approaches a structure (house) with the tallest material next to the structure. For example: • Low = lawn and ground covers • Medium = perennials and smaller shrubs • Tall = foundation shrubs and hedges Fence Plantings Fence plantings must provide a minimum 2 foot wide foundation planter at the exterior of the fence's base, except when the exterior planter bed would be located on the adjacent owner's property. It is highly recommended for an interior 2 foot wide planter bed to be installed at the base of the fence to prevent grass from "running' under the fence of neighboring properties. Plant Spacing is dependent on each specific plant type. See Specific Plant Requirements (pg 6). Yards Located on Bluffs Must be maintained in landscaped condition Side -Yard of homes that line front yard common areas If side yard is fenced, artificial turf is allowed in side yard area. Lawns should be no closer than 2 feet from foundations and fences. Alley/Lane Plantings Alley/lane planting zones must be landscaped. These zones are the 3 feet between the rear yard fence and the alley/lane paving. This area must be landscaped whether or not a fence is installed. Alley/lane planting zones must utilize shrubs and perennials that do not exceed 4 feet in height and are tolerant of salt and snow loads. Plant material minimum size requirements in the alley/lane planting zones are: • 1 gallon shrubs • 4 inch pots for perennials and ground covers EASEMENTS Public Utility Easements A public utility easement provides utility companies with the right to install, maintain, operate, repair, remove, replace, or relocate public utility facilities. Swale Drainage Easements A drainage swale is identified by its shaped and sloped depression in the soil surface that is engineered to convey water run-off to a desired location and cannot be blocked, obscured or covered. Not all lots have a Swale Drainage Easement. If a lot has a drainage Swale, it will be shown on the lot -specific site plan and/or recorded plat that may Harvest S { . i , s REFLECTION RI DG E DIVISION 2 AT HARVEST SPRINGS be provided by the home builder or the City of Chubbuck. SPECIFIC PLANT REQUIREMENTS Lawn Lawn is preferred but not required. However, when provided, lawn areas must be large enough for practical use (minimum of 5' wide) and be located no closer than 2 feet from foundations (house and garage) and 2 feet from fences and tree trunks. Lawn must not exceed 60% yard coverage. Shrubs Minimum size at installation is 3 gallon; 1 gallon in alley planting zones. Shrub Spacing: varies depending on species type; never more than 5 feet on center. Planting plans are encouraged to have a mix of both evergreen and deciduous plants for year-round visual interest. Annuals Annuals are permitted, however, limited to 25% of planter bed and must be dispersed throughout the planting area with perennials and shrubs for year-round coverage. Hanging plant baskets and pots are allowed on the front porch. Trees Front Yards Installed by builder prior to closing and becomes the homeowners responsibility to maintain as part of their lot. • Must contain a minimum of 1 deciduous tree in addition to trees located in the park strip. • 11/2 inch caliper minimum. Park Strip Installed by builder however, homeowner is responsible to maintain once you have closed on the home. • 1 1/2 inch caliper minimum All Trees A minimum of 2 feet mulched radius tree ring or rectangle from curb to sidewalk is required at the base of the tree and must be consistent with the edging in the yard. Evergreens must be at least 6 feet in height at installation. Tree spacing is dependent on species type. Prohibited Plants and Trees Most plants and trees are permitted in Harvest Springs however; below is a list of species that are prohibited due to their noxious and evasive growing habits. • Cottonwood Palm Trees • Russian Knapweed • Hoary Cress Musk Thistle • Diffuse Knapweed Harvest S { . i , s REFLECTION RI DG E DIVISION 2 AT HARVEST SPRINGS • Russian Olive Tree • Yellow Starthistle • Spotted Knapweed • Squarrose Knapweed • Canada Thistle • Field Bindweed • Bermudagrass • Quackgrass • Leafy Spurge • Dyers Woad • Perennial Pepperweed • Purple Loosestrife • Scotch Thistle • Siberian Elm • Swedish Aspen Trees • Perennial Sorghum • Johnsongrass Medusahead Hedges Hedges are permitted on all lots and must be maintained on a regular basis. Paving Permitted materials include lawn, brick, pavers, stamped concrete and ground cover. Stained colored concrete is acceptable; however, painted concrete