HomeMy WebLinkAboutPH#1 Northside CrossingCHUBBUCK
I o A H 0
Public Works Department
Planning Services
290 E Linden Avenue, Chubbuck, ID 83202
Phone 208.239.3252 / 208.237.2430 ext. 152
www.CityofChubbuck.us / dmatson@cityofchubbuck.us
APPLICATION FOR AN AMENDMENT TO THE
NORTHSIDE CROSSING CREATIVE COMMUNITY
MASTER DEVELOPMENT PLAN
CITY OF CHUBBUCK LAND USE AND DEVELOPMENT COMMISSION
REGULAR MEETING ON APRIL 14, 2026
SUMMARY
DESCRIPTION: An application for an amendment to the Master Development Plan for the Northside Crossing
Creative Community. At the meeting, the Commission will consider whether the proposal satisfies the
approval criteria in municipal code Sections 18.21.030, 18.28.050.8, and 18.35.120. Type of Action:
Recommendation.
FINDINGS: After reviewing the application, Staff finds that it meets the requirements for a Master
Development Plan amendment.
• The applicant has met City Code requirements to be heard for the amendment.
• Regarding non-residential square footage: per City Code section 18.35.030.0 there is no
restriction on maximum square footage so long as utilities and services are adequate to serve
the area.
Regarding the number of housing units: the proposed increase is defined in City Code for
Northside Crossing as a minor deviation from the current plan.
Regarding the rearrangement of land uses: Code Section 18.21.020.E requires attention, design
and treatments to reduce impacts on surrounding properties
Previous agreements with the City on behalf of Northside Crossing remain in effect.
RECOMMENDATION: Staff recommends approval of the proposed amendments to the Northside
Crossing Master Development Plan.
Increase in non-residential square footage;
The increase in housing units.
Rearrangement of the concept plan/land uses.
Further, staff recommends the following conditions of approval:
Include the 55 & Over community that is not complete in Phase 1. This includes the remaining
portion of Northside Crossing Division 3, and the property east of it — approximately 5.5 acres.
The draft plan shows the area as complete.
No single family homes or townhouses may have direct access to a principal arterial (Tyhee Rd),
minor arterial (Whitaker Rd).
o Access to neighborhood connectors is addressed through the platting process and multi-
family and non-residential development access is addressed through the Design Review
process.
PZ# 26-009 Master Development Plan Amendment
Northside Crossing Creative Community
FACTS
BACKGROUND: The current Master Development Plan was approved in 2019, including design guidelines and
a separate Chapter in City Code; 18.35 Creative Community -Northside Crossing Zoning District (CC -NC).
A CC is a special zoning district for each CC. (Harvest Springs is another CC in Chubbuck.) They each have a
special chapter in City code. Approving the chapter in City code is done by ordinance, which includes a
Master Development Plan (MDP). The MDP includes a Design Manual with special standards on how
buildings look and for street designs, etc.
Aside from the land use concept plan amendment, the proposal would increase:
• Housing units from 690 to 756 (3.9 units/acre)
• Non-residential/commercial floor space to 1.23 million square feet.
Trails, from 7.1 miles to 8.6 miles
Total open space, from 35.8 acres to 46.3 acres.
To date, one commercial property has been built in Northside Crossing and over 50 residential units. Grace
Assisted Living was originally part of Northside Crossing but was withdrawn several years ago. Surrounding
residential properties have seen less development activity during the same period.
TYPE OF APPLICATION: 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). The
Commission may recommend approval with or without conditions, may table a decision, or may
recommend denial of the application.
APPLICANT:
Matthew U. Loo
matt@pioneercv.com
OWNER:
Lyn Yost — JYY LLC
5730 Northside Crossing
Chubbuck, ID 83202
LOCATION: The site is generally bounded on the north by Tyhee Road, on the east by the Hiline Canal, on the
south by New Day Parkway, and on the west by the Union Pacific Railroad.
COMPREHENSIVE PLAN FUTURE LAND USE MAP DESIGNATION: Mostly Mixed Use, however a Creative
Community may be located anywhere in the City.
SITE CONDITIONS:
EXISTING STRUCTURES:
1 office building
38 residential structures
(50+ residential units)
CHUBBUCK
1 0 R H 0
PROJECT SIZE: RECENT TRAFFIC COUNTS
195 +/- Acres Hiline Rd: 2025, 4,869/day;
2024, 3,998/day
New Day Parkway: 2026, 6,566/day
290 E Linden, Chubbuck, ID 83202
Phone 208.237.2430
www.CityofChubbuck.us
PZ# 26-009 Master Development Plan Amendment
Northside Crossing Creative Community
REFERENCE MAP: F North
ADJACENT LAND USES AND ZONING:
DIRECTION EXISTING LAND USE
NORTH: Single-family homes w/ acreage
EAST; Single-family homes, some w/
acreage, agriculture
SOUTH: Agriculture, limited commercial,
single-family homes
WEST; Industrial, agriculture
COMMUNITY SERVICES AND SAFETY:
UTILITY / SERVICE PROVIDERS
No Change
PROCEDURES:
EXISTING ZONING
Bannock County -Residential Suburban
Creative Community -Harvest Springs (CC -HS),
Bannock County -Agricultural
Limited Commercial (C-1),
Bannock County -Agricultural
Chubbuck Industrial (1),
Bannock County -Industrial zone
PROCESS
1. In accordance with City Code 18.28.050 and the current fee resolution, a complete petition and
fees for a Master Development Plan Amendment were filed with the City at least 28 days prior to
the public hearing and which contained the appropriate documents.
2. In accordance with City Code 18.28.010, the application is scheduled to be heard at a regular
meeting of the Land Use and Development Commission at a public hearing.
3. In In accordance with City Code 18.28.010 and Idaho Statute §67-6509, notice of the public
hearing was provided at least 15 days prior to the public hearing:
a. Publication in the Idaho State Journal;
b. Notice sent to owners of property within a 300 ft. radius of the site;
c. Notice sent to utilities and political subdivisions providing services within the City;
d. Notices posted prominently at the City office and on webpage; and
e. Notice posted prominently on site.
4. Hearing will be conducted in accordance with procedures established by City Resolution 2021-06.
5. Public notices and other procedures were in accordance with Idaho Code §67-6511.
290 E Linden, Chubbuck, ID 83202
Phone 208.237.2430
CHUBBUCK www.CityofChubbuck.us
1 0 A H 8
PZ# 26-009 Master Development Plan Amendment
Northside Crossing Creative Community
APPLICABLE LAWS AND PLANS:
1. Idaho Statutes §67-6511: Zoning Ordinance
Chubbuck 2045: Comprehensive Plan (as amended)
Chubbuck City Code Title 18: Land Use, particularly:
a. Chapter 18.35: Creative Community -Northside Crossing Zoning District (CC -NC)
b. Chapter 18.28.050: Title Text and Map Amendments and Initial Zoning District Designation
c. Chapter 18.21: Creative Community (CC) Zone
PUBLIC COMMENTS RECEIVED: Several comments were received from the public — see EXHIBIT 5.
POLITICAL SUBDIVISION/AGENCY COMMENTS: No written comments were received as of this report.
POLICY ANALYSIS
ADVANCING THE COMPREHENSIVE PLAN:
The objectives, strategies and policies from the Comprehensive Plan that appear most relevant to this
application:
OBJECTIVE 4.1: Encourage a variety of land uses throughout the community to provide access to
employment centers and commercial and professional services.
STRATEGY
4.7.f Provide convenient and appropriate commercial service locations at major intersections and
other hubs, and limit their adverse impacts on transportation systems, residences, and visual
integrity.
STRATEGY
4.1.h Create and enforce development standards that increase the requirements for services and
amenities as project density/intensity increase.
STRATEGY
4.1 j Encourage a mix of land uses, a more -connected street network, and alternative modes of
transportation, including buses and shuttles.
OBJECTIVE 4.2: Diversify the options of housing types, including moderate to high density dwelling
units, while maintaining existing single-family neighborhoods.
STRATEGY
4.2.b Develop specific area plans for each of the planning nodes to ensure that housing options are
well designed and integrated into these community service destinations.
STRATEGY
4.2.e Develop and implement multi -family and non-residential development standards.
OBJECTIVE 4.4: Provide for the beautification of Chubbuck to serve local residents and visitors.
STRATEGY
4.4.n Create and implement commercial design standards to create more interesting and attractive
shopping locations and to ensure compatibility of future development and invite more visitors to
Chubbuck.
OBJECTIVE 5.1: Expand the economic base of Chubbuck to provide increased employment
opportunities for new and existing residents.
POLICY
5P.7 General commercial zones should be designated between communities or at a community
center, at the intersection of principal arterials, or on Yellowstone Avenue between Quinn Road and
Siphon Road.
See also EXHIBIT 3B. The proposal appears to advance the Goals of the Comprehensive Plan Chubbuck 2045.
Di 290 E Linden, Chubbuck, ID 83202
Phone 208.237.2430
CHUBBUCK www.CityofChubbuck.us
10AH8
PZ# 26-009 Master Development Plan Amendment
Northside Crossing Creative Community
STANDARDS REVIEW FOR APPROVAL:
The Commission must determine if it is in the best interest of the City of Chubbuck and adjacent landowners to
recommend approval. Per code, these are the same standards for approval of a zone change (see table on
following page). Additional standards for approving an amendment can be found in EXHIBIT 2B and additional
relevant Comprehensive Plan policies in EXHIBIT 3B.
STAFF SUMMARY AND RECOMMENDATION
SUMMARY:
• The proposal complies with the approval criteria found in section 18.28.050.8.a of City Code.
• The proposal complies with the Comprehensive Plan.
• The intended changes are appropriate for the development and enhance conditions identified in the
existing plan with additional trails and open space.
• Development of the property is required to follow standard procedures, such as Design Review and
Platting.
Impacts to adjacent residential properties will be addressed with Design Review Clearances, as
well as Conditional Use Permits where required.
CHUBBUCK
1 0 R H 0
290 E Linden, Chubbuck, ID 83202
Phone 208.237.2430
www.CityofChubbuck.us
MUNICIPAL CODE STANDARDS FOR APPROVAL: §1 8.28.050.8A
POLICY 1
The proposed map amendment would be in the community's best interest.
RESPONSE
The zoning would not change on the property, but the changes to the concept plan are
beneficial to the community overall by providing additional housing.
POLICY 2
The list of uses permitted by the land use ordinance would blend with surrounding land uses
and the uses permitted in the proposed zoning district would be harmonious in terms of their
scale, mass, coverage, density, and intensity with adjacent land uses.
RESPONSE
The uses are generally more intense than some surrounding uses. However, the Design
Review process reviews each individual commercial, industrial and multi -family project
for compliance with city codes and standards, including Design Guidelines for NSX.
POLICY 3
The subject site is suitable for the type and intensity of land uses permitted under the proposed
zoning district.
RESPONSE
The uses are similar to the currently approved Master Development Plan.
POLICY 4
The subject site would be adequately served by transportation routes, police, fire and EMS
protection, water/sewer, schools, and other public facilities and services, or agencies, to serve
the public health, safety, and general welfare under the proposed zoning district
RESPONSE
All streets, public services, public and private utilities, and other agency services are
serving the area; developer is responsible to complete utilities with construction phases
(sewer, etc.).
POLICY 5
The proposed map amendment is generally not in conflict with the goals, objectives, and
policies of the adopted Comprehensive Plan. LUDC and Council shall have discretion in
interpreting exact boundary locations of the future land use map designations when
considering map amendment requests.
RESPONSE
The proposal advances the objectives, strategies and policies of the Comprehensive
Plan. More information can be found in EXHIBIT 3B.
STAFF SUMMARY AND RECOMMENDATION
SUMMARY:
• The proposal complies with the approval criteria found in section 18.28.050.8.a of City Code.
• The proposal complies with the Comprehensive Plan.
• The intended changes are appropriate for the development and enhance conditions identified in the
existing plan with additional trails and open space.
• Development of the property is required to follow standard procedures, such as Design Review and
Platting.
Impacts to adjacent residential properties will be addressed with Design Review Clearances, as
well as Conditional Use Permits where required.
CHUBBUCK
1 0 R H 0
290 E Linden, Chubbuck, ID 83202
Phone 208.237.2430
www.CityofChubbuck.us
PZ# 26-009 Master Development Plan Amendment
Northside Crossing Creative Community
o Code Section 18.21.020.E requires attention and treatments to reduce impacts on surrounding
properties.
RECOMMENDATION:
Staff recommends approval of the proposed amendment to the Northside Crossing Creative Community Master
Development Plan with the following conditions:
• Include the 55 & Over community that is not complete in Phase 1. This includes the remaining
portion of Northside Crossing Division 3, and the property east of it — approximately 5.5 acres. The
draft plan shows the area as complete.
• No access points/driveways are permitted on principal arterials (Hiline, Tyhee). Single family
homes, duplexes, townhouses, etc. may only have direct access to a neighborhood residential
street.
o Single family/townhouse/duplex access to streets is addressed through the platting process
and multi -family and non-residential development access is addressed through plats and the
Design Review process.
EXHIBITS
1. Application Materials
A. Amendment Application Submittal
B. Pages with Proposed Changes from Current Master Development Plan
2. Zoning / Title 18
A. Zoning Map of Area
B. Standards for Reviewing a Master Development Plan Amendment
3. Comprehensive Plan
A. Future Land Use Map
B. Policies Relevant to the Application
4. Record of Public Notice
A. Idaho State Journal Public Notice
B. Mailer for Public Notice
C. Properties within 300 Feet
D. Owners of Properties within 300 Feet
E. Political Subdivisions and Utilities Serving the City
F. On Site Posting
G. Notice Posted at City Hall and on City Website
5. Comments Received
REPORT: Don Matson, MSP I AICP Staff comments in this report are based
Planning Services Manager solely upon evidence available at the time
dmatson@cityofchubbuck.us 1 (208) 239-3252 of the report. Additional information may be
DATE: April 8, 2026 brought to light at or before the hearing.
Q` 290 E Linden, Chubbuck, ID 83202
libkPhone 208.237.2430
CHUBBUCK www.CityofChubbuck.us
1 0 A A 0
_J�&�� ,
CHUBBUCK
I D 0 H 0
Public Works Department
Planning Division
290 E Linden Avenue
Chubbuck, ID 83202
208.237.2430
www.CityofChubbuck.us
TITLE 18 MAP AMENDMENT
(REZONE) APPLICATION
Application Page 1 of 4
December 2025 Form
Replaces prior versions
Complete applications which require review by the Land Use & Development Commission must be submitted at least 28 days before the
desired review meeting. The Commission meets regularly on the 2nd Tuesday of every month. Incomplete applications may not be able to
be scheduled on the desired date if missing information or materials are not submitted at least 28 days before the desired meeting.
Submit complete application and all attachments to Permit Desk at City Hall or email to permits@cityofchubbuck.us.