is not allowed. Paved patios and decks must reflect the architecture of the home. Harvest REFLECTION RI DG E DIVISION 2 AT HARVEST SPRINGS Examples of Permitted Evergreen Trees and Shrubs Baby Blue Eyes Spruce 30'x 15' Fat Albert Spruce 15'x 10' Bird's Nest Spruce 2-8'x 3-12' Columnar Blue Spruce 20'x 8' Blue Rug Juniper 8'x 8' Dark Green Spreader Yew 4'x 4' g Weeping White Spruce 30'x 10' Harvest S { . . k s Winter Gem Boxwood 4'x 3' REFLECTION RI DG E DIVISION 2 AT HARVEST SPRINGS Examples of Permitted Deciduous Trees and Shrubs a J Paul's Scarlett Hawthorne 20'x 22' 4 Pacific Sunset Maple 30'x 30' Chanticleer Ornamental Pear 30'x 10' Tallhedge Columnar Buckthorn 12'x 4' I Indian Magic Ornamental Crabapple 20'x 20' 9 I Greenspire Linden 40'x 30' Harvest I { . . k s Crimson King Maple 40'x 30' Crimson Pointe Ornamental Plum 30'x 10' Newport Ornamental Plum 30'x 25' REFLECTION RI DG E DIVISION 2 AT HARVEST SPRINGS Comlumnar Norway Maple 50'x 35' Spring Snow Ornamental Crabapple 25'x 25' io Imperial Honeylocust 40'x 40' Red Leaf Royal Raindrops Ornamental Crabapple 15'x 15' Ivory Halo Dogwood 6'x 6' Harvest S { . i k s Burning Bush 6'x 6' REFLECTION RI DG E DIVISION 2 AT HARVEST SPRINGS Goldtide Forsythia 2'x 4' Dwarf Korean Lilac 4'x 4' Black Knight Butterfly Bush 6'x 5' Goldflame Spiraeo 3' x 3' Ookleaf Hydrangea 4'x 4' Peking Cotoneaster 10'x 10' Dwarf Korean Lilac 4'x 4' 11 Harvest I { . i k s Rosy Glow Barberry 4'x 4' REFLECTION RI DG E DIVISION 2 AT HARVEST SPRINGS SIGNAGE AND MONUMENTATION Examples of Potential Signage and Monumentation Example monumentation for streets and divisions Example monumentation for houses 12 Harvest S { . i k s Example monumentation for trail markers and street signs Example of Trail Marker Signs Example of Street Signs REFLECTION RI DG E DIVISION 2 AT HARVEST SPRINGS FENCING GUIDELINES Fences help enclose certain elements such as dumpster pads. They are considered background elements that help to highlight landscaping and architecture. Applications must include a plan depicting where the exact location of the fence is being proposed Front Yard • 6 foot Privacy fences are not permitted in front of corner lots. • 36 inch picket fences are permitted. All front yard fencing should be consistent with the architectural style of the house. Rear Yard & Interior Side Yard Rear yard & Interior side yard fencing is optional. • Maximum height 72 inches from finish grade on high side of yard; Setback Requirements • 36 inches from alleyway Variances for setbacks may be approved on a case by case basis by the Architectural Review Committee (ARC). Street Side Yard Fencing (Single Residence) Side yard fencing is optional. Maximum height is 36 inches and picket style. Setback Requirements • 24 inches from sidewalk Street Side Yard Fencing (Townhomes and/or Condominiums) Side yard fencing is optional however, special lot conditions apply. Trash Enclosures Trash enclosures screen trash and recycling receptacles from common views. Trash enclosures should be of similar form, material and color as the privacy fence. Screening must exceed the height of the receptacle by 1 foot and must not exceed a height of 6 feet. Trash containers may be kept behind a fence or in the garage if a trash enclosure is not preferred. Fence Design Requirements Required elements; pilasters (posts); horizontal rails at bottom, waistline, and top; and infill boards called the "main body" and "upper body". Except for pilasters, all fencing components should be visually consistent with common lumber sized and construction. Fencing may be site- constructed or prefabricated, in module widths between 6 and 9 feet. Depending on the slope of the lot, the Architectural Review Committee will determine whether fence stepping is required or whether fence sloping will be allowed. Fence design may be altered depending on architectural styles. Note that all fence installations must be approved by the ARC prior to installation. 13 Harvest S { . . , s REFLECTION RI DG E DIVISION 2 AT HARVEST SPRINGS Pilasters Pilasters should be sized appropriately to their material; for example, wood products in 6 x 6s. Caps Caps on pilasters are required and need to match the fence style. Fence Rails Rails must be expressed externally to the body on the public side of the fence along alleyways, parks, streets and open spaces. Bottom and waistline rails must be at least 4 inches on the vertical, and are commonly 1 x 4 or 1 x 6 members. Top rails are often smaller elements, in keeping with a finer scale in the upper body. Rails must be 4 inches wide and 3/4 inch thick. The main body of the fence may fully block views in order to create privacy in back yards. The upper body is located in the top 18 inches to 24 inches of the fence and may be solid when facing other lots. 14 Harvest S " i ii , s REFLECTION RI DG E DIVISION 2 AT HARVEST SPRINGS ARCHITECTURAL GUIDELINES Reflection Ridge is residential subdivision designed to showcase similar to the example residential building pictures on page 19-21. As a general rule all architectural modifications must complement/match the current architectural style of the surrounding building in the neighborhood. Setbacks REQUIRED SETBACKS Land Use Front Yard (Min/Max) Side Yard Side Yard Corner Lot Rear Yard Garage (Street Loaded) Garage (Alley Loaded) Residential 10'-25' b 10' Village 10'-25' 6' 10' 15' 5' Town 10'-25' 6' 10' 5' 15' 5' Business and Research Park 10'-25' 6' 10' 5' 15' 5' All setbacks listed here should be compared to Chubbuck City Code Creative Community- Harvest Springs (CC -HS) and preference should be given to the city code. Allowed Encroachments into Setbacks Uncovered decks, patios, walkways, and other minor structural elements less than 30 inches in height; and fences six (6) feet in height or less; are exempt from setback requirements. Retaining walls, rockeries and heat pumps and other similar mechanical/landscape features are allowed within setbacks. Balconies above the first floor may intrude into setbacks up to 2 feet subject to applicable construction codes. Chimneys and fireplaces, accent walls or pilasters, bay windows, eaves and other similar minor structural or architectural elements may encroach up to 2 feet into setbacks subject to applicable construction codes. Measurement of Setbacks Setbacks are measured from the outside wall of the foundation of a structure to the property line in a perpendicular fashion. Determining Setbacks on Irregular Lots Irregular Lots are defined as lots that are non -rectangular, lots with three sides, or more than four sides and require special measurement techniques in order to achieve the purpose of the specific setbacks: • Front Setbacks: Front setbacks shall be measured from the property line that abuts the street from which the lot is addressed or takes primary access. For an alley loaded lot, the setback is measured from the lot line furthest from the alley. 1 15 `e Harvest S { . . , s REFLECTION RI DG E DIVISION 2 AT HARVEST SPRINGS • Rear Setbacks: In the case of an irregularly shaped lot, a ten -foot line which is within the lot and parallel to and most distant from the front lot line shall be considered the rear lot line. • Side Setbacks: All lot lines, which are not front or rear lot lines, shall be considered side lot lines. • Pie -Shaped Lots: Setbacks on pie -shaped lots shall be measured at the closest point between the proposed building and the angled lot line, perpendicular to that lot line. • Cul -De -Sac Lots: Setbacks shall be taken from the nearest proposed foundation corner, and measured perpendicular to the property lines. • Flag Lots: A flag lot is a lot so shaped that the building area (the "flag") is not adjacent to the street or alley on which the lot fronts, and which includes an access strip (the "pole") connecting the building area to the street or alley. Setbacks shall be applied at the enlarged area of the lot ("flag"), and the front setback (or false front) shall be 10' minimum and the side setback shall be 6' minimum per Chubbuck Municipal Code section 18.34.050.3.f. Alternative Lot Configurations In order to promote creative and unique site designs, alternative lot configurations are allowed within Harvest Springs. Alternative lot configurations include, but are not limited to: • Zero lot line developments: • "Z" lot configurations: Minimum Building Sizes and Footprints Housing types: • Mansion Homes (Duplex, Triplex, Fourplex, etc.), • Small Lot Homes (1 unit on a lot less than 8,000 square feet), • Large Lot Homes (1 unit of a lot equal to or greater than 8,000 square feet). Each housing type has unique minimum building size and footprint requirements. The table below details these minimum requirements. Home Type Minimum Building Sizes and Footprints Mansion Homes Minimum: 900 square foot of conditioned space per unit, excluding garages, porches, patios, and unfinished storage areas. Small Lot Homes Minimum: 1,200 square foot footprint above grade, excluding garages, porches, patios, and unfinished storage areas. Large Lot Home Minimum: 1,400 