DATE RECEIVED:
INITIALS:
SECTION A —APPLICANT INFORMATION
Al.
Name
A2. Phone Number (include area code) A3. Email Address
Matthew U. Loo
435.703.0016 matt@pioneercv.com
A4.
Mailing Address
City State Zip Code
475 Yellowstone Ave,
Pocatello Idaho 83201
SECTION B — OWNER (IF DIFFERENT THAN APPLICANT)
B1.
Name of Person, Trust, LLC, etc. See item E3.
B2. Phone Number (include area code) B3. Email Address
Lyn Yost - JYY LLC
208.223.0526 lynyostl@gmail.com
B4.
Mailing Address
City State Zip Code
5730 Northside Crossing
Chubbuck Idaho 83202
SECTION C — POINT OF CONTACT (IF DIFFERENT THAN APPLICANT)
Cl.
Name
C2. Phone Number (include area code) C3. Email Address
Matthew U. Loo
435.703.0016 matt@pioneercv.com
C4.
Mailing Address
City State Zip Code
475 Yellowstone Ave.
Pocatello Idaho 83201
SECTION D —SITE INFORMATION
D1.
Site Address (or Location if no Address)
D2. Comprehensive Plan Future Land Use Designation
Between Hiline Road and Tyhee Road
Creative Community -Northside Crossing (CC -NC)
D3.
Subdivision Name, Lot, Block, Div. No. if available
(or Parcel No.) D4. Proposed Zone(s)
Northside Crossing
No Change
D5.
Project Size (Acres)
D6. Acreage for Each Proposed Zone (if more than one)
195 +/- Acres
No Change
D7.
Current Zone(s)
D8. Proposed Land Use(s) if known
Creative Community -Northside Crossing (CC -NC) Mixed -Use (Residential, Commercial, Retail, Civic, etc.)
D9.
Current Land Use(s) and Structures
Agricultural -No Structures
SECTION E —SUBMITTAL REQUIREMENTS AND ATTACHMENTS
E1.
Application Fees: $ 535.00
Map Amendment Application Fee
+ $
Notice Fee ($1.50 x required notices — get # from staff)
=$
Total 4 Pay fees at Permit Desk in City Hall or call 208-237-2430 ext. 102.
Deposit: $ 100.00 Sign Deposit Fee (returned after hearing if sign is recovered and undamaged)
_J�&�� ,
CHUBBUCK
I D 0 H 0
Public Works Department
Planning Division
290 E Linden Avenue
Chubbuck, ID 83202
208.237.2430
www.CityofChubbuck.us
TITLE 18 MAP AMENDMENT
(REZONE) APPLICATION
Application Page 2 of 4
December 2025 Form
Replaces prior versions
SECTION E —SUBMITTAL REQUIREMENTS AND ATTACHMENTS (cont.)
E2. Warranty deed(s) showing ownership for property(ies) located at requested site. 10
E3. 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. (Blank copy is attached.) [0 Yes ❑ N/A
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. ❑ Yes V N/A
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. [0 Yes ❑ N/A
E4. Legal Description and Map: May be a Lot, Block, Subdivision, Division No., or attach a copy of the Metes & Bounds description
when applicable. [0 (Map must be included.)
E5. Conceptual Development Plan if future uses are known, and/or if the application is not accompanied by a plat or other use
permit. [Z ❑ N/A
E6. Provide a response to each of the following (use an additional sheet if necessary):
a. How is the proposal in the community's best interest?
We approached this update with the Chubbuck 2045 Comprehensive Plan in mind. That plan lays
out the community's long-term vision, adopted in May -June of 2025, and it emphasizes healthy
neighborhoods, livable spaces, stronger economic opportunities, better environmental quality, and
improved community services. We've taken that direction -combined with the Yost family's original
intent, for Northside Crossing -and refined the plan to better support those priorities.
b. How do the list of uses permitted by Chubbuck Municipal Code section 18.08.040 for the requested zone blend
with surrounding land uses?
The uses permitted under CMC 18.08.040 blend very well with the surrounding land uses near the Northside Crossing Development because:
- The adjacent districts (A,R1,R2,R3) are primarily low to medium density residential or open space, matching the (CC -NC) development's
master planned character.
- The (CC -NC) zoning district incorporates mixed housing, open space, and commercial uses that naturally transition to surrounding residential
and agricultural areas.
- The Commercial uses allowed under 18.08.040 complement Northside Crossing's commercial lots when implemented.
Overall:
- The permitted uses in 18.08.040 align cohesively with the design, scale, and intent of the Northside Crossing area.
c. How are the uses permitted in the proposed zone harmonious in terms of scale, mass, coverage, density, and
intensity with adjacent land uses?
The permitted uses in the CC -NC zone are intentionally designed to be harmonious with adjacent
land uses in terms of form, scale, visual impact, and operational intensity. This produces a cohesive
and compatible development pattern around the Northside Crossing area.
_J�&�� ,
CHUBBUCK
I D 0 H 0
Public Works Department
Planning Division
290 E Linden Avenue
Chubbuck, ID 83202
208.237.2430
www.CityofChubbuck.us
TITLE 18 MAP AMENDMENT
(REZONE) APPLICATION
Application Page 3 of 4
December 2025 Form
Replaces prior versions
d. To your knowledge, is there anything that would prevent the site under the proposed zoning from being
served by transportation routes, police, fire, EMS protection, water/sewer, schools, and other public
agencies or facilities?
None
-----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
e. How is the proposed map amendment supported by the Chubbuck Comprehensive Plan?
Cite specific goals, objectives, and policies, including the future land use map, which relate to your proposal.
Yes!
- Healthy Connections: 3.2,3.3,3.4
- Livable Spaces: 4.1,4.2,4.3,4.4
- Economic & Educational Opportunities: 5.1, 5.2
- Environmental Quality: 6.1,6.2,6.3
- Community Services & Safety: 7.1,7.2
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 am aware that if this application is not complete, the review process will not continue until it is so deemed
by the City upon further submission of materials.
• 1 am aware that myself, staff, the Land Use and Development Commission, or City Council may request or
require that a Zoning Development Agreement be used for the proposed map amendment and that the fee, if
requested or required is $200. Information on Zoning Development Agreement is found in Chubbuck
Municipal Code section 18.28.050.F.
• 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.
• Prior to the hearings, a public notice sign will be posted on the property in 1 or more locations as required by
city and state law. I certify that I will ensure that the signs remain where placed and will remain upright and in
their original condition until removed by city staff, and that failure to do so may result in a delay in
process/hearing and may result in additional fees for rescheduled public hearings.
F1. Signature
F2. Printed Name
F3. Date
Matthew U. Loo
03.11.2026
-J�&�� ,
CHUBBUCK
I D 0 H 0
G1. COMPLETENESS REVIEW:
Reviewed by:DM
Date: 3/13/26
Project No: PZ 26-009
Public Works Department
Planning Division
290 E Linden Avenue
Chubbuck, ID 83202
208.237.2430
www.CityofChubbuck.us
TITLE 18 MAP AMENDMENT
(REZONE) APPLICATION
Application Page 4 of 4
December 2025 Form
Replaces prior versions
STOP: SECTION G -FOR STAFF USE ONLY
Deemed complete?
W Yes ❑ No If no, list concern(s):
Revisions received:
❑ Yes Date: ❑ N/A
G2. LUDC PUBLIC HEARING:
Scheduled Meeting Date: Applicant Contacted?
April 14, 2026 [0 Yes Date ❑ N/A
ANNEX
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PARKING
-----------------
FUTURE PUMP`I ETR
STATION
PHASE 1 UNIT TAKEOFFS
SINGLE FAMILY (AVG .02 ACRES) = 7
MULTI -FAMILY (LOFTS - MIXED SIZE) = 55
MULTI -FAMILY (1 -BED - 850 SF) = 90
MULTI -FAMILY (2 -BED - 1,000 SF) = 55
AFFORDABLE UNITS (MIXED SIZE) = 48
PHASE 1 UNIT COUNT: 255
GREENBELT TRAIL
PHASE 2 UNIT TAKEOFFS
SINGLE FAMILY (AVG .02 ACRES) = 13
MULTI -FAMILY (LOFTS - MIXED SIZE) = 0
MULTI -FAMILY (1 -BED - 850 SF) = 78
MULTI -FAMILY (2 -BED - 1,000 SF) = 64
AFFORDABLE UNITS (MIXED SIZE) = 48
PHASE 2 UNIT COUNT: 203
ORIGINAL # APPROVED UNITS: 690 + 10% = 759 MAXIMUM, 104 LOTS PREVIOUSLY SOLD/DEVELOPED
ROAD TR
PHASE 3 UNIT TAKEOFFS
CITY OF CHUBBUCK
NORTHSIDE CROSSING DEVELOPMENT
SINGLE FAMILY (AVG .02 ACRES)
= 162
MULTI -FAMILY (LOFTS - MIXED SIZE)
= 0
MULTI -FAMILY (1 -BED - 850 SF)
= 0
MULTI -FAMILY (2 -BED - 1,000 SF)
= 12
TOWNHOMES (2 -BED - 1,500 SF)
= 20
PHASE 3 UNIT COUNT: 194
TOTAL UNIT COUNT (EXISTING & NEW): 756
AREA TAKEOFFS
15,000 SF GROCERY (MAX ALLOWABLE PER ZONING)
155,000 SF MEDICAL/AMBULATORY SURGERY
( 1 & 2 -STORY)
12,000 SF DAYCARE CENTER (1 -STORY)
344,000 SF COMMERCIAL/MIXED USE
GROUND FLOOR
20,000 SF CLUBHOUSE (1 & 2 -STORY)
12,000 SF GYM (1 -STORY)
RAILROAD PARK
AREA TAKEOFFS (CONTINUED)
44,000 SF MIDSCALE HOTEL (2 -STORY / 95 ROOMS)
375,000 SF ARENA/HOTEL/EVENT CENTER
(3 -ST PERIMETER / 300 ROOMS)
100,000 SF RECREATIONAL (1 & 2 -STORY)
60,000 SF EDUCATION/TECH CENTER (2 -STORY)
40,000 SF PARKING GARAGE (2 -STORY, 120 SPACES)
50,000 SF CIVIC/GOVERNMENT (2 -STORY)
4,000 SF GAS STATION
6,000 SF BANK
I
PHASE 2
I
F
GRACE
ASSISTED
LIVING
NORTH SIDE CROSSING -
ETR
FT11
FITR
PHASING PLAN WITH UNIT COUNTS
(COMPLETED)
'C( D
Z
I
ArProject
C A P I T A L V E N T U R E S
CITY OF CHUBBUCK
NORTHSIDE CROSSING DEVELOPMENT
CONCEPT SITE PLAN
number PV002
AP -00 1
Date 02/02/2026
Drawn by KAS
Scale Asindicated
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ITAKER ROAI
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Date 02/02/2026
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3 714 FT••••� ��%
PARK DISTRICT
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,394
RAILROAD
PARK
000000000000
TRAIL & GREENSPACE MAP
HILINE ROAD
LEGEND
TRAILS-•••••••••- #FT •••••••••••••••
TOTAL LENGTH OF ALL TRAILS = 8.63 mi
TOTAL OF ALL OPEN SPACE = 46.3 ac
WHITAKER ROAD
ROUNDABOUT
PARK
W
i------- ------- — �O.pry--T--- --
S/Q
Z GARDE DISTRICT ------------
a
POCKET
PARK
RAILROAD
PARK
DISTRICT MAP
LEGEND
PARK DISTRICT (VILLAGE) = 67.96 ac
GARDEN DISTRICT (VILLAGE) = 67.75 ac
CENTRAL DISTRICT (TOWN) = 35.16 ac
PROGRESS DISTRICT (BUSINESS) = 39.86 ac
3
TRANSPORTATION MAP
1
-----�—= ----=— --- _-- — --------------- 470 FT - ------=y _-------- _----- -�� t� �t�
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TOPOGRAPHY MAP
0
Af
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MCAPITAL VEHTUItES
CITY OF CHUBBUCK
NORTHSIDE CROSSING DEVELOPMENT
OVERLAY MAPS
Project number PV002
AP -002
Date 02/02/2026
Drawn by KAS
n
Scale Asindicated
Jn
--m
• •
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•
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«� 44,316 FT
3 714 FT••••� ��%
PARK DISTRICT
7FT0000000000000000
,394
RAILROAD
PARK
000000000000
TRAIL & GREENSPACE MAP
HILINE ROAD
LEGEND
TRAILS-•••••••••- #FT •••••••••••••••
TOTAL LENGTH OF ALL TRAILS = 8.63 mi
TOTAL OF ALL OPEN SPACE = 46.3 ac
WHITAKER ROAD
ROUNDABOUT
PARK
W
i------- ------- — �O.pry--T--- --
S/Q
Z GARDE DISTRICT ------------
a
POCKET
PARK
RAILROAD
PARK
DISTRICT MAP
LEGEND
PARK DISTRICT (VILLAGE) = 67.96 ac
GARDEN DISTRICT (VILLAGE) = 67.75 ac
CENTRAL DISTRICT (TOWN) = 35.16 ac
PROGRESS DISTRICT (BUSINESS) = 39.86 ac
3
TRANSPORTATION MAP
1
-----�—= ----=— --- _-- — --------------- 470 FT - ------=y _-------- _----- -�� t� �t�
_ _ t -
- - - �t
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0
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MCAPITAL VEHTUItES
CITY OF CHUBBUCK
NORTHSIDE CROSSING DEVELOPMENT
OVERLAY MAPS
Project number PV002
AP -002
Date 02/02/2026
Drawn by KAS
Scale Asindicated
LEGAL DESCRIPTION FOR:
PIONEER CAPITAL VENTURES
LOCATED IN PORTIONS OF THE EAST 1/2 OF SECTION 34, AND PORTIONS OF THE
WEST 1/2 OF SECTION 35, TOWNSHIP 5 SOUTH, RANGE 34 EAST, BOISE MERIDIAN,
BANNOCK COUNTY, IDAHO
MOW DESCR/PRON
A PARCEL OF LAND, LOCATED IN PORTIONS OF THE EAST 1/2 OF SECTION 34, AND THE WEST 1/2 OF SECTION 35, TOWNSHIP 5 SOUTH, RANGE 34 EAST,
BOISE MERIDIAN, BANNOCK COUNTY, IDAHO, DESCRIBED AS FOLLOWS;
BEGINNING AT THE NORTHWEST CORNER OF SECTION 35, MONUMENTED BY A RAILROAD SPIKE AS SHOWN IN CORNER PERPETUATION AND FIILING
INSTR. NOS. 20520343 & 90014566;
THENCE SOUTH 89°46'49" EAST, ALONG THE NORTH BOUNDARY LINE OF SECTION 35, (BASIS OF BEARING PER CENTRAL MERIDIAN OF EAST ZONE OF
IDAHO STATE PLANE COORDINATE SYSTEM), A DISTANCE OF 1485.77 FEET TO A POINT ON THE APPROXIMATE CENTERLINE OF FORT HALL MAIN CANAL
AS DEPICTED ON RECORD OF SURVEY FOR THE ADAMS COMPANY (INSTR. NO. 20900258);
THENCE CONTINUING ALONG SAID APPROXIMATE CANAL CENTERLINE FOR THE FOLLWING SIX (6) COURSES
1. THENCE SOUTH 13°11'58" WEST, A DISTANCE OF 241.09 FEET;
2. THENCE SOUTH 26°17'16" WEST, A DISTANCE OF 314.45 FEET;
3. THENCE SOUTH 18°21'19" WEST, A DISTANCE OF 318.85 FEET;
4. THENCE SOUTH 09°31'31" WEST, A DISTANCE OF 808.83 FEET;
5. THENCE SOUTH 00°35'06" WEST, A DISTANCE OF 1029.72 FEET;
6. THENCE SOUTH 01°13'34" EAST, A DISTANCE OF 145.67 FEET TO A POINT, BEING THE NORTHEASTERLY CORNER OF NORTHSIDE CROSSING
DIVISION 4 (INSTR. NO. 22121740);
THENCE CONTINUING ALONG THE BOUNDARY OF SAID NORTHSIDE CROSSING DIVISION 4 FOR THE FOLLOWING FOUR (4) COURSES
1. THENCE SOUTH 88°34'38" WEST, A DISTANCE OF 532.17 FEET;
2. THENCE SOUTH 88°29'31" WEST, A DISTANCE OF 51.00 FEET;
3. THENCE SOUTH 89°24'01" WEST, A DISTANCE OF 105.94 FEET;
4. THENCE SOUTH 01°30'29" EAST, A DISTANCE OF 24.75 FEET TO A POINT ON THE NORTHERLY BOUNDARY OF A REPLAT OF LOT 2, BLOCK 5
NORTHSIDE CROSSING DIVISION 4 (INSTR. NO. 22121742);
THENCE CONTINUING ALONG THE BOUNDARY OF SAID REPLAT OF LOT 2, BLOCK 5 NORTHSIDE CROSSING DIVISION 4 FOR THE FOLLOWING THREE (3)
COURSES
1. THENCE SOUTH 88°34'38" WEST, A DISTANCE OF 80.00 FEET;
2. THENCE SOUTH 01°30'29" EAST, A DISTANCE OF 105.58 FEET;
3. THENCE NORTH 83°44'48" EAST, A DISTANCE OF 80.27 FEET TO A POINT ON THE WESTERLY BOUNDARY OF NORTHSIDE CROSSING DIVISION 4
(INSTR. NO. 22121740;
THENCE CONTINUING ALONG SAID WESTERLY BOUNDARY OF NORTHSIDE CROSSING DIVISION 4 FOR THE FOLLOWING SIX (6) COURSES
1. THENCE SOUTH 06°15'12" EAST, A DISTANCE OF 205.87 FEET;
2. THENCE SOUTH 01°20'45" WEST, A DISTANCE OF 102.52 FEET;
3. THENCE SOUTH 83°44'48" WEST, A DISTANCE OF 28.47 FEET;
4. THENCE SOUTH 00°59'20" EAST, A DISTANCE OF 563.83 FEET;
5. THENCE NORTH 89°46'40" WEST, A DISTANCE OF 16.97 FEET;
6. THENCE SOUTH 00°14'21" WEST, A DISTANCE OF 163.00 FEET TO A POINT ON THE SOUTH 1/16 LINE OF SECTION 35;
THENCE NORTH 89°46'42" WEST, ALONG SAID SOUTH 1/16 LINE OF SECTION 35 A DISTANCE OF 364.29 FEET TO THE SOUTH 1/16 CORNER ON THE WEST
LINE OF SECTION 35, MONUMENTED BY A REBAR WITH ALUMINUM CAP AS SHOWN ON CORNER PERPETUATION AND FILING INSTR. NO. 22024298;
THENCE SOUTH 00°14'09" WEST, ALONG THE WEST BOUNDARY LINE OF SECTION 35, A DISTANCE OF 861.17 FEET TO A POINT BEING THE NORTHEAST
CORNER OF NORTHSIDE CROSSING DIVISION 1 (INSTR. NO. 21916181);
THENCE NORTH 89°36'44" WEST, ALONG THE NORTH BOUNDARY OF SAID NORTHSIDE CROSSING DIVISION 1, A DISTANCE OF 513.64 FEET TO A POINT
ON THE EASTERLY BOUNDARY OF NORTHSIDE CROSSING DIVISION 3 (INSTR. NO. 22102250);
THENCE NORTH 00°23'14" EAST, ALONG SAID EASTERLY BOUNDARY, A DISTANCE OF 133.14 FEET TO A POINT ON THE EASTERLY BOUNDARY OF THE
VILLAS AT NORTHSIDE CROSSING -BUILDINGS 2,3, & 4 (INSTR. NO. 22122659);
THENCE CONTINUING ALONG SAID EASTERLY BOUNDARY OF THE VILLAS AT NORTHSIDE CROSSING -BUILDINGS 2,3, & 4 FOR THE FOLLOWING EIGHT (8)
COURSES
1. THENCE NORTH 28°37'12" EAST, A DISTANCE OF 150.72 FEET;
2. THENCE NORTH 59°48'12" WEST, A DISTANCE OF 10.00 FEET;
3. THENCE NORTH 28°37'12" EAST, A DISTANCE OF 184.94 FEET;
4. THENCE SOUTH 59°44'48" EAST, A DISTANCE OF 10.77 FEET;
5. THENCE NORTH 30°14'39" EAST, A DISTANCE OF 113.50 FEET;
6. THENCE NORTH 59°45'21" WEST, A DISTANCE OF 20.78 FEET;
7. THENCE NORTH 30°14'39" EAST, A DISTANCE OF 88.88 FEET;
8. THENCE NORTH 59°45'09" WEST, A DISTANCE OF 73.67 FEET TO A POINT OF CURVATURE ON A 840.00 -FOOT -RADIUS NON -TANGENT CURVE WHOSE
CENTER BEARS NORTH 30°14'37" EAST, ALSO BEING A POINT ON THE NORTHERLY BOUNDARY OF NORTHSIDE CROSSING DIVISION 3 (INSTR. NO.
22102250);
THENCE CONTINUING ALONG SAID NORTHERLY BOUNDARY OF NORTHSIDE CROSSING DIVISION 3 FOR THE FOLLOWING FOUR (4) COURSES
1. THENCE FOLLOWING ALONG SAID CURVE CLOCKWISE FOR AN ARC LENGTH OF 366.26 FEET THROUGH A CENTRAL ANGLE OF 24°58'55", (THE
CHORD OF SAID CURVE BEARS NORTH 47°15'55" WEST A DISTANCE OF 363.36 FEET) TO A POINT OF NON -TANGENCY;
2. THENCE SOUTH 63°30'30" WEST, A DISTANCE OF 109.07 FEET;
3. THENCE SOUTH 01'05'47" EAST, A DISTANCE OF 43.19 FEET;
4. THENCE SOUTH 88°54'13" WEST, A DISTANCE OF 317.12 FEET TO A POINT ON THE EASTERLY RIGHT OF WAY OF UNION PACIFIC RAILROAD;
THENCE FOLLOWING SAID EASTERLY RIGHT OF WAY OF UNION PACIFIC RAILROAD FOR THE FOLLOWING FOUR (4) COURSES
1. THENCE NORTH 01°11'55" WEST A DISTANCE OF 3265.63 FEET TO THE BEGINNING OF A SPIRAL CURVE;
2. THENCE NORTH 00°03'54" WEST A DISTANCE OF 332.97 FEET TO A POINT OF CURVATURE ON A 2767.82 FOOT -RADIUS CURVE WHOSE CENTER
BEARS SOUTH 87°46'57" EAST;
3. THENCE FOLLOWING ALONG SAID CURVE CLOCKWISE FOR AN ARC LENGTH OF 149.43 FEET THROUGH A CENTRAL ANGLE OF 03°05'36" (THE
CHORD OF SAID CURVE BEARS NORTH 03°45'51" WEST A DISTANCE OF 149.41 FEET) TO THE BEGINNING OF A SPIRAL CURVE;
4. THENCE NORTH 07°35'36" EAST A DISTANCE OF 291.36 FEET TO A POINT ON THE NORTH LINE OF SECTION 34;
THENCE SOUTH 89°47'15" EAST, ALONG THE NORTH LINE OF SECTION 34, A DISTANCE OF 1051.98 FEET TO THE POINT OF BEGINNING.
EXCEPTING THEREFROM:
A PARCEL OF LAND DESCRIBED IN QUITCLAIM DEED INSTRUMENT NUMBER 22219127, LOCATED IN THE NORTHWEST 1/4 OF SECTION 35, TOWNSHIP 5
SOUTH, RANGE 34 EAST, BOISE MERIDIAN, BANNOCK COUNTY, IDAHO, DESCRIBED AS FOLLOWS;
COMMENCING AT THE WEST 1/4 CORNER OF SECTION 35, MONUMENTED BY A REBAR WITH ALUMINUM CAP AS SHOWN IN CORNER PERPETUATION
AND FILING INSTR. NOS. 22513133,20520348 & 96019672
THENCE NORTH 00°14'10" EAST, ALONG THE WEST LINE OF SECTION 35, (BASIS OF BEARING PER CENTRAL MERIDIAN OF EAST ZONE OF IDAHO STATE
PLANE COORDINATE SYSTEM), A DISTANCE OF 2648.85 FEET TO NORTHWEST CORNER OF SECTION 35, MONUMENTED BY A RAILROAD SPIKE AS
SHOWN IN CORNER PERPETUATION AND FIILING INSTR. NOS. 20520343 & 90014566;
THENCE SOUTH 35°58'10" EAST, A DISTANCE OF 1456.11 FEET (RECORD PER DEED: SOUTH 36'07'1450 FEET) TO THE POINT OF BEGINNING;
THENCE NORTH 01°49'28" WEST, A DISTANCE OF 241.00 FEET (RECORD PER DEED: NORTH 01°26' 241 FEET);
THENCE NORTH 89°08'32" EAST, A DISTANCE OF 210.00 FEET (RECORD PER DEED: SOUTH 89'36'210 FEET);
THENCE SOUTH 06°22'50" WEST, A DISTANCE OF 250.93 FEET (RECORD PER DEED: SOUTH 12°01' 259 FEET);
THENCE NORTH 88°14'28" WEST, A DISTANCE OF 174.50 FEET (RECORD PER DEED: NORTH 84'59'174.50 FEET) TO THE POINT OF BEGINNING.
CONTAINING 190.54 ACRES MINUS 1.08 FROM THE EXCEPTION, FOR A TOTAL OF 189.46 ACRES MORE OR LESS.
SUBJECT TO:
THE RIGHT OF WAY OF TYHEE ROAD.
THE RIGHT OF WAY OF HILINE ROAD.
THE RIGHT OF WAY OF FORT HALL CANAL.
/pL LAN\
1'9� �gIEOF\DP���v�
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STATE OF IDAHO )
:ss
County of Bannock )
Lyn Yost
Name
Chubbuck
city
AFFIDAVIT OF LEGAL INTEREST
5730 Northside Crossing
Address
Idaho
State
Being the owner of the property described on the attached sheet, I grant permission to:
Pioneer Ventures LLC - Matt Loo
k"M am
Address
Being duly sworn upon
oath, depose and say:
To submit the following application(s) pertaining that property and to allow City Staff the ability to do an on-site
review of the site to inspect, measure, and record information related to the application:
❑ Preliminary Plat
❑ Final Plot/ Short Plat
❑ Design Review
❑ Conditional Use Permit or CUP Amendment
❑ Title 18 Map Amendment (Rezone) to
❑ Annexation and Initial Zoning Request
❑ Accessory Dwelling Unit
❑ Comprehensive Plan Map Amendment
❑ Planned Unit Development Designation or Amendment
® Creative Community Designation orAmendment
❑ Administrative Variance
❑ Variance
I agree to indemnify, defend and hold the City of Chubbuck and its employees harmless from any claims to
liability resulting from any dispute as to statements contained herein or as to the ownership of the property which is the
subject of the application.
DATEDthis l day of 1ACt 'l 20�
Si nature
I, the undersigned, a Notary Public in and for the above-named county and state, do hereby certify that on
this 13 day of hACLY-CAI 20 2 (b,personally appeared before me
L.V v, i oSt
known to me to be the person described in and SUBSCRIBED AND SWORE to me the day and year first written above.
(seal) �`,,�4:'?$N R�
a�O''•s
.t° ILtOTAR y i; 2
:R'r pUHLIGorv:
ti
•moi �J`•••ib� Ill�n'i••,Z+0,,1
•,•T�OF�
Given under my hand and official seal the da last year above written,
NOTARY PUBLI - STA F IDAHO
Residing at: C%1uflObL4&1 1b
Commission expires: 11 n 2 1 ILO 219
AFTER RECORDING MAIL TO:
M, LLC
416 S. 4th Ave,
Pocatello, Id 83201
OFFICIAL RECORD 60 0 FEE 16.00 DEPUTY JM
BANNOCK COUNTY IDAHO RECORDED AT REQUEST OF
Firs? American Tile - Foca'e!o
22008048 2020 May 15 PM 04:29
E edronca,y Reeorded by Sinplifile �.
THIS INSTRUMENT FILED FOR RECORD BY
FIRST AMERICAN TITLE COMPANY AS AN
ACCOMODATION ONLY AND HAS NOT BEEN
EXAMINED AS TO ITS EXECUTION OR AS
TO ITS EFFECT UPON THE TITLE
QUITCLAIM DEED
File No.: 893571-P (er) Date: May 15, 2020
\N1
For Value Received, Kent L. Yost and Emilee M. Yost, husband and wife and R. David Jackson
and Roxanne Jackson, husband and wife, do(es) hereby convey, release, remise, and forever quit
claim unto JYY, LLC, an Idaho limited liability company, whose address is 416 S. 4th Ave.,
Pocatello, Id 83201, herein after called the Grantee, the following described premises situated in
Bannock County, Idaho, to -wit: Legal Description attached, hereto as Exhibit A, and by this
referenced incorporated herein.
together with its appurtenances.
Dated:
Pape i of 4
R. David lack
STATE OF Idaho )
ss.
COUNTY OF Bannock )
Instrument: 22008048 Page:O
On this -fore May, 2020, before me, a Notary Public in and for said State, personally appeared
n
Ken g flee M. Yost, known or identified to me be person whose name(s) are
su�thw`•►i�l instrument, and acknowledged to/me,fink o uted t same.
•`NOTARY
00
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tk
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n�PUB4.00
No P 11c o aho
+� •'`•:�• No Resi g t: - sidr7s !