square foot footprint entirely above ground or 2,400 square foot combined level above ground. Materials Building materials are to be used in a way that is true to their nature and enhances the quality and character of Harvest Springs. Siding (shingle, clapboard, tongue and groove), natural stone, or brick should be the primary 16 Harvest S { . . , s REFLECTION RI DG E DIVISION 2 AT HARVEST SPRINGS building material. Stucco is a secondary building material. Materials should change only at appropriate locations, such as a change in the horizontal plane. Careful attention should be paid to the details of joints, soffits, and openings, particularly when using siding. Brick and stone, if used, should be used in a detailed, functional manner. Detailing should also be consistent on all exterior surfaces. Simple detailing to highlight structural elements such as eaves, windows, and doors is encouraged. Details should be appropriately scaled. Air Conditioning Compressors Should be placed in an inconspicuous location and screened from view of street. Chimneys, Cladding, & Storm Doors Must match the architectural style of the building. Color One or two colors should be used consistently on all sides of the building. All color modifications must match the style of building. Shifts in color are limited to the following locations; inside corners, horizontal breaks and changes in material, breaks between trim and wall plane, gable ends and accent panels, plane changes. All color modifications include a review of adjacent building colors. Columns Must be consistent with the architectural style of the building. Driveways All residences must have at least a driveway for two vehicles. Front Doors, Garage Doors and Storm Doors Color and style must match the architectural design of the building. Greenhouses Greenhouses are permitted but not in front yards. Gutters and Downspouts Downspouts must blend into the main building color or match trim color. They must drain away from window wells and foundations. Porch and Stair Railings Vinyl, a paintable composite product, wood or metal material are permitted. There is a 4 -inch maximum distance between porch balusters. Railings must be consistent with the architectural style of the building. Railing must complement building, exterior color and not be a focal point or distract from building. Roofs Roof pitches and materials should be appropriate to the design and style of the building. Rake and eave styles and 17 Harvest S { . . , s REFLECTION RI DG E DIVISION 2 AT HARVEST SPRINGS materials should coordinate. Roof penetrations and flat skylights may be placed on a roof not facing public thoroughfare. Dormers, if used, may have gable, hip, or shed roofs that work well with primary roof form. Soffits Material: Aluminum soffits and fascia materials, smooth fiber -cement boards, or tongue and groove. Soffit and fascia must match trim. Solar Panels Solar panels are permitted. They should be low profile and similar color to the roof so as not to stand out. Orderly, block formation placement, in the least visually distracting manner is highly recommended. Solar panel electrical boxes must match the surrounding exterior color of the building. Trellis and Pergolas Material and design must match the architectural style of the building. I nrn Transitions between materials must be trimmed and flashed in a manner appropriate to the style. Windows The addition of windows must match existing windows on home. Windows must match the architectural style of the home. In small lot homes facing common ground windows on a zero line edge should only be placed 6.5 feet or above so as not to look out upon the side yard of neighbors. Windows facing away from the zero lot line and that look out on side yard are strongly encouraged to be large or plentiful in number. 18 Harvest S { . . , s REFLECTION R|D6E DIVISION AT *Axvssr spn/mas EXAMPLES OF MEDIUM AND LARGE LOT HOMES IO Harvest `����»t .". .". REFLECTION RI DG E DIVISION 2 AT HARVEST SPRINGS EXAMPLES OF MANSION TYPE HOMES 21 1i H 4a .. ..; ei 11 Iv` ii: t Iva - !!t Il1Ff �w I e r�r I.