••p,
•�47V ��, Com i r Aires: MY GotTn fes 0.3ft�, 20255
�C •
STATE OF Idaho y
COUNTY OF Bannock
On this & day of May, 2020, before me; 4 -Notary Public in and
David Jackson and Roxanne Jackson, known orentif
name(s) are subscribed to. the within instrument, and owl gE
�t Not V Ah r1o0i
a►+++y t� tlliy#r` Kt51C
a,, Comrbission Expires:
Z.1OTARAp
Y :.�.
"s : � UB LtC •,�%
.F
,''• OF •1pA�',,,
said State, personally appeared R.
mbe the person(s) whose
m t they oecuted the same.
Tnstnument: 22068048 Pageg
EXHIBIT A
PARCEL 2:
A PORTION OF LAND LOCATED IN THE W1/2 NW1/4 AND THE NW1/4 SW1/4 OF SECTION:
35, TOWNSHIP 5 SOUTH, RANGE 34 EAST, BOISE MERIDIAN, BANNOCK COUNTY, IDAHO;" -,
LYING WEST OF THE HILINE CANAL. _-
EXCEPTING THEREFROM LANDS OF MELVILLE W. AND ORA L. 3ENSEN, DESCRIBED IN
INSTRUMENT NO. 404884 AND 678164, MORE PARTICULARLY DESCRIBED AS FOLLOWS:
COMMENCING AT THE NORTHWEST CORNER OF SECTION 35, TOWNSHIP -5 SOUTH, RANGE
34 EAST, B.M.; THENCE SOUTH 36007' EAST, 1450.00 FEET TO THE POINT OF BEGINNING;
THENCE SOUTH 84057' EAST, 174.50 FEET; THENCE SOUTH 12001' WEST, 251.00 FEET;
THENCE SOUTH 89057' WEST, 138.00 FEET; THENCE NORTH 01126' EAST,,262.30 FEET,
MORE OR LESS, TO THE POINT OF BEGINNING. -
ALSO EXCEPTING THEREFROM THE LANDS OF HAROLD L. AND VEDA 3. RUPP, DESCRIBED IN
INSTRUMENT NO. 393016 AND 772341, MORE PARTICULARLY DESCRIBED AS FOLLOWS:
COMMENCING AT THE NORTHWEST CORNER OF SECTION 3S; TOiA NSHIP 5 SOUTH, RANGE
34 EAST, B.M., THENCE SOUTH 36007' EAST, 1450.00 FEET TO THE POINT OF BEGINNING;
THENCE NORTH 01026' EAST, 241.0 FEET; THENCE SOUTH 87036' EAST, 21.0.0 FEET; THENCE
SOUTH 12001' WEST, 259.00 FEET; THENCE NORTH "84°59' WEST, 174.50 FEET TO THE
POINT OF BEGINNING, _
ALSO EXCEPTING THEREFROM:
PART OF THE NW'/4 SWIA SECTION 35, -TOWNSHIP S SOUTH, RANGE 34 EAST, BOISE
MERIDIAN, BANNOCK COUNTY, IDAHO, DESCRISED�As:
r. -
COMMENCING AT THE SW CORNE"a OF SAMSECTION 35; THENCE N 00014'09" E 1323.84
FEET ALONG THE WEST LINE OF SAID SECTION 35 TO THE SW CORNER OF SAID NWIA
SWIA, FROM WHICH THE WEST 14 CORNER BEARS N 00014'09" E 1323.84 FEET; THENCE
ALONG THE SOUTH LINE OF_SAIb,NW',14 SWIA S 89046'40" E 750.97 FEET TO THE POINT OF
BEGINNING:
THENCE N00013'20" E"248.31 FEET; THENCE S 89046'40" E 407.46 FEET TO THE CENTERLINE
OF THE FORT HALL MAIN CANAL; THENCE ALONG SAID CENTERLINE S 05046,10E 2549.67
FEET TO A POINT ON THE SOUTH LINE OF SAID NWIA SWIA; THENCE ALONG SAID SOUTH
LINE N 89046'40" W433.52 FEET TO THE POINT OF BEGINNING.
RECORDING REQUESTED BY
First American Title Company
AND WHEN RECORDED MAIL TO:
First American Title Company
223 North 15th Avenue
Pocatello, 1D 83201
OfFICIAL RECORD Ei(# 0 FEE 15.04 DEPUTY JS
SANNOCK COUNTY @A,NC RECORDED AT REQUEST Of
Fir,? Aimv Gari Title - Pxaieifo
22002188 2020 Feb 06 AM 10:22
Etec:romca�iy Recorded ry 8iMprifsle
WARRANTY DEED
ile No.: 873546-P (ap}
Date: -February 03, 2020
For Value Received, JJAR Investment, L.L.C., an Idaho limited liability company, hereinafter
called the Grantor, hereby grants, bargains, sells and conveys unto 3YY, LLC, an Idaho limited
liability company, hereinafter called the Grantee, whose current address -is 53+82 Rid Vista
Rd, Pocatello, ID 8320.2, the following described premises, situated in Bannock County, Idaho, to
wit: Legal Description attached hereto as Exhibit A, and by this referenced incorporated
herein.
SUB3EC`I TO all easements, right of ways, .covenants, restigctians, reservations, applicable building and
zoning ordinances and use regulations and. restrictions of record;`and payment of accruing present year
taxes and assessments as agreed to by parties�above.
TO HAVE AND TO HOLO the said premises, with its `appurtenances, unto the said Grantee, and to the
Grantee's heirs and assigns forever. And; the said' Grantor does hereby covenant to and with the said
Grantee, that the Grantor is the owner it! fee simple of said premises; that said premises are free from all
encumbrances except current years takes, levies, and assessments, and except U.S. Patent reservations,
restrictions, easements of record and easements --visible upon the premises, and that Grantor will warrant
and defend the same from all clams whatsdeverx
l
u`,t,umeo,,22002l88 pau°f)
]JAR Investment, LJ_C.,0nIdaho limited liability
companX
By:
.\
Name: John P.Marshall
Title: Member &Manager
!
STATE OF Idaho
COUNT Y OF Bannock
On this FXrth day of February, 2020, before me, a Notary Public-ift and fo�'said azte, personally
appeared 3ohn P. Marshall , known or identified to me to be the"person whose'harhe is subscribed to
the within Instrument as one of the Managers/Members of theJjAR Investment, LLC , which is known
or identified to me to be the entity whose name is subscribed tothe within instrum'ent and acknowledged
to rne that he executed the same in said Limited Liability Company''s. nan e.
CoMmISSIONM470 Residing at-, Pocatello, Idaho
NOTARY PUBM
S F- OF IDAHO
TAT
my COMMSSION EXPIRES
`
EXHIBIT A
PARCEL I:
Instrument: 22002188 RageD
A PARCEL OF LAND SITUATED IN THE EAST 1/2 OF SECTION 34, TOWNSHIP 5 SOUTH,
RANGE 34 EAST, BOISE MERIDIAN, BANNOCK COUNTY, IDAHO, MORE PARTICULARLY
DESCRIBED AS FOLLOWS:
COMMENCING AT THE SOUTH 1/4 CORNER OF SAID SECTION 34, SAID SOUTH 1/4 CORNER
BEING A 1/2" IRON PIN; THENCE SOUTH 89051'08" EAST, ALONG THE SOUT.4 LINE OF SAID
SECTION 34, 29.15 FEET, SAID POINT BEING ON THE EASTERLY RIGHT-OF-WAY OF
YELLOWSTONE HIGHWAY; THENCE NORTH 0001'13" WEST, ALONG SAID EASTERLY RIGHT-
OF-WAY, 1751.41 FEET TO THE TRUE POINT OF BEGINNING, SAID POINT BEING MARKED
BY A 1/2" IRON PIN TAGGED LS 968:
THENCE CONTINUING ALONG THE EASTERLY RIGHT-OF-WAY.OF-YELLOWSTONE HIGHWAY
NORTH 0001'13" WEST, 1726.01 FEET TO A 1/2" IRON PIN TAGGED LS 968; THENCE SOUTH
89031'57" EAST, 2623.66 FEET TO THE EAST LINE OF SAID SECTION 34, AND BEING
MARKED BY A 1/2" IRON PIN, TAGGED LS 968; THENCE SOUTH 00000'00" EAST ALONG SAID
EAST LINE 1726.00 FEET TO A 1/2" IRON PIN TAGGED LS 968; THENCE NORTH 89°31'57"
WEST, 2623.05 FEET TO THE POINT OF BEGINNING.
EXCEPT: A 100 FOOT UNION PACIFIC RAILWAY RIGHT-OF-WAY,
ALSO EXCEPT: ALL THAT PROPERTY LYING WEST OF THE UNION PACIFIC RAILWAY RIGHT-
OF-WAY.
PARCEL 2: t
A PARCEL OF LAND SITUATED IN THE EAST 1/2 OF SECTION 34, TOWNSHIP 5 SOUTH,
RANGE 34 EAST, BOISE MERIDIAN, BANNOCK COUNTY, IDAHO, MORE PARTICULARLY
DESCRIBED AS FOLLOWS:
COMMENCING AT THE SOUTH 1./4 CORNER OF SAID SECTION 34, SAID SOUTH 1/4 CORNER
BEING A 1/2" IRON PIN; THENCE SOUTH 89151'08" EAST, ALONG THE SOUTH LINE OF SAID
SECTION 34, 29.15 FEET, SAID POINT BEING ON THE EASTERLY RIGHT-OF-WAY OF
YELLOWSTONE HIGHWAY,=TtfENCE NORTH 0°01'13" WEST, ALONG SAID EASTERLY RIGHT-
OF-WAY 3477.42 FEET TO HE TRUE POINT OF BEGINNING, SAID POINT BEING MARKED BY
A 1/2" IRON PIN TAGGED 1,5968:
THENCE CONTINUING -ALONG SAID EASTERLY RIGHT-OF-WAY NORTH 0001'13" WEST
1786.49 FEET TO A POINT ON THE SOUTHERLY RIGHT-OF-WAY LINE OF TYHEE ROAD, THE
SAME BEING MARKED BY A 1%2" IRON PIN TAGGED LS 968; THENCE SOUTH 89059'44" EAST
ALONG SAID SOUTHERLY RIGHT-OF-WAY, 2624.31 FEET TO THE EAST LINE OF SAID
SECTION 34 AND BEING MARKED BY A 1/2" IRON PIN TAGGED LS 968; THENCE SOUTH
00000'01° EAST, ALONG SAID EAST LINE, 1807.68 FEET, TO A 1/2' IRON PIN TAGGED LS
968; THENCE NORTH 89031'57" WEST, 2.623.66 FEET TO THE POINT OF BEGINNING.
EXCEPT: A 100 FOOT UNION PACIFIC RAILWAY RIGHT-OF-WAY.
ALSO EXCEPT: ALL THAT PROPERTY LYING WEST OF THE UNION PACIFIC RAILWAY RIGHT-
OF-WAY.
ASR RECORDING MAIL TO:
O;FFICIAt RECORD &K# 934 FEE $9.00 DEPUTY DQ
3AW000 COUNTY CAHO RECORDED AT RECLEST OF
=iRST AMERICAN TITLE - PCCA.TELLO OFPC_
21008325 2010 MAY 20 PM 02:39:05
Ele-c'Mi caly Recorder -�y 5imp`-Ile
...............
QUITCLAIM DEED
File No.: 338347-P (ts) Date: May 18, 2010
For Value Received, Emilee M. Yost, do(es) hereby convey, release,_ remise, and forever quit claire
unto Kent L. Yost, a married man as his sole pnd separate property, whose address is
�� `2t � � t t i, i,n,J L'�Gati.'�'i✓1at c"� ��J `�...xt.,�4�+�
the following descrit9d premises in Bannock County, Idaho, to -wit:
Legal Description attached hereto as Exhibit A, iW(f by this referenced incorporated herein.
• r
together with their appurtenances.
Dated:�0
'r
-z
Emilee M. Yost —
r
h
Page 1 of 3
Instrument 23008325 Pad;_- 2
APN. 83803056601 Quitclaim Deed - continued Pile No,: 338347-P (ts)
Date: 05/18/20,10,
r
STATE OF Idaho ) r Y
Ss.
COUNTY OF Bannock ) `z
(t1 4� 1
On this _ day of ay, 2010 before me, a Notary Public in and for -said State; -personally
appeared Emilee M. Yost, known or identified to me to be the person(s)= whose name(s) is/are
subscribed to the within instrument, and acknowledged to me that he/she/they executed the same.
In witness whereof, I have hereunto set my hand and affixed my�pff-icial seal the day and year in this
certificate first above written,
Notary Public of Idaho
residing at.: Pocatello,_ID"
My Commission Expires: 4/28/2011
TERRI J. SMALL
NOTARY PUBLIC��-
STATE OF IDAHO
IF
L ' V
r
page 2 of 3
APN:R3803056601
Quitclaim Deed - cont nuLd
EXHIBIT A
Instrument 21008325 rage 3
File No.- 338347-P
Date: 05/18/20101,
LEGAL DESCRIPTION: Real property in the County of Bannock, State of Idaho, described as follows:
A TRACT OF LAND IN THE. NW1/4 NWi/4 AND THE SWI/4 NW1/4 SECTION 35, TOWNSHIP
5 SOUTH, RANGE 34 EAST, BOISE MERIDIAN, BANNOCK COUNTY, IDAHO, AND MORE
PARTICULARLY DESCRIBED AS FOLLOWS:
COMMENCING AT THE NORTHWEST CORNER OF SECTION 35, TOWNSHIP'S -SOUTH, RANGE
34 EAST, BOISE MERIDIAN; THENCE SOUTH 36007" EAST 1450.00 FEET TO THE POINT OF
BEGINNING; THENCE SOUTH 84059" EAST 174.5 FEET; THENCE SOUTH 12001" WEST 251.0
FEET; THENCE SOUTH 89157" WEST 138.0 FEET; THENCE NORTH 1026" EAST 262.3 FEET,
MORE OR LESS, TO THE POINT OF BEGINNING.
APN: 83803056601
pa" 3 of 3
CFFiCtAL RECORD HK# it FEE 16AC DEPUTY A
BANNOCK COUNTY tDAHO RECORDED AT REQUEST OF
Fits= A^wnnnTde- Focaw.�lo
f 2 21901469 2019 Feb 01 PM 03:98
Eiectwtcaiiy RecorM by Simpl
WARRANTY DEED
THIS INDENTURE., made this I st day of February, 2019, between JJAR Investment, I. ;c. ari�t',
Idaho limited liability company, whose address is 480 Tewa Ave,, Pocatello, ID 83204, herei;<ideszgnated
as "Grantor" and JYY, LLC, an Idaho limited liability company, whose address is 416 S.°4'k'Ave., Poc \ Ce lo,
ID 83241, herein designated as "Grantee":
Grantor, for valuable consideration, does by these presents, Grant, Barjai�, Sell stud �onveX and
Confirm unto Grantee and its heirs or assigns forever, the followi6 ascribed prernisei_in the County of
1
Bannock, State of Idaho, bounded and more particularly describes) its follows, to -wit
See, Exhibit 'A " attached hereto and by this reference made a-pctt`#4a1
Together with all and singular, the tenements, hereditaments and appurtenances thereunto belonging
or in anywise appertaining, and the rents, issues and profits thereof,
TO HAVE AND TO HOLD, the said premises, w.ittr their appurtenances unto the said Grantee and
to the Grantee's heirs or assigns forever. Xid'thc said;Grantor;does hereby covenant to and with the said
Grantee, that the Grantor is the owner in,fee simpie..of said premises; that said premises are free from all
f.
encumbrances except current, yearstaxes, levies, and assessments, and except U.S. Patent reservations,
restrictions, easements of record aitd,e Berrie t _vislEsle upon the premises, and that Grantor will warrant and
defend the same from -'al( clams urltatsoeer.
IN WITNESS WHEREOF, tki"id Granto has hereunto set hand and seal the day and year first
above written.
JJ R Hues �, t,.1E.yC.
Dated: ! .1.4.1i *�-rr , w,�l�. ,6ev !b 1►� +t
-- ohn P. Marshall, Member & Manager
Dated;
Dated:
Dated:
Warranty Deed
Page 2
instrument: 21901469 Page.0
STA'T'E OF IDAHO }
y ss
County ofi )
St`
On this day of February, 2419, before me, the undersigned Notary Public in and forsaid County and State,
personally appeared John P. Marshall, known or identified to me to be the member of JJAR lnvestments, LLC. the Idaho
limited liability company that executed the foregoing instrument, and being by me first duly sworn, d clafed_tliat the
statements therein are true, and acknowledged to me that he executed the same on behalf of JJATt t tt'estments LLC.
IN WITNESS, I have hereunto set my hand and affi
xede�l day and yarin. #hiscertiete'rBt
above written.
AMBER PUFALL� ti---�:..• }
COMMISSION #48898
NOTARY PUBLIC BLI Idahq
(SEAT.) STATE OF IDAHO Residing at: L Cal,
MY COMMISSION EXPIRES 1 3t/202+t Comm ission'Expires:
ti
STATE OF IDAHO i
ss
County of _ }
On this day of F1 ary, 2419, before me, the undersigned Notary Public in and for said County and State,
personally appeared_ known or identified to me to be the member of BAR
Investments, LLC, the Idaho Iimitcd liabt company that cxccut<ed the -foregoing instrument, and being by me first duly
sworn, declared that the statements therein are e, and acknowjedged til`--Aie_thatshe/he ecuted the same on behalf
of JJAR Investments, LLC.
IN WITNESS, I have hereunto set mi'itdnd a xe 1 official seal the day and year irk this certificate first
above written.
f NOTARY PUBLIC for I
(SEAL) - j Residing at:
Commission Expires:
STATE OF IDAHO I
ss '
County of _T,
On this —day cif February; 2019, before me, the undersigned Notary Public in and for said County and State,
personally appeared,;__--- i known or identified to me to be the member of JJAR
Investments, LLC:, the, Tdah Cited liability company that executed the foregoing instrument, and being by me first duly
sworn, declared that the statcmatherein are true, and acknowledged to me that she/he executed the same on behalf
of JJAR Investments, LLC,
ISI W ITNESSi t have hereunto set my hat d aftlxek! a in seal the day and year in this certificate First
above wr4t¢n,
c �.
\� NOTARY T' IC for Idaho
(SEAL)-•, Residing at- _,..
Commission Expires:
Warranty Deed
Page 2
STATE OF IDAHO T
County of --__ )
On this„__ day o bruary, 2019, before me, the
personalty appeared___ _
Investments, LLC, the Idaho limited it
sworn, declared that the statements there
orJJAR Investments, LLC.
company that ex.
�re true, and ac)d
IN WITNESS, I have hereunto set my
above written.
(SEAL)
inst"nent. 219el459 t'azeiB
rs ed Notary Public in and for Bald County and -Stlte,
n or identified to me to be_the...tnerpbcr--ofJJAR
ed the foregoing instrument,and-being byim first duly
ledged to me that she/hci`exi cuted rite some on_beltalf
my offteigl seai thedayand yaar in this certificate first
NOTARY PU C,for Ida
Residing at,
Commission Expires- _
, N V
Warranty Deed
Page 3
instrument: 21901469 PaRo:0
EXHIBIT"A"
LEGAL DESCRIPTION - PAFIC:£L Y REVI.SF0 <ROM INST. #40 210053" ol
A PARQ1 JI LAND LOCATED IN THE SOUTHEAST 1,14 Of SE( TION 34. TOWNSHIP S SOUTH,
RANGE i3 FAST, 80iSE AttIODIAN, SANNOCKCOuNTV IDAHO DESCA18to AS POLLOWS. w ,�
Cz. MPAENCING AT 'HE SOL.111K O CORNER Of SI C110h 34, BEING PAONUM ENTEO &Y A W
IRON ROD WIM ALUMINUM CAP AS DESCRIBED OFR CORNE A PERPE TUATION RECORI)Ep
INSTRUhtE NT NO 1171174$ IN TWL UFfICL4t RECORDS OF BANNCICK COUNTY; THENCE NORTH
W 14'09" CAST, ALONG THE EAST LINE OF 5f I: T tON _ 4, A DISTANCE OF 30.00 FErrTO A kl!Nr l .
�.
Ohl TK# NORTH iIICy?+T•01`•WAY LINE OF SIPHON Rfrc'ID, 3Ai(} POINT $EING.I}{E POINT OF `-
BEGINNING.
IIitNCL NORTH 99"36'4-0' WEST, ALONG THF NORM Albltf OF-WAY1.Mf OF StPHONi ROAD,
BEING PARALLEL WITH AND 30.00 FEET NORTH OF THL 517UTH LINE CiF`'S£CTTON 34, A
DISTANCE Of 987.74 FFtT 10 A POINT ON TNL EAST BOUNDARY TINE OF X 100.00FtKIT•UNfoN
PALITiC RAILWAY RIGHT-OF-WAY, SAID POINT ALSO BiltNr4 100 00 FEET EAST OFTHf eAST
BOUNDARY I INE Of` THE NORTH510E PLAZA SUBDIVISION, A'4T,IBL)IV1510N REC=ORDED AS
INSTRUMEtIT T4G.6215761E3 THE Off[(IAI RLCUR:)S O- BA''4tiotg,COUNTt;
THENCI NORTH I"11'54" WEST, ALONG THE FAST fHOLIN',7ARYLINE-"Qf�T,`H�E UNION PACIFIC
RAILWAY RIGHT-C7EAVAY1INE, TELE SA441 BEING PARALLitihlITHANI lLK OO FEET EAST OF
THE LAS BOUNDARY LINE OF THE NORTH510f PlAZAa JBD(VISTCTN, A.QISTANCE OF 1723.16
FEET,
THENCE SOUTH 89'17"33' EAST (RFCORutk) A� sfx-H 8'r3i-we, PER JfJ$T NO.
21(X)5389! A EN5TANCE OF 1025.65 FEET TO,A PbwT ON Tt'Iti EASi LINE OF SECTION 34;
THENCE SOUTH 014'09` WEST (RECOADEb AS SOIJU ib0'LXf'01" EAST PIER INST. NO.
21005389). ALONG THE EAST LINE OF SAID SK TtUii,33, A DISTANCE Of 1706.18 (RECORDED AS
1726 60 FEET PER INST,,140 ,21005369)10 THE POINT OF BEGINNING.
SAID PARCEL CONTAIN539.41
t.
• ` �dy
� xti
Warranty Deed
Page 4
CITY OF CHUBBUCK
290 E LINDEN AVENUE
CHUBBUCK ID 83202-1802 (208) 417-7175
Receipt No: 10.000017877 Mar 16, 2026
NORTHSIDE CROSSING -ZONING
Previous Balance:
.00
PLANNING
CREATIVE
1,000.00
COMMUNITY/10-36-55000
PLANNING
PUBLIC NOTICE/10-36-55000
187.50
PLANNING
PUBLIC NOTICE SIGN
100.00
DEPOSIT
---------------
Total:
1,287.50
XBP - Credit Cards - GS
Check No: 308535883
1,287.50
Payor:
NORTHSIDE CROSSING -ZONING
Total Applied:
1.287.50
Change Tendered: .00
03/16/2026 11:34 AM
Customer Copy
Northside
NCrossing
AT NEW DAY
NORTHSIDE CROSSING
a. �m
EDITIONS.......................................................................................................... 2
SECTION A. THE NORTHSIDE CROSSING STORY ................................... 7
OVERVIEW........................................................................................................ 7
VISION FOR THE FUTURE..............................................................................8
PURPOSE OF MASTER PLAN GUIDELINES...............................................10
DEFINITIONS..................................................................................................11
SECTION B: LIVE SMART................................................................. 13
THE BASIS OF DESIGN PRINCIPLES...........................................................13
COMMUNITY DESIGN PRINCIPLES & IMPLEMENTATION ....................14
Environmental Stewardship.........................................................................14
Education and Enrichment...........................................................................15
Technology.....................................................................................................15
HealthyLiving.................................................................................................16
Senseof Community.....................................................................................18
SECTION C: DEVELOPMENT CODE .................................................... 19
PURPOSE.........................................................................................................19
AUTHORITY....................................................................................................19
APPLICABILITY...............................................................................................19
APPROVAL PROCESS...................................................................................19
ZONING..........................................................................................................20
PRELIMINARY PLAT.......................................................................................20
DEVELOPMENT AGREEMENT.....................................................................20
FINALPLAT.....................................................................................................20
Northside
Crossing
AT NEW DAY
ASBUILTS.......................................................................................................20
BUILDING PERMIT.........................................................................................21
CERTIFICATE OF COMPLETION.................................................................21
AMENDMENTS..............................................................................................21
LANDUSE CONCEPT....................................................................................22
LAND USE CLASSIFICATIONS.....................................................................23
AREASUMMARY........................................................................................... 24
SECTION D: COMMUNITY................................................................ 25
COMMUNITY DESIGN.................................................................................. 25
MASTERPLAN................................................................................................26
NEIGHBORHOOD DISTRICTS..................................................................... 27
STREET CLASSIFICATION & SECTIONS .................................................... 28
TYPICAL SECTIONS....................................................................................... 29
WAYFINDING & INTERPRETIVE SIGNAGE...............................................35
SECTION E: RESIDENTIAL ARCHITECTURAL REVIEW AND DESIGNS ..... 36
REVIEW AND APPROVAL AUTHORITY......................................................36
RESPONSIBILITY FOR COMPLIANCE........................................................36
GOVERNMENTAL REQUIREMENTS...........................................................36
DESIGN REVIEW AND APPROVALS...........................................................36
GENERAL SUBMISSION REQUIREMENTS................................................37
SITEPLAN.......................................................................................................37
FLOORPLANS................................................................................................37
ROOFPLANS..................................................................................................37
EXTERIOR ELEVATIONS...............................................................................37
SITE DESIGN CRITERIA.................................................................................38
SETBACKS....................................................................................................... 39
HOME TO STREET RELATIONSHIP.............................................................39
NORTHSIDE
\
CROSSING
Northside
CCOSsing
DAY
AT NEW DAY
SIDE YARD AND REAR YARD CONSIDERATIONS FOR NON -CORNER
LOTS................................................................................................................39
GARAGES & DRIVEWAYS............................................................................40
GARAGES FACING PUBLIC STREETS.........................................................40
GARAGE DOOR TREATMENTS...................................................................40
SIDEWALKS....................................................................................................41
RESIDENTIAL HOUSING STANDARDS......................................................41
SIDEYARDS....................................................................................................42
ENCROACHMENTS.......................................................................................42
SITECOVERAGE............................................................................................43
CARRIAGE HOUSE UNITS (aka detached single family dwelling) ..........43
SINGLE FAMILY DETACHED DESIGN STANDARDS.................................44
SITE STANDARDS..........................................................................................47
VARIATION, DIVERSITY AND STYLE...........................................................47
FRONT LOAD HOME....................................................................................48
ALLEY LOAD HOMES....................................................................................50
ZERO LOT LINE GARDEN AND SHOP HOUSES........................................52
APARTMENT HOUSES..................................................................................53
ELEVATION REPETITION..............................................................................54
CORNER LOTS - GARAGE ORIENTATION.................................................55
LOT DRAINAGE REQUIREMENTS...............................................................57
RETAINING WALLS........................................................................................57
LANDSCAPE REQUIREMENTS....................................................................58
ALLEY LANDSCAPE.......................................................................................58
RESIDENTIAL LANDSCAPING......................................................................59
THOROUGHFARE FRONTAGE (PUBLIC LANDSCAPE AREAS) .............60
PRINCIPLES.....................................................................................................60
GUIDELINES...................................................................................................60
Northside
Crossing
AT NEW DAY
STANDARDS..................................................................................................60
STREET TREES PLANTING SCHEDULE....................................................... 61
SPACING.........................................................................................................61
SPECIES AND VARIETIES..............................................................................62
CORNER LOT LANDSCAPE..........................................................................66
NSXFENCING................................................................................................ 67
RAINWATER COLLECTION & IRRIGATION...............................................68
UTILITY/SERVICE/MECHANICAL EQUIPMENT..........................................68
RECYCLING & TRASH CONTAINERS..........................................................68
LIGHTING........................................................................................................68
MISC. REQUIREMENTS.................................................................................69
ENERGY USE AND CONSERVATION.........................................................70
ENERGY EFFICINCY STANDARDS..............................................................70
CONSTRUCTION BEST MANAGEMENT PRACTICES...............................72
CONSTRUCTION EQUIPMENT, PARKING AND STORAGE.....................73
BUILDER TRAILERS........................................................................................74
SITE CLEANLINES..........................................................................................74
LOT MOWING: RULES AND REGULATIONS.............................................74
SECTION F: COMMERCIAL............................................................... 76
SECTION G: APPENDIX.................................................................... 77
EXHIBIT A: TOPOGRAPHY MAP................................................................. 78
EXHIBIT B: MASTER PLAN...........................................................................79
EXHIBIT C: DISPLAY MAP OF BOUNDARY...............................................80
EXHIBIT D: LEGAL DESCRIPTION OF BOUNDARY ................................ 81
MAST E R PLAN GUIDELINES 5'' EDITION
Northside
`N Crossing
AT NEW DAY
OVERVIEW
Agriculture has played an integral role in shaping American history. Through a spirit of entrepreneurship
and determination, farmers and ranchers have served as the backbone of economic development
throughout our region. Much like the land rush most notably remembered by the Oklahoma Sooners, the
development land was homesteaded in that similar fashion, which provided the Jenson family with a new
beginning.