� •rr I i Its Harvest S { . . k s REFLECTION RI DG E DIVISION 2 AT HARVEST SPRINGS ADDITIONAL GUIDELINES Architectural Lighting Simple, low voltage, clear landscape lighting is permitted for practical night-time safety and pedestrian circulation. Fixtures should complement the architecture and encouraged to be downward firing to mitigate light pollution and nuisance to neighbors. Dog Runs Dog run fence enclosures must be wholly contained within a fenced yard. Evergreen shrub screening must be planted on sides that are viewed from neighboring property. Fence material must be black vinyl coated cyclone (chain link) fencing, limited to 6' in height. A site plan showing the location of the proposed dog run enclosure, along with a drawing or product brochure of the dog fencing showing materials, dimensions. Demonstrating compliance with these guidelines must be submitted prior to the construction or placement of the dog run enclosure. Flag Poles & Garden Structures U.S and Novelty flags are permitted, but should not detract from the home or landscape. All garden structures should be sized, scaled, and proportioned to be consistent with the house's architectural and landscape character and located in a manner which complements both. Outdoor Patio Furniture Outdoor furniture such as chairs, tables, settees or loungers that are designed for outdoor use are permitted. Weather -resistant materials that will not be damaged by exposure to rain, sun, snow or other outdoor elements and are acceptable. Play Elements (Swings, Slides, Trampolines, Etc.) Play elements are not allowed in front yards. Shade Coverings/Shade Sails/Screens This is considered a seasonal item and must be removed during the winter months. If it falls into disrepair or fading it must be removed. Retractable awnings must stay retracted during the winter months. Sheds All sheds, storage units, garages, etc., within street view are to have the same design and materials as the main dwelling. Shutters • Must complement style and architecture of home • If removal of shutters is proposed, window trim must be installed, if not present. If window trim is present, it must be removed before installation of shutters may occur so there is not a gap present. Sport Courts Sport Courts including but not limited to basketball courts are considered a major modification and are subject to the Design Review process. 22 Harvest S { . i , s REFLECTION RI DG E DIVISION 2 AT HARVEST SPRINGS Vegetable Gardens Visible vegetable, herb, and cut flower gardens must be maintained in a weed free manner. They may not be allowed to remain fallow for more than 6 months of the year. Recreational Water Features (Pool, Hot Tub/Spa, Pond, Etc.) Recreational water features are not allowed in front yards. Pools, hot tubs, spas, etc. must be screened from public view. Window Boxes Must complement the architectural style, color, proportion of windows and character of home. 23 Harvest S { . i , s REFLECTION RI DG E DIVISION 2 AT HARVEST SPRINGS ROAD CROSS SECTIONS 1 10' 9' _ 12' 12' _ 12' 12' 12' 10' 2 2 1' OIL HARVEST SPRING BOULEVARD SECTION VIEW (ROW=100') 12 12 12 J. 12 10 5 HAffYEST SPRINGS BOULEVARD (PARKING SOUTH SIDE OF ROAD) 5ECIION WEW (ROW=100') 24 Harvest S { . i k s REFLECTION RI DIG E DIVISION 2 AT HARVEST SPRINGS ��0' s' s -2- OIL FAST ROLLING HILLS LOOP, DRIFTWOOD LANE i STRAIT LANE SECTION VIEW (ROW -50) 0.5' AUTUMN BROOK LANE SECTION VIEW (ROW=6W) 25 Harvest S , . k s 0.5' LISTEN LANE SECTION VIEW (RDW --22') W. REFLECTION RI DG E DIVISION 2 AT HARVEST SPRINGS Harvest S { . i k s REFLECTION RI DG E DIVISION 2 AT HARVEST SPRINGS APPENDIX Definitions ARC: Architectural Review Committee Annual: Plant that lives only one growing season. Boulder: A large rounded mass of rock at least 24 inches in width. Caliper: The diameter (width) of a tree measured at 6 inches above the base or root of the tree. Composite Le.: composite railing is generally made of material such as plastics and very fine wood saw dust, which are mixed and compressed with intense pressure and heat. This must be specific to architectural style, paintable, simulating wood. Deciduous: A tree that sheds or loses leaves at the end of the growing season. Edger/Header: A continuous edge between lawn and planting bed. Fallow: Not in use; inactive. Hollywood Drive: A strip of paving or planting area in the center of the driveway. Impervious: A surface that does not allow water to pass through. Opacity: A degree to which a substance is not transparent or translucent. Park Strip: The space between the curb and the sidewalk. Perennial: A plant that lives more than one growing season throughout the years. Pergola: An arbor formed of trelliswork supported on columns or posts, over which vines or other plants are trained. Permeate/Permeable: To pass through or into. Pervious: A surface that permits water to pass through. Terrace: A raised level with a vertical or sloping front or sides faced with masonry, turf, or the like, esp. one of a series of levels rising one above another. Trellis: A structure of open latticework especially one used as a support for vines and other creeping plants. Variance: An official permit granted by the Architectural Review Committee and the Board of Directors to allow something that is normally not permitted by regulations. Vinyl: A synthetic, plastic or PVC made using synthetic plastics, such as polypropylene, nylon, polythene (polyethylene) or from various recycled plastics. 