Horses and wagons were lined up south
of town with pilgrims eager to stake their
claim to land that would become their
homestead for generations to come. At
the dawn of a new day and at the sound
of a canon, they raced north with fresh
horses staged at strategic intervals to
provide a competitive advantage.
Merely staking their claim was not
enough. They then mounted new horses
and raced to the Blackfoot field office
where they recorded their land claim.
This was the first day of the rest of the
lives for many generations to come.
While this new creative community will
look much different than it did many
decades ago, the opportunity for
residents will be much the same. The
intent of Northside Crossing is to create
a community that will bring a fresh
approach to modern-day life. This
development will reap the rewards of
sustainability and healthy living, allowing
residents to cultivate an environment
where residents and entrepreneurs can
thrive.
M A S T E R P L A N G U I D E L I N E S 5' L 11 1
rNorthside
Crossing
AT NEW DAY
Northside Crossing (NSX) is more than the sum of its parts. The Northside Crossing community will preserve rural
traditions and a small-town experience that many Americans value while providing a modern approach to living.
VISION FOR THE FUTURE
NSX is rooted in forward -thinking development approaches on
community design, sustainability and technology. The community
will introduce smart design principles to ensure a high quality of
life for future generations of Chubbuck residents.
Environmental stewardship is vital to sustaining the long-term
growth of the community. NSX will follow sustainable development
practices, including state of the art water management, storm
water pollution prevention, water conservation, and energy usage
and efficiency programs.
CHUBBUEI(
1 0 A H 0
Through community gardens, residents of all ages will have the opportunity to learn about agricultural
practices and take ownership in the food production process. The community will accommodate residents'
everyday needs through a well-planned and designed mixed-use developments. Northside Crossing is
focused on providing a convenient, pedestrian -friendly area with large pathways, tree corridors,
neighborhood parks and recreational areas and amenities. These areas will be decorated with art work,
benches, gathering areas, exercise related amenities, decorative lighting and other amenities to enhance
the public experience.
Northside Crossing at New Day offers an interconnected, multifaceted community with strong roots in the
land. Northside Crossing at New Day will provide a new opportunity for its residents. Much like the dawn of
MAST E R PLAN GUIDELINES 5
r _ Northside
�/v Crossing
AT NEW DAY
a new day, our new community will provide residents a new beginning, and a new start, and a new life every
day of the year. We envision a creative community like no other community found in Southeastern Idaho.
Northside Crossing will be a walkable community focused on providing avenues for enjoying the outdoors.
A high-tech neighborhood served with fiber-optic based high speed internet access.
Our homes and other buildings will be state of the art, using "smart home" technologies to take advantage
the latest in creative and innovative designs. These homes will meet the highest of standards qualifying for
energy star ratings.
Renewable energy technologies will be incorporated into the neighborhood establishing good
environmental stewardship. Optional solar panels will be affordably offered to new home owners and also
used to help power public amenities. Recycling and repurposing will be emphasized and supported with
collection bins.
The community will be designed around the pedestrian, rather than the roadway. Roads will be planned
and built intentionally narrower than found in other neighborhoods. This design has proven to slow traffic
and create safer communities while not impeding neighborhood traffic and function.
MAST E R PLAN GUIDELINES 5
Northside
`N Crossing
AT NEW DAY
PURPOSE OF MASTER PLAN GUIDELINES
The purpose of the design standards and guidelines set forth herein ("Master Plan Guidelines") is to assist
property owners and the City working within Northside Crossing to create a vision of the intended
environment of the Northside Crossing master planned community.
These master plan guidelines are not intended to be a static document, but rather they intentionally allow
for flexibility so that they can continue to evolve in response to changing conditions and circumstances. It is
anticipated that over the life of the community, these master plan guidelines will be refined to incorporate
new challenges and opportunities.
The Community Builder will rely on the criteria set forth in this document to establish the character and
enhance the value of the overall master planned community and to help ensure that new improvements are
consistent with the criteria set forth in these Master Plan Guidelines.
These Master plan guidelines are intended to be a reflection of the CC Zone
city code. The CC Zone code is considered the minimum standard, whereas
this MPG is intended to further describe the development standards. The
design intent statements, standards and guidelines have been adopted to
provide specific direction on the vision of Northside Crossing and supporting
design principles. The Master plan guidelines set forth the design review and
approval process and provide the parameters for building and site design,
streetscape design and construction practices.
The CC Zone code for the City of Chubbuck sets the minimum standards. The
Master Plan Guidelines may exceed the adopted zoning code in terms of standards or regulations but
should not drop below the CC Zone standards.
"Shall" or "Must" indicate a standard for which compliance is required unless otherwise approved in
advance by the Community Builder.
"Should," May" or "Highly Encouraged" denote a guideline for which conformance is strongly encouraged
and is considered pertinent to achieving the design intent of Northside Crossing, with exceptions
considered based on site and project conditions. Guidelines are strongly considered if there is a request to
waive a related standard.
M A S T E R P L A N G U I D E L I N E S 5
DEFINITIONS
Northside
Crossing
AT NEW DAY
Northside Crossing - refers to the entire 225 acres included in the Northside Crossing Mixed -Use Planned
Development (MPD) in Chubbuck, ID.
Community Builder- DKL, LLC
Builder - A person, or legal entity holding all or a portion of the fee -simple interest in property located
within Northside Crossing, and their contractors, architects, engineers, consultants and other
representatives.
Improvements - Every structure and all appurtenances thereto, including but not limited to buildings,
parking areas, paved areas, garages, loading docks, sidewalks, landscaping, plantings, trees, irrigation
systems, exterior lighting, site and street furniture, signage, fences, gates, walls, stairs, decks, patios,
bollards, and all facilities used in connection with water, sewer, drainage, gas, electric, telephone, television
or other utilities.
Context - As used here, context consists of all the neighboring, external factors that have a formative
influence on the appearance of a building or site, including height, mass, massing, scaling elements,
design, materials, location and so forth.
Design Vocabulary - The physical attributes, characteristics and details that make up a site and building; put
simply, the elements one can see when looking at the site and building. These include, at one extreme, the
size, shape, color and texture of its materials. At the other extreme, it's the way the building handles
setbacks and articulation of the facade or elevation through alignment of elements (such as windows,
cornices or columns). Further examples include texture, scaling elements, color, material changes and
window mullions.
Pedestrian -friendly - "Pedestrian -friendly" is a measure of the quality of an environment from the
perspective of a person on foot. A pedestrian -friendly environment is a place where people can enjoy
public life in a comfortable setting.
Corner - The convergence of two streets, containing one unit. A typical intersection would contain 4 corners
and 4 units.
Greenspace/Open space - A planned space containing public use amenities such as trails, parks,
playgrounds and gardens.
MAST E R PLAN GUIDELINES 5'' EDITION
Northside
`N Crossing
AT NEW DAY
THE BASIS OF DESIGN PRINCIPLES
Northside Crossing (NSX) is devoted to the study of "what's next." In that spirit, we're committed to
demonstrating leadership in forward -thinking initiatives on community design, conservation, technology
and more. Our main goal is to ensure that our home buyers Live Smart — ensuring a harmonious and
enduring relationship between residents, the land and the re -invention of a strong community life.
NSX is intended to be an integrated community featuring a wide range of housing products coupled with
ample parks and open spaces. The development will also feature thoughtful commercial and enterprise
uses that complement the community and
the city.
In order to create a dynamic vision that
could drive Northside Crossing's overall
development, we have created these
master plan guidelines in a collaborative
process between the City of Chubbuck and
the community builder creating a smart
community with vast development
potential. The evolution of this document
has brought together a variety of great
minds and local entities including municipal
staff and officials, community builders,
home builders, designers and engineers.
Through their collaborative efforts, this diverse group was able to create this vision for the Northside
Crossing community.
M A a i t r, r r /; N G U I D E L I N E S S E Ll i i 1 O N
COMMUNITY DESIGN PRINCIPLES & IMPLEMENTATION
ENVIRONMENTAL STEWARDSHIP
Northside
NCrossing
AT NEW DAY
The thoughtful stewardship of our environment is essential to the long-term well-being of our community. A
host of sustainable development practices will help us minimize our energy usage and ensure that
Northside Crossing is a flourishing and sustainable community. The following environmental initiatives at
the heart of Northside Crossing include:
A. WATER QUALITY / STORM WATER POLLUTION PREVENTION
State of the art water management practices will be a prevalent feature throughout the community,
providing an important water filtration function and emphasizing environmental approaches consistent with
the goals and policies in the "Portneuf Valley Stormwater Design Manual".
B. NATIVE / SUSTAINABLE LANDSCAPE
Native / sustainable landscape will be incorporated into greenspace designs and into individual residential
construction projects. Each development project, including houses, will be required to incorporate
sustainable landscape designs.
C. WATER CONSERVATION
Open space irrigation will be provided by efficient irrigation systems utilizing Fort Hall irrigation water. The
use of the irrigation water will ensure the preservation of the City's culinary water resources and promote
the best use of our area water resources.
D. ENERGY EFFICENCY
NSX will be implementing an Energy Efficiency program, homes will be certified with a nationally
recognized energy efficiency certification that combines advanced building science techniques with energy
efficient technologies to ensure energy efficient, comfortable homes. All homes constructed within the
development will be required to be certified by our program.
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M A S T E R P L A N G U I D E L I N E S 5
EDUCATION AND ENRICHMENT
Northside
NCrossing
AT NEW DAY
Along with an integral relationship with the land, Northside Crossing will emphasize education and
personal enrichment in a number of ways.
A. NORTHSIDE COMMUNITY GARDENS
Residents will receive hands-on learning experience in gardening practices and be provided areas where
they can cultivate crops, share techniques and develop lasting friendships.
B. EDUCATION
Community members of all ages will benefit from learning how food is produced and distributed, the
importance of local food production, culinary techniques, etc. NSX will encourage a partnership with ISU
Workforce Training and Continuing Education to develop classes to be held at the "Hub" providing for life
enrichment classes such as art, cooking, exercise, etc. Thereby promoting a balanced life and sense of
community for NSX residents.
TECHNOLOGY
Contemporary technology has provided us with a number of efficiencies and opportunities that in the past
would have been unimaginable. The utilization of sophisticated technology for everything from
Fiber to each home
C. HOME AUTOMATION
communications and transportation to energy usage
will provide tremendous value to this forward -
thinking community.
Fiber optic cable broadband connections for
individual residences will offer the fastest broadband
download speed available in the market. Fiber will
enable residents to utilize the latest in-home
automations, security, and home efficiencies.
A truly smart and efficient home automation system offering conveniences such as automated lights, locks
and cameras; integrated audio and video; and optional security features will be afforded each homeowner
through an exclusive relationship developed with various technology providers.
D. INTERNET AND TV
Community Wi-Fi will be provided in various common and community areas for full convenience. Dish and
DirecTV will be available throughout the development upon conformance with community standards for
placement of exterior devices.
M A S T E R P L A N G U I D E L I N E S 5` h E D I T I O N
HEALTHY LIVING
Northside
NCrossing
AT NEW DAY
Northside Crossing will offer a variety of convenient recreational opportunities to promote better health
and wellness, which in turn relates to a higher quality of life. Northside Crossing is a walkable community
designed and planned with the pedestrian in mind. The development will incorporate a significant open
space network, with a variety of trails, and green expanses connecting community members with the
environment. The Design will also integrate:
A. WALKABLE COMMUNITIES
Miles of trails and paths connecting the neighborhoods will lead to parks and recreational opportunities as
well as surrounding areas in the New Day District and the City of Chubbuck. Streetscapes with large
pathways made of asphalt, concrete, graded rock, etc. and tree corridors will promote pedestrian mobility.
TRA,I L MAP
Hrli 1� Roac
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a...... --------
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7 (` .
-1'Vhitaker ltd--
75
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LEGEND
TRAILS ----------Z"i .......... •
TOTAL LENGTH Of ALLTRAILS
I
M A S T E R P L A N G U I D E L I N E S 5
B. NEIGHBORHOOD GARDENING AREAS
Community Gardens are important elements in the development of
social networks and interaction. They provide healthy environments,
fresh food, and recreation. They help maintain unity and
productiveness in the community. Residents can maintain these spaces
as areas of beautification. Community gardens are best suited for
larger park spaces, but can be accommodated in smaller open spaces
with appropriate physical access, solar access, and dimensions.
Community gardens provide valuable opportunities to create an
educational experience about food production and gardening
amongst the residents in the community and increase awareness of
the health and societal benefits of local food production
C. RECREATIONAL AREAS
Smaller Neighborhood "pocket" Parks with both passive and active
recreational areas will be developed to become the social focus of the
neighborhoods. They will be geared for those generally living within
the service area. The community parks will be designed to
accommodate a wider variety of ages and user groups and will
be formatted to build relationships within the community. From
playgrounds to the barbecues, residents and guests of NSX will
develop a sense of community and gather to enjoy the
neighborhood. Park design will create a sense of place by
incorporating unique elements into each park.
Northside
NCrossing
AT NEW DAY
MAST E R PLAN GUIDELINES 5
r Northside
Crossing
AT NEW DAY
SENSE OF COMMUNITY
Northside Crossing residents will share a unique connection to the land and nature, which form the bedrock
of the development's overall sense of community. A strong sense of community will be on display
throughout the development, with meaningful social programs and community events serving to bond
families with their neighbors.
A. MASTER PLANNED COMMUNITY
Parks, trails and gathering areas have been carefully laid out to promote community
B. PROGRAMMED ACTIVITIES
All varieties of events will be scheduled (weekly, monthly, annual) including holiday events, workshops,
festivals, etc.
C. NORTHSIDE CROSSING CLUB OURS IS AT THE RAILROAD PARK AREA, DOWNTOWN IS AT THE HUB
A multipurpose venue for the betterment of the community will be located at the "Hub", all trails lead to
the Hub. The Hub will be the center of community activity. It will have gathering spaces, community
rooms and offices.
D. NEIGHBORHOOD PARKS
Easily accessible green spaces will connect trails and paths. Each of these neighborhood parks will have
unique recreational opportunities, community gardens, dog parks, art, and other amenities to create
interest and gathering locations within the development.
E. COMMUNITY PARKS
In addition to the Hub and neighborhood parks, Northside Crossing will be the home to three larger
"community" style parks that are strategically located on the north, south and western portions of the
project. All community parks will be fully integrated into the trail system to provide easy access from all
regions of the development and provide easy access to recreational areas for residents.
F. FIELD(S)
Northside Crossing will offer an informal multi—use sporting field that could be used for youth soccer,
baseball, football or just general recreation for the development.
G. COMMUNITY POOL
A pool offering facilities for families, leisure, and sport coupled with the Club that will offer community
gathering spaces, project office facilities and other amenities to support the development.
MASI LN HLAN GUIDELINES 5'" EDITION
Northside
Crossing
eqe AT NEW DAY
PURPOSE
The purpose of this Development Code is to help establish and communicate the development regulations
and development districts in order to promote health and safety, to preserve existing positive qualities of
the development, to accommodate growth, and to promote a high quality of life within this mixed-use
development community hereafter referred to as Northside Crossing. Any reference to Northside Crossing
in this document, refers to that portion of Northside Crossing within the jurisdiction of the City of Chubbuck,
Idaho. The Creative Community Northside Crossing CC -NC code (Chapter 18.35) which has been
developed in accordance with City Code Creative Community CC Zone (Chapter 18.21) shall be the
minimum governing code.
AUTHORITY
The authority of this Development Code derives from the landowners' consent to impose development
regulations, the Community builder Agreement executed between the Community Builder and the City of
Chubbuck, ID to abide by and enforce the regulations, and the local government code of the City of
Chubbuck, including but not limited to Chapter 18.21 Creative Community Zone, Title 15- Buildings and
Construction, Title 16- Land Improvement Standards and Title 17- Land Development.
APPLICABILITY
The terms of the Northside Crossing Development Code apply to all portions of the Northside Crossing
Creative Community Zone within the jurisdiction of the City of Chubbuck and will continue to apply for the
duration of the Development Agreement and its amendments and extensions.
APPROVAL PROCESS
The approval process begins with the City of Chubbuck's approval and acceptance of the Northside
Crossing Master Development Plan (This Document and its Attachments) and the execution of a
development agreement between the City and the Community Builder. The community builder requires a
series of permits to complete the project in accordance with the following procedure:
P> Master Plan Approval
10> Development Agreement Execution
[D Preliminary Plat Application
VD Design Book and Development Standards Review
M A a i c r rL H N G U I D E L I N E S S'^ E U 1 1 1 0 N
*> Final Plat Review
ZONING
Northside
NCrossing
AT NEW DAY
The Northside Crossing Project will reside within the Creative Community Northside Crossing (CC -NZ) and
will be subject to the Development Code and design and approval process created by the Creative
Community Zone. This master plan guideline document will serve as the basis for the NCCCZ. The CC Zone
code will set the minimum standards.
PRELIMINARY PLAT
The Community Builder will submit to the City of Chubbuck a preliminary plat for each portion or phase of
the development meeting the requirements defined in Chapter 17.12 of the Chubbuck Municipal Code.
Each plat will also include the submittal of a "Design Book" that will include the elements included in
Chapter 18.21.040.
DEVELOPMENT AGREEMENT
The Community Builder and the City of Chubbuck will prepare a development agreement that will codify
this document and the expectations of the City. Each project will be evaluated against the development
agreement for conformity to this master plan document.
FINAL PLAT
The Community Builder will submit to the City of Chubbuck a final plat meeting the requirements defined in
Chapter 17.12 of the Chubbuck Municipal Code.
AS BUILTS
Each home will submit to the Northside Crossing ACC, and City of Chubbuck's approval process. These
records will be kept on file for future reference. Any as-builts noting any modifications will be included.
M A E i s r, rL A N G U I D E L I N E S S E u 1 0 N
Northside
NCrossing
AT NEW DAY
BUILDING PERMIT
All building permit applications must be reviewed and approved by the City of Chubbuck and the
Northside Crossing ACC.
Northside Crossing ACC is appointed by the Community Builder or the property owner's association and
reviews plans for conformance with the master plan guidelines. The approval of the Northside Crossing
ACC is required prior to the issuance of a building permit.
CERTIFICATE OF COMPLETION
Certificates of Completion are required to occupy buildings in Northside Crossing. The building must pass
final inspection by the ACC and the City of Chubbuck pursuant to Section 9.10 of the Agreement between
the Community Builder and the City of Chubbuck.
AMENDMENTS
It is anticipated that the proposed Plan will change and improve with each phase and will provide additional
detail and clarification to the master plan. This detail will be provided at the preliminary plat stage with the
preliminary plat and design book and shall not constitute changes to the Community Builder's Agreement
with the City of Chubbuck provided:
The boundary of Northside Crossing remains unchanged. The total number of dwelling units proposed for
Northside Crossing remains unchanged or is not increased beyond 10% of what has been agreed to in the
Development Agreement.
If any applicant submits an application to amend any portion of the Northside Crossing Master Plan, the City
of Chubbuck shall consider that portion only without considering that application as a change in the
Community builder's Agreement for the original master plan of Northside Crossing.
This Development Code may be amended from time to time by the mutual consent of the landowner and
city council of the City of Chubbuck.
M A S T E R F L A N G U I D E L I N E S 5
LAND USE CONCEPT
Northside
NCrossing
AT NEW DAY
Within Northside Crossing and consistent with the CC Zone, there are three Land use classifications. This is
to identify a development character that differs not only in density and use, but also in the character of the
development and the nature of the open space, the streets, the buildings and the landscaping. The District
Map below provides a general configuration of the proposed Land use within Northside Crossing.
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MAST E R PLAN GUIDELINES 5' E D I T I O N
Re
Northside
Crossing
AT NEW DAY
LAND USE CLASSIFICATIONS
Northside Crossing is designed to provide a variety of mercantile opportunities where appropriate
intermixed with parks, open spaces and a variety of residential choices. The plan organizes housing around
an abundant park, open space and a pedestrian network connection to all portions of the neighborhood
and surrounding properties. Densities are enhanced through the recreational opportunities created
through the development and 3 distinct neighborhoods and zoning districts are naturally created using the
main roadways that bisect the development.
OUR DESIGN MOVED PARK DISTRICT TO WEST
A. NSX VILLAGE (V) (PARK AND GARDEN DISTRICT) NEAR RAILROAD TRACKS
NSX Village is located east of Whitaker Rd, West of Hiline Rd and South of Dawn Daylight Street. Village is
primarily single-family residential in a suburban pattern of development. This Land use classification is
primarily intended for more traditional single-family homes with a mix of alley and street loaded homes.
Offices for neighborhood supporting commercial uses will be thoughtfully allowed throughout this zone.
More intense commercial uses such as restaurants will be promoted within the Central District area of the
development. Civic uses, such as schools, and churches are also permitted but require a conditional use
permit as per CC Code and encouraged within the zone. Open space is captured in neighborhood parks
and in a well-developed streetscape and one large neighborhood park labeled "South Park" on the
community renderings
OUR DESIGN MOVED CENTRAL DISTRICT &
B. NSX TOWN (T) (CENTRAL DISTRICT) HUB TO NORTH, INCLUDES DOWNTOWN
NSX Town located around New Day Boulevard specifically north of Dawn Daylight St., West of Hiline Rd.
and East of Whitaker Ln. This Land use classification is intended to be the densest and most urban of the
classifications used in NSX. This Land use will promote dwellings to share property and allow buildings to
contain more than a single use. Parking will be shared where possible, and civic and commercial uses will
be permitted, but Light industrial uses will be restricted within this zone. Open space is provided as pocket
parks and through a large community park labeled "Northside Park" on the community renderings. This
Land use will be primarily residential but could have more intense commercial areas associated with New
Day Blvd, and also areas that combine residential and commercial occupancies.
OUR DESIGN MOVED THIS TO
THE NORTHEST QUADRENT AN
ENCOMPASSES THE ARENA &
C. NSX BUSINESS AND RESEARCH PARK (BRP) (PROGRESS DISTRICT) HEALTHCARE CAMPUS AREA
The NSX Business Land use classification is intended to be the most dense and urban of the classifications
and permits dense dwellings to share property lines and allows high density occupancy buildings. Parking
is shared where possible, and civic and commercial uses are permitted. Light industrial uses and combined
residential/commercial occupancies are encouraged. Open space is provided through pocket parks and as
a large community park labeled as "Railroad Park" on the community renderings.
MAST E R PLAN GUIDELINES 5'' EDITION
Northside
`N Crossing
AT NEW DAY
COMMUNITY DESIGN
To reflect the historic design of the area, site and building deve lop mentthroughout Northside Crossing
should be expressed in a way that conveys an inherent quality of the site's agrarian past, while creating a
new identity relevant to today's residents and visitors. i
The design vocabulary of the community buildings
will encourage agrarian architectural forms, while
presenting them in a fresh and contemporary way
interspersed with TRADITIONAL and craftsman
elements. Architecture shall be timeless, low
maintenance and promote a unique sense of variety.
Repetition of home styles, types and colors will be
discouraged as detailed later in this document.
Native plantings and local building materials, including metal and concrete, will be used throughout
Northside Crossing to enhance the site's sense of place — true to the rural character and values of the
region.
Northside
NCrossing
AT NEW DAY
MASTER PLAN
The Master Plan was thoughtfully designed to provide residents with a long-lasting, livable community that
can meet their needs and accommodate the future growth of the City of Chubbuck. The design promotes
connectivity and harmoniously integrates residences and community facilities with parks and open space.
The plan is rooted in flexibility and has a range of uses that are adaptable to changes in the market and in
configurations. Some of the relevant design concepts of the community areas follows
�D The design has been developed so that many of the properties within the development will be
served by alleys. Some exceptions to this standard may be provided as described in the
guidelines for single family homes.
*D Cul-de-sacsare minimized throughout the design.
[D At least 90 percent of all residential units will be less than 1000 feet from a community park or
open space, 100 percent of the residences are within 300 feet of a neighborhood park, pocket
park, greenway, or other community space.
[D The majority of all detached single-family lots will be no greater than 10,000 square feet in area.
10> A minimum of approximately eight acres of land will be designated for multi -family housing or
mixed-use residential/commercial development within the neighborhoods. Multi -family parcels
will be allowed throughout the neighborhoods, with any one parcel not exceeding an area of
approximately five acres.
[D Each neighborhood will include a community park. Neighborhood and pocket parks, and the
perimeter greenways will be lined with public streets, and Residential units along those streets
will front such open spaces. Rearyards abutting publicopen space and streets are minimized
through the design.
VD The design and treatment of streets within the neighborhoods will be consistentwith the street
cross sections setforth in this document.
[D Trail facilities will be designed and constructed in accordance with current design standards
for such facilities. Around seven miles of trails will be interweaved throughout the parks and
roadway system of the development.
I
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M A S T E R P L A N G U I D E L I N E S 5
NEIGHBORHOOD DISTRICTS
Northside
NCrossing
AT NEW DAY
Northside Crossing is a part of the New Day Community, and is broken into four neighborhood districts.
These neighborhood districts - Garden District (Village), Park District (Village), Central District (Town), and
the Progress District (Business Park). Each district will provide a wayfinding function and allow residents the
opportunity to identify themselves with a given district. The Garden district has the Central District within it
and it is core to the overall community. The Central District is intended to have a more intense residential
use as well as some business and commercial to support the neighborhood.
10�0'r��CU RU
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:
Tyhee a Sunrise Rc =
4. a _
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Map of Northside Crossing Neighborhood Districts
12
LEGEND
PARK DISTRICT
i ALAC )
GARDEN DISTRICT
rv,Lr.&E)
CENTRAL DISTRICT
!Town)
PROGRESS DISTRICT
(BUSJNM)
-N-wI
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Northside
MAST E R PLAN GUIDELINES 5Ree
Crossing
AT NEW DAY
STREET CLASSIFICATION & SECTIONS
One of the most visually distinguishable features of any great community is its walkable streetscape, which
is oriented towards pedestrians, yet safely facilitates the movement of the automobile. Much thought and
attention have been given to the design and layout of the public realm at Northside Crossing.
The following street system diagram details the location of the various street types and their respective
graphical development diagrams follow.
:.O
C9 Wine Road
►i o LEGEND
c `\qr' � � � PAINCIPALARTERIAL
TYhe �� MINORAATERIAL
_ GREENSPACE CON-
a NEIGHBORHOODCDN.
NUjthT..' NEIGHBORHOOD RES.
off.
9 a
3
THESEREQUIRE 90
DEGREE CORNERS
NORTHSIDE CROSSINGFRAMEWORK
Principal Arterial's
New Day Parkway (Siphon), Tyhee
Minor Arterial
Whitaker Road
Greenspace Connector
Hiline Road
Neighborhood Connector
Dawn Daylight Street, Aurora Street, Morning Dew Street
Neighbor Residential
Names to Be Determined
Minor Residential
Names to Be Determined
NORTHSIDE
CROSSING
M A S T E R F L A N G U I D E L I N E S 5` h E D I T I O N
TYPICAL SECTIONS
eqeNorthside
Crossing
AT NEW DAY
—� !0•�+-6'�rF�r 1:• N 9•---J [— 12'
o � e
L-. w�eir►[ER
sernaM view lAow=ao')
M A S T E R P L A N G U I D E L I N E S 5` h E D I T I O N
Northside
NCrossing
AT NEW DAY
� n• it IV tel-- Tr
Iii -11 NBJNE
SECTION MIEN ("wa s57
ADA PASSiAG SPACE
:AST EVERY 200' ON
ADMALK 4' VADE
—a•—I- s•JrL2• r c.s•�rLs*I4•-1L
O.s• 05,
NEIGHBORHOOD CONNECTOR
PF SECTION VIEW (ROW -60')
M A S T E R P L A N G U I D E L I N E S 5` h E D I T I O N
Northside
NCrossing
AT NEW DAY
H
y S'xS' ADA PASSING SPACE
S' AT LEAST EVERY 200' ON
ALL SIDEWALK 4' WIDE
—4' 5'12,L65'—L8'g' 6S'
rL5'-14'1
NEIGHBORHOOD RESIDENTIAL
SECHON VIEW (ROW_sr)
MAST E R PLAN GUIDELINES 5`Re Northside
Crossing
AT NEW DAY
OPEN SPACE DESIGN & PROGRAMMING
Parks and open spaces are the heart of the NSX community. Successful communities offer residents a
significant, interconnected open space system that serves the community's recreational, social and physical
needs.
Type Approx. Size % of Project Area
Roadway Greenspace
17.8 ac
3.4%
Pocket Park
18.2 ac
8.0%
Neighborhood Park
8.1 ac
3.6%
Open Space
8.8 ac
3.9%
Pathways
6.7 ac (6.9 mi)
3.0%
OUR TOTAL OF GREESPACE EXCEEDS
ORIGINAL DESIGN
The NSX community will be defined by a diverse park and open space system with programs to attract all
members of the community - from small children to the elderly - and promote interaction. An interwoven
system of streets, trails and paths will link the various parks and open spaces within the development as
depicted in the proposed opens space plan.
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NORTHSIDE
CROSSING
MAST E R PLAN GUIDELINES 5'' EDITION
Re
Northside
Crossing
AT NEW DAY
Northside Crossing Open space Plan
MAST E R PLAN GUIDELINES 5' O N
Northside
NCrossing
AT NEW DAY
WAYFINDING & INTERPRETIVE SIGNAGE
The Community Builder will have a coordinated signage and wayfinding program at NSX. The NSX design will be
incorporated into the signage materials, design, environmental graphics and monumentation ("Signage") for
individual sites and the overall Northside Crossing signage program.