27 Harvest S { . . , s L1 ---------------' ----------------- - --------------- p . n ._ - - - - � - --_ _ - _S 83 47 05 E 136.17 ___ �i o (� 1 SIT HARVEST SPR/NGS BL VD z 181,05' i' 40 EXISTING SECONDARY IRRIGATION PUMP STATION (TO BE CONNECTED DURING THIS DIVISION) HARVEST SPRINGS JV CENTER -NORTH 1/16 CORNER OF � DEED INST. NO. 21905777-8 SECTION 35. FOUND 2" ALUMINUM ic �' 1��' '? CAP STAMPED "PELS 2341" �_ ---_ NJaO°06'55" E 1323.69' T S 83°47'05" E 206.03' l'r PRELIMINARY PLAT FOR: REFLECTION RIDGE AT HARVEST SPRINGS DIVISION 2 LOCATED IN THE NORTH 1/2 OF SECTION 35, TOWNSHIP 5 SOUTH, RANGE 34 EAST, B.M., BANNOCK COUNTY, IDAHO / I • • 1.66' -�7 o o 51.01 U0.0I�0I''5 .00 _3_9-.3-6' ®o 36.49_' - -o ------_--- f�--_' s-- -- ���f' • _ - _I 'r`N / TEM PORARY TURNAROUND' 4384'� - s � (WILL BE ELIMINATED WHEN -I------ ----- _ S 6 -------------------- ----2LR1-------- - .6 - - - - - - - .61' ROADWAYS ARE EXTENDED)dBCfC�T-- - - - - 32.8 EtASEMENT - C) _--o--------rrn �I , LOT1' i _ I� _ i' I I .�N'�� of ---____ _ `' HARVEST SPRINGS JV l / --- l `0 13 00 I L f4 I 15,�'� I c' 16 � �I I 18 w w I °' N - �� _- - ''' DEED INST. NO. 21905777-8 BLOCK S / 6400 5E 5903 SF rn 5f1a3 Cl SF 3902 5E ��y - �fi77 SF 4202 SF 19 -ns- --_ ---------- C:' -- - - --- _� , - _ _ I • G / . )8 '• _ ' / / /c\l / �o I �i I� /�_�' ZD °a�o1 BLOCIS---fri94SF Mi 4161 5FCD 21 W' �`_ 1 8' % Io ,,r 1 I I o I _-' _O N d 4071 SF 22 I� '''� I I_I U) -- Z NI dM. ^/ solo SF I I 15.00' I1 I I ;�I zI ------/ , / ,- - 3.50' --- ��- y o 8 SF I Z I I _r -----I _�=------- ��-===-I----- 671 I 45.00' 50.00' 40.00' 19.26' 20.73' 39.99' % - -- •° , , . ; its'- 40.00'_ 40.0 - �- - - - - - I I I �I % S 8 °25'05" E 1546' -- -�y:�' 58.29' �I', ------ r / 59.78' 94.47' - - ' • C1 _•�-f ° _ _ T 2 : - _ 06'46 E 1Ii6 7�. �. 78°06'46" E�86.00'I/ / L/STE N _ LOT 2 / l N 83°25'65" W 80.01' _ _ 26.37' 23 08` 31.34' 55.63' _L'4 E° , 41.79 - ." *• �, .- I --,,-' - - _ 50.00' 50. o_ -Zo 500 SF ^8.21' I ---', ' - I I -, o / 2 �I - i _t, I S 83°47'05" E 100.18' ��' co � 14480 SF - I N 5205 SF M 5271 SF ,c5� 5000 SF O 5 Io I �' 100.00' - / /�, r, � o _, �I o I I I I LOT 3' ;� Loo I I, to - o BLOCK 13 0 5000 SF Io 4914 SF I o0' --- Q _ I I co �' Z `' o� , o c W N / W00LID \moi-'-�.,'-'' U' - --/ % / - 5008 SF I o a I \ I 10.63'/ _ -,' I - I I I 000 SF C IN co IN Z + ,Y� ��"' I `� 26._84 T39.55' 50.01' U z z // I C 100.14' / I I - .69' 50.00' t - - - 6 I 100.00 Lu 30.0 LOT 41 5005 SF I ~ - C1 I - _ �I I 5000 SF o aj / LID5006BLOCK 14 L0 /---------- ---- i / 3�!, 2' 47.14' 39.78' , , o I 100.00' / ,I tMe4 42.69' 50.00' I /. 1 2.88' 35001 �5000 SF � 004 SF LO C3 .4 cl BLOCK 5 �Cl - ' co ' _ J co LOT 5 _ _ z h o 2 N . I a I 7 - - / 100.08' I �S o I 5418 SF I 4997 SF N o I ; 100.00' - � I O I ,� I I / _/ �� oo rn /? / o0 4 I �z � 5000 SF I 5 I ��-' I co ♦: i o 8 / �j 5414 SF o o !S o co i SF I I C° I rn I o Lo 5001 O I I 5000 SF �, . I �u z '' 12427 SFW I J I I I �' = W 0 1 N 13LOCK 12 - I I f (A o _ y I 55.00' 50.00'v , ------- - - - _ S/83°47'05" E 100.05' -1 I S 83°27'20" E 105.00'50.00' I I V I 190.00' 55.00' 1 � O ' I .' // Q e- Cl 1 -11� N / I" b / 1 z S 78°06'46" E 105.00' I vi o �'� 7 i LOT I I 7 I v 1 v IN 1 /-/ I �L'' 5000 SF oI---- N i /moi 6155 SF I '' I I 6620 SF r-\�l co V Y j I cD w J � 6 I w' - S 78 06'46"E _:L_ /•---__ I---------��G�l`L• I ( U,�---i-------- 7640 SF I05 - 100.00'- I 80.00' i 11.05' 1 74.05'7. _ I '/ Q I •'/ . . . . ....... .... 82.26, �/ ' _ I � _ • . Illi � / II / • ...... _ / 8494 SF ' tiF nr,, , ... G`� © 161.97' LINE TABLE # BEARING S 83051'36" E DISTANCE 50.00' L1 L2 N 26°53'22" E 100.00' L3 N 35038'58" E 60.00' L4 N 55055'59" W 50.02' CURVE TABLE # RADIUS A ARC TANGENT CHORD CHORD LENGTH BEARING DISTANCE C1 20.00' 89040'15" 31.30' 19.89' N 51'22'47" E 28.20' C2 20.00' 89°24'28" 19'45'10" 31.21' 19.79' S 38°09'34" E 28.14' C3 1250.00' 430.94' 217.63' N 72'59'13" W 428.81' C4 850.00' 1052'43" 27.87' 13.94' N 55017'23" W 27.87' C5 325.00' 1'26'27" 8.17' 4.09' N 31'57'45" E 8.17' C6 790.00' 8041'23" 119.81' 60.02' N 79006'39" W 119.70' C7 1200.00' 20°40'27" 433.00' 218.88' N 73°26'52" W 430.65' 43.57' C8 250.00' 9059'53" 43.62' 21.87' S 16053'10" W C9 500.00' 11057'30" 104.36' 52.37' N 18045'33" E 104.17' C10 820.00' 29°06'19" 416.54' 212.87' N 68'54'11" W 412.08' C11 903.00' 5040'19" 89.39' 44.73' N 80056'56" W 89.36' C12 1039.00' 5018'18" 96.20' 48.14' N 80°45'55" W 96.17' C13 20.00' 85052'58" 29.98' 18.61' N 28040'13" W 27.25' 30.89' 40.96' C14 C15 20.00' 101 006'25" 7049'42" 35.29' 24.31' 20.53' S 62°26'26" W N 28039'09" E 300.00' 40.99' C16 20.00' 90000'00" 31.42' 20.00' N 56053'14" E 28.28' C17 20.00' 90000'00" 31.42' 20.00' N 33°06'46" W 28.28' C18 20.00' 90019'45" 31.53' 20.12' S 38037'13" E 28.37' C19 20.00' 89040'15" 31.30' 19.89' S 51 °22'47" W 28.20' 28.29' C20 20.00' 90002'15" 31.43' 20.01' S 51033'48" W C21 20.00' 89057'45" 90000'00" 31.40' 19.99' N 38026'12" W 28.27' 28.28' 28.28' C22 20.00' 31.42' 20.00' N 51032'40" E C23 20.00' 90000'00" 31.42' 20.00' S 38027'20" E C24 20.00' 99042'56" 34.81' 23.72' N 61044'42" E 30.58' C25 20.00' 74012'16" 25.90' 15.13' S 25'12'54" E 24.13' C26 20.00' 94032'12" 33.00' 21.65' S 71'32'30" W 29.38' C27 20.00' 91055'53" 32.09' 20.69' N 21'55'37" W 28.76' 1--,, 1 / - M / TEMPORARY TURNAROUND /V '39. 'I, //M�'; h / /' \(WILL BE ELIMINATED EXTENDED) 6, /l ,�/ 100#51 SF I ROADWAYSARE NDED ) GRAPHIC SCALE �/ 1 INCH = 40 FEET co*I BLOCK 11 0 CO 0 20 40 80 TEMPORARY TURNAROUND / \ , co (WILL BE ELIMINATED WHEN i N,94 X16 , N CENTER 1/4 CORNER OF ROADWAYS ARE EXTENDED) I 6$ 7\,\� SECTION 35. FOUND 2" W ALUMINUM CAP AS DESCRIBED IN CP&F INST. NO. 20616613 4 BASIS OF BEARING THE MERIDIONAL CENTER LINE OF SECTION 35 WAS ASSUMED TO BE N 00°06'55" E BETWEEN THE CENTER 1/4 CORNER AND THE CENTER -NORTH 1/16 CORNER PER THE CITY OF CHUBBUCK DATUM BASED ON THE CENTRAL MERIDIAN OF IDAHO STATE PLANE EAST ZONE COORDINATE SYSTEM. VICINITY MAP "•I I OWN I rel1 �I i 0 rY Lu J l = u� 61 - Q 10 90.3 Ln N 83027'20" W 181.05' C6 :.: /?, • :, : z -- I0480, .. LOT 140 - _ _ .. I^\ i� • � BLOCK 10 / er • �1 �. n/ , 7 10543 SF 5.80' M '� ' : • ' / 0 r\HARVEST SPRINGS JV DEED INST. NO. 21905777-8 BLOCK 10 ,% 1 4.26' 43U 1--,, 1 / - M / TEMPORARY TURNAROUND /V '39. 'I, //M�'; h / /' \(WILL BE ELIMINATED EXTENDED) 6, /l ,�/ 100#51 SF I ROADWAYSARE NDED ) GRAPHIC SCALE �/ 1 INCH = 40 FEET co*I BLOCK 11 0 CO 0 20 40 80 TEMPORARY TURNAROUND / \ , co (WILL BE ELIMINATED WHEN i N,94 X16 , N CENTER 1/4 CORNER OF ROADWAYS ARE EXTENDED) I 6$ 7\,\� SECTION 35. FOUND 2" W ALUMINUM CAP AS DESCRIBED IN CP&F INST. NO. 20616613 4 BASIS OF BEARING THE MERIDIONAL CENTER LINE OF SECTION 35 WAS ASSUMED TO BE N 00°06'55" E BETWEEN THE CENTER 1/4 CORNER AND THE CENTER -NORTH 1/16 CORNER PER THE CITY OF CHUBBUCK DATUM BASED ON THE CENTRAL MERIDIAN OF IDAHO STATE PLANE EAST ZONE COORDINATE SYSTEM. VICINITY MAP "•I I OWN I rel1 �I i 0 rY Lu J = u� Q Ln z NOTES 1. EXISTING ZONING: CREATIVE COMMUNITY -HARVEST SPRINGS (CC -HS) 2. LOT SIZE DATA - PROPOSED MINIMUM: 4,071 SQ FT (0.09 AC) - PROPOSED MINIMUM COMMON: 12,427 SQ FT (0.28 AC) 3. SUBDIVISION STATS - TOTAL AREA: 8.95 AC; 34 TOWNHOMES LOTS, 4 SINGLE FAMILY LOTS, 1 COMMON LOT 4. GAS, POWER, CABLE TV ETC. TO BE PROVIDED 5. PUBLIC UTILITY EASEMENTS ARE 10' (FT.) WIDE UNLESS OTHERWISE NOTED 6. LOT 7 BLOCK 12 IS A NON -BUILDABLE COMMON LOT AND TO REMAIN IN AN ASSOCIATION AND TO BE COVERED IN ITS ENTIRETY WITH A PUBLIC ACCESS, UTILITY AND SNOW STORAGE EASEMENT 7. STORM WATER WILL BE RETAINED IN EXISTING RETENTION PONDS CONSTRUCTED DURING THE REFLECTION RIDGE AT HARVEST SPRINGS - DIVISION 1 PHASE. AN AGREEMENT IS IN PLACE WITH THE CITY FOR REPAIRING, MAINTAINING, AND FUTURE INSPECTIONS OF THESE PONDS. 8. LOTS 13-22 BLOCK 5 & LOT 1 BLOCK 14 WILL NOT HAVE ACCESS ONTO HARVEST SPRINGS BLVD. 9. LOTS 7-12 BLOCK 5, BLOCKS 10, 11, 12 & 14 WILL LOAD GARAGES FROM STREETS. 10. LOTS 13-22 BLOCK 5, AND BLOCK 13 WILL LOAD GARAGES FROM ALLEYS. LEGEND & NOTES - - - - - = PROPOSED BOUNDARY LINE - - - - -- - -- - - PROPOSED PROPERTY LINE - - - -------------------- PROPOSED EASEMENT LINE PROPOSED CENTER LINE SECTION LINE / --------------------- COUNTOUR LINES ---- W----- W----- W / WATER LINE - / IRRIGATION LINE ----5-----5-----5 / SEWER LINE -- d-----Sd----- Sd-/ STORM LINE ----9-----9-----9 / GAS LINE t -t -- fo f. / TELEPHONE / FIBER LINE ---- �---- / CABLE TV LINE -----------e----------_s - -------A ' ------ ----` / SIDEWALK / o STANDARD CURB/ RIBBON CURB FIRE HYDRANT/ WATER VALVE ® / w ■ / 0 WATER METER / WATER SERVICE IRRIGATION BOX/ IRRIGATION SERVICE •O SEWER MANHOLE 0 SEWER SERVICE STORM MANHOLE/ STORM CATCH BASIN / Pn\A/FR Pnl E / POWER BOX STREET LIGHT PRELIMINARY PLAT FOR: REFLECTION RIDGE AT HARVEST SPRINGS DIVISION 2 LOCATED IN THE NORTH 1/2 OF SECTION 35, TOWNSHIP 5 SOUTH, RANGE 34 EAST, B.M., BANNOCK COUNTY, IDAHO DEVELOPER INFORMATION NAME HARVEST SPRINGS JV CONTACT RYAN SATTERFIELD ADDRESS 3363 IRON BEND RD. PHONE 208.232.1468 1 POCATELLO, ID 83201 SHEET INFORMATION CREATED 102.03.2026 1 PROJECT#j 17443 1 DRAWN BYI OKC MLM REVISED 1 03.16.2026 1 REV#j 1 1 CHECKED BY A= N lR_�� G� �� _ um �� \oSUNRISE Lu J ENGINEERING z O Lu 600 EAST OAK STREET, POCATELLO, ID 83201 N F��O�,� TELEPHONE 208.234.0110 www.sunrise-eng.com c 0 U a� 0 0- LH (0 N 0 N P_ N L 0 a� 3 0 a_ a_ I N 0 I Ln C� rr i 0 U w rr In N c 0 D a� CL V) En a� rY c 0 U a� a I c Q) CL0 > 0 a3 a� L a� 0 U) 10' 10' Z W W y a W C4 W_ H J H 10' PRELIMINARY PLAT FOR: REFLECTION RIDGE AT HARVEST SPRINGS DIVISION 2 CSL 60!00' I 20.50' 20.50' o d }� F oP o yQ� 0000 a � n 00 0 0�, oD � I O® ®O o I D i 9.5' — 8' 8' PARKING 12' DRIVE _ 12' DRIVE PARKING LANE LANE LANE LANE AUTUMN BROOK LANE PRIMARY RESIDENTIAL TYPICAL SECTION 20' PATH/ LANDSCAPE 10.00' WALKING 9' LANDSCAPING & BIKE PATH RETENTION 20' PATH/ LANDSCAPE 30.00' C/L 1 00'ROW I 64' LOCATED IN THE NORTH 1/2 OF SECTION 35, TOWNSHIP 5 SOUTH, RANGE 34 EAST, B.M., BANNOCK COUNTY, IDAHO 5.00' 4.00' 34.00' 10' 12' DRIVE LANE moi— 12' DRIVE LANE 12' TURN LANE —}— 12' DRIVE LANE —'-- 12' DRIVE LANE 2.00' CURB & GUTTER HARVEST SPRINGS BOULEVARD (INITIAL) TYPICAL SECTION (NO PARKING) 30.00' C/L 100' ROW I 74' 44.00' C/L 16'PATH/LANDSCAPE _ 10' PLANTER/ RETENTION 2.00' CURB & GUTTER 5' SIDEWALK EAST ROLLING HILLS LOOP, DRIFTWOOD LANE & STRAIT LANE NEIGHBORHOOD RESIDENTIAL TYPICAL SECTION 10' 10' �{ w u u�u ulu uluV'' I i I I 12' DRIVE LANE 12' DRIVE LANE 12' TU LANE 12' DRIVE LANE 12' DRIVE LANE 10' PARKING LANE 5' SIDEWALK 10.00' WALKING 9' LANDSCAPING & BIKE PATH RETENTION 77 2.00' CURB & GUTTER HARVEST SPRINGS BOULEVARD (INITIAL) TYPICAL SECTION (PARKING SOUTH SIDE OF ROAD) 2.00' CURB & GUTTER I � m 5.00' �I 2E Lu G I I W I C4 4% W 1 I I I I I C/L LISTEN LANE ALLEY TYPICAL SECTION F� W W C4 W CO2 W P P I I I I I I cz IZ 0 J 5.00' Im I I � I� I Z Lu G Lu C4 cocW I I I I i c O Q - U C N 0 E 0 co N O N N 0 3 0 a_ c E n I N 0 I cn C� 0 U w > N c 0 u) 0 I a� c a cn a� 0 U N N ry I c a� E 0 > a� 0 I3 a, a� U) rr(D%-)�SUN RI S E Pocatello Office ENGINEERING 600 East Oak Street, Pocatello, ID 832011 Tel: 208.234.0110 1 Fax: 208.234.0111 NARRATIVE FOR REFLECTION RIDGE @ HARVEST SPRINGS — DIVISION 2 The Reflection Ridge at Harvest Springs Division 2 is a 38-lot residential development within the Harvest Springs community. As part of the Creative Community Zone - Harvest Springs (CC-HS), the proposed development will comply with the provisions of the city code, ordinance and development standards. Open space in the development will be a shared space for the community. All public facilities such as utilities, curbs, sidewalks and streets shall connect to existing public facilities and provide for future extension of same. Public utilities shall be extended and provided to all lots within the public right of way or easements. The extension of Harvest Springs Blvd will give access into the community from Hiline Rd, and the new streets are designed to handle the traffic for the entire development. This street will eventually tie into the New Day Parkway to the south. Bicycle and pedestrian transportation routes will also be installed through a community wide trail system. Exhibit 5a: Comprehensive Plan Future Land Use Map Reflection Ridge at Harvest Springs Division 2 Harvest �3o-rirh3s al., AUturn n Br` -`=k Cara CHUBBUCK Future—Desi 9nation Commercial Employment High Density Low Density Medium Density Mixed Use 290 E. Linden Avenue, Chubbuck, ID 83202 208.237.2430 www.CityofChubbuck.us Exhibit 5b: Current Zoning and Requested Change Reflection Ridae at Harvest 5nrinas Division 2 L CHUBBUCK AufmlrtIIII F a Landuse_Gategory 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) Industrial (I) Limited Commercial (C-1) Limited Residential (R-2) Limited Residential - P (R-21`) �[ Panned Unit Development (PUD) Single Family Residential (R-1) - Village v) 290 E. Linden Avenue, Chubbuck, ID 83202 208.237.2430 www.CityofChubbuck.us /944'C-\ CHUBBUCK 1AAAA Exhibit 6: Evidence of Notice a. Site Posting b. Agency notices on file with staff a. Site Posting Signs posted February 12, 2026 290 E. Linden Avenue, Chubbuck, ID 83202 208.237.2430 www.CityofChubbuck.us