Wayfinding signage necessary to communicate building entrances, parking circulation or other navigational
information should be designed as part of a complete signage system for the site. All signage should be designed as
a comprehensive sign family consistent in material, typography and color scheme. Signage shall be designed at a
pedestrian scale.
_ 1B' x 2{' high ��Menvry p�sme9c speeC liml
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(3) unit required as above
Typical Street Signs
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mover. Eie9e
_ 3�' hNh mrbvsb Pmm�e �P e�
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(1) unit required as above
Business and building signage shall be compatible with the surrounding architectural characteristics in terms of color
and materials, and it shall complement the building facade and landscape design. Signs shall be constructed with high
quality, durable materials appropriate to the physical demands of the setting. All Signage should address both the
communications functions of a sign as well as its aesthetic integration with the overall design of Northside Crossing.
No signs shall be erected until the applicant receives written approval from the ACC.
Tvaical Subdivision Entry and Exit Sianaae to developments
MAST E R PLAN GUIDELINES 511 E D I T I O N
Northside
NCrossing
DY
AT NEW DAY
REVIEW AND APPROVAL AUTHORITY
This section includes procedures and criteria for the review and approval of improvements within NSX. No
activities within the scope of these Master plan guidelines may commence without the prior written
approval of the Community builder.
RESPONSIBILITY FOR COMPLIANCE
The Community builder may amend these Master plan guidelines without notice. Each Builder and Owner
is responsible for ensuring that they and their representatives have the most current edition of the Master
plan guidelines and comply with relevant sections.
GOVERNMENTAL REQUIREMENTS
The provisions set forth in these Master plan guidelines shall apply to and control development within NSX.
Each Builder shall be responsible for ensuring compliance with all applicable rules, regulations, City codes
and ordinances in addition to submittal of plans to the Community builder for approval. The Community
builder shall bear no responsibility for ensuring that submitted plans comply with governmental
requirements.
DESIGN REVIEW AND APPROVALS
The purpose of the design review and approval process is to ensure that all proposed improvements are
consistent with the Northside Crossing vision and design principles.
All Builders shall submit, for approval by the Community builder, preliminary or conceptual drawings and
specifications of any proposed improvement, including, but not limited to:
[D
Site development
[D
Buildings
[D
Landscape
[D
Outdoor lighting
[D
Signage
M A U i s r', rL A N G U I D E L I N E S S E 1 O N
Northside
NCrossing
AT NEW DAY
GENERAL SUBMISSION REQUIREMENTS
Each Builder shall submit three copies of the following plans and specifications as part of the Concept
Review and Final Review:
SITE PLAN
Scale: 1" = 10'to 1" = 40'. The Site Plan shall indicate the building footprint, parking areas, vehicle
circulation, exterior hardscape areas, landscape areas, service and storage areas, locations of utilities and
appurtenances, and other relevant details. The Site Plan should indicate quantities associated with
impervious cover (square feet), building cover (square feet), gross building area, rentable building area,
garage areas, unit mix, and the number of parking spaces (including garage, surface and visitor space
counts).
FLOOR PLANS
Scale: 1/4" = 1' - 0". Floor Plans shall indicate unit layouts for all floors, partial plans of all options {including
alternate elevations), and square footages for each {including air-conditioned and balcony space).
ROOF PLANS
Scale: 1/8" = 1' - 0". Roof Plans shall indicate roof pitch and direction, materials and location of equipment.
EXTERIOR ELEVATIONS
Scale: 1/4" = 1' - 0". Exterior Elevations shall indicate all exterior materials, locations of building articulation,
roof slopes, plate heights and overall building height above finished grade.
Landscape, Signage and Lighting Plans: 1 " = 40' scale: All plans shall show the relationship of the proposed
improvement to the site and building. Landscape Plans shall identify all landscape, hardscape and vertical
improvements, including materials and finishes, including location, size and quantities. Signage Plans and
Lighting Plans shall indicate the proposed improvement in plain view, with details provided on cut sheets.
Description of Requested Deviations: A written description of all deviations from the Master plan guidelines
shall be provided with each submittal and shall be reviewed by the Community Builder. If necessary, a
variance to these guidelines will be requested from the City by the Community Builder.
MAST E R PLAN GUIDELINES 5
Northside
`N Crossing
AT NEW DAY
SETBACKS
Required Setbacks
Front Yard Side Yard @ Garage Garage
Land Use Side Yard Rear Yard (Street (Alley
(Min -Max) Corner Lot
Loaded) Loaded)
Residential
10'-25'
6' I 10' I 5'
15'
S'
Village
10'-25'
6' I 10' I 5'
15'
S'
Town
10'-25'
6' I 10' I 5'
15'
S'
Business and
Research
10'-25'
6' 10'
5'
15'
S'
Park
From Creative Community Northside Crossing Zoning District (CC -NO Code.
HOME TO STREET RELATIONSHIP
Home to Street Relationship Front Yard Measurements and Considerations: The front yard shall be
measured from the street ROW to the front face of the building. A covered porch or covered terrace may
encroach into this space to help improve the architecture of the home and the character of the street.
On corner lots, the front yard setback shall be observed along the frontage of both intersecting streets,
unless shown specifically otherwise on a Final Plat. The Side set back from the subservient street shall be a
minimum of 10 feet while meeting all parking and garage set -back requirements. There should be a variety
of home styles and front setbacks within a given block face. We encourage our builders to utilize a variety of
front setback, giving the street more interest and depth.
SIDE YARD AND REAR YARD CONSIDERATIONS FOR NON -CORNER LOTS
A minimum side yard setback of six (6) feet is to be maintained for all approved structures. Drainage swales
and other grading or engineered site features are not to be altered once constructed and established
within the development. All proposals for additional structures, improvements and/or site alterations shall
be submitted to the ACC.
Rear yard considerations should be made for drainage and easements and access if an alley is present.
NORTHSIDE
CROSSING
MAST E R PLAN GUIDELINES 5'' E O N
Re
Northside
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AT NEW DAY
GARAGES & DRIVEWAYS
GARAGES FACING PUBLIC STREETS
[D Homes shall be designed in a manner that enhance the front porch and pedestrian entry to the
home, rather than the garage door.
CD No more than four homes in a row may have garages parallel to the primary structure.
[D Detached garages are acceptable.
[D All detached homes shall have at least a two -car garage.
[D The minimum garage dimensions shall accommodate two cars.
[D Three -car garages are permitted, but no more than two garage doors may face a primary street
without approval of the ACC.
GARAGE DOOR TREATMENTS
Front -facing garages have a tremendous impact on the character of a community. Every effort should be
made to minimize the negative visual impact of the garage on the street. Garages should be thought of as
an accent piece to the house, and not as the dominant architectural feature. Front Loading garages are
required to be set -back a minimum of 15 feet from the front of the dwelling. The garage door must be
recessed a minimum of (9) inches from the garage face and contain at least two (2) of the following
enhancements:
Garage Door Treatment Plan
[D Shed roofs
1D Faux cedar/wood clad doors decorative hardware and treatments to minimize door
1D Double doors
ID Windows
1D Decorative hardware & lights
ID Reveals/texture
Kal
M 4 i t r, r r /; N GUIDELINES E Ll i i 1 O N
Northside
NCrossing
AT NEW DAY
SIDEWALKS
A walkable pedestrian environment is the highest priority at NSX. All public sidewalks associated with the
subject building lot not constructed by the Community Builder shall be constructed by the Builder prior to
occupancy of the home.
Builder shall install residential sidewalks and/or paths along all public ROW and at the locations referenced
in the previous street sections. All paths will be constructed by the Community Builder and sidewalks within
common areas and parks will be constructed by the Community Builder.
All public sidewalks are required to be five feet (5') wide and in some cases are proposed to be wider.
Sidewalks must match the grade of any previously installed utility structures and per City of Chubbuck
Standards. Pathways shall be a minimum of 10 feet.
Any sidewalks damaged by the Builder shall be repaired at Builder's sole expense prior to closing any
home adjacent to the damaged sidewalk. All sidewalks adjacent to a home must be in good condition prior
to closing any home. All sidewalks adjacent to a home are the responsibility of the homeowner to repair
and maintain.
RESIDENTIAL HOUSING STANDARDS
All residential structures must utilize slopes of 4:12; or greater and generally no more than 9:12; however,
greater slopes up to 12:12 may be appropriate where living space is incorporated under these roofs. South
and west -facing slopes should be optimized to provide for rooftop solar panels. Slopes of less than 4:12
may be permitted subject to NSX ACC approval, where eaves project from the face of the building, or for
porch roof pitches and ancillary buildings and wings. Flat roofs are not permitted in the Central, Park, and
Garden Districts, and will be permitted in the Progress District by the ACC on a case-by-case basis for
buildings utilizing contemporary forms that complement the desired qualities of the community. Flat roofs
are permitted on ancillary structures within the development. Mansard and false roofs are not permitted on
single family house structures. Rooftop equipment (e.g., HVAC units, satellite dishes, vent stacks, etc.) will
be architecturally integrated within the volume of the building, and as much as possible should not be
visible from streets, alleys or other public areas.
M A S T E R P L A N G U I D E L I N E S 5 `' E D I T I O N
Northside
NCrossing
AT NEW DAY
Front Yard Setbacks: the front wall of single-family houses will beset back by a minimum of 10 feet from the
front property line, and are encouraged to be as close as the design permits. (Lots on corners will be
assumed to have two "fronts".)
SIDE YARDS
Side yard setbacks shall be consistent with CC Zone to assure a building to property line separation of at
least 6' in the residential districts. Within this requirement, buildings should be sited and designed to
maximize usability of outdoor open space, to reduce summer heat gain within the home, and to optimize
privacy between units. To this end, each unit should be designed with an open and closed side; the
orientation of open sides should, to the maximum extent possible, avoid western exposures. Note: Setback
requirements alongside yards that abut alleys are the same as those for interior side yards.
ENCROACHMENTS
Non -cantilevered bay windows are allowed to encroach into a side yard by no more than two feet (2'-0").
Porches, awnings, chimneys and roof overhangs may encroach within the front yard setback area by up to
5'-0". Uncovered steps, uncovered porches and stoops may encroach beyond the five-foot porch
encroachment as needed to make the grade into the home.
Up to two bay windows will also be permitted to encroach into the front yard setback area by no more than
two feet (2'-0"), provided that the total floor area of the bay windows does not exceed 20 square feet. (Note:
As provided by City, roof overhangs may encroach up to 2'-0" into setback areas). Encroachments are not
permitted within designated easements.
Privacy and Window Placement: Given the narrow side yards between houses, window locations should be
carefully planned to protect privacy between adjacent dwelling units.
MAST E R PLAN GUIDELINES 5'
Re
DY Northside
Crossing
AT NEW DAY
SITE COVERAGE
Single Family lots must be designed to have an impervious cover that does not exceed 75 percent for alley
load configurations and 65 percent on street load configurations.
Buildings on corner lots shall be sited and specially designed so that
they present attractive elevations to both streets. Building and
landscape elements, house massing, wrap-around porches, facade
composition, and other design strategies should be employed. Where
a garage presents its side elevation to the street, it shall be specially
designed as an extension of the primary building elevation.
CARRIAGE HOUSE UNITS (AKA DETACHED SINGLE FAMILY DWELLING)
Carriage house units are accessory dwelling units sharing a lot with a detached yard home and typically
located above a garage along the alley. They are encouraged to promote housing diversity, live -work
opportunities, and to enliven the alleys. They will be subject to the following conditions:
[D Must on be lots of at least 45 feet in width.
[D Usable floor area of a carriage unit will not exceed 600 square feet per floor.
[D General massing of the carriage house shall be one -and one-half to two- stories in height; the
structure will not exceed 25 feet in height, and should use sloping roofs and dormers to reduce
the scale.
10> Carriage house will be separated from the principal building mass by at least 8'-0% or be attached
to the main building.
VD The design and materials of the carriage house should be complementary with the main building
and surrounding structures
M A U i s r', rL A N G U I D E L I N E S S E u 1 0 N
Northside
NCrossing
AT NEW DAY
SINGLE FAMILY DETACHED DESIGN STANDARDS
Single-family detached is the dominant residential building type in both of the residential neighborhoods.
Single-family detached lots will generally range in size from approximately 3,150 square feet (35' x 90') to
11,000 square feet (95'x 115'), promoting a diversity of housing opportunities.
The following guidelines are applied to the design of all single-family homes within the community:
[D All roofs shall have a minimum pitch of 4:12 and have composition shingle roofing with a 30 -year
minimum warranty.
[D The minimum plate height shall be nine (9) feet for the first floor and eight (8) feet for the second
floor. Foundation walls must be screened with landscaping where visible from a public space.
[D All windows and doors shall be trimmed on all four (4) sides on the front, side, and rear elevations
on all homes. Window screens shall be provided by Builder on all homes.
[D Side and rear elevations facing a public space shall be treated as a front facade and shall include
full gable trim and detailing of an amount and quality similar to the front facade of the home.
[D Homes shall be painted complimentary colors applied in an architecturally authentic way based on
the elevation style. Varying shades of the same color or similar tones of two colors are encouraged
on the same home. No sharp contrasting colors on the body of a home shall be used unless
specifically approved by the ACC. Trim, door, and shutter colors may have a higher contrast to the
body color.
[D The full body of the house shall be one color with accent colors used on architectural features or
room projections. When an accent color and/or material is used on a projection, the color and
material shall be carried around to the inside comer(s) of the projection.
[D Front and side elevation corner boards shall be painted the color used on the portion of the home
adjacent to the corner board including areas where accent colors are used. In a case where the
accent color ends at the corner, both sides of the corner board shall be painted the accent color.
Deviation from this standard requires ACC approval.
[D When a masonry wainscot is used on the front fagade of a home on an interior lot, the wainscot
shall be wrapped around the side elevation a minimum of four (4) feet or to a natural stopping
point such as a window. When a wainscot is used on the front facade of a home on a corner lot or
a lot adjacent to public space, the length of the wainscot wrap is influenced by the architectural
character of the home and the location of a fence. The ACC will determine design details at the
point of schematic design approval of the home style. Gutters shall be a color complementary to
the color scheme of the home. Stock gutters in white, brown, or almond may be used or gutters
may be painted. Gutters shall provide minimum color contrast to the adjacent material and colors.
L ti N G U I D E L I N E S S E 1 O N
Northside
NCrossing
AT NEW DAY
�D Downspouts shall be painted the color used on the portion of the home adjacent to the
downspout, including areas where accent colors are used. In the case where an accent color ends,
the downspout shall be painted the accent color. In addition, downspouts shall be placed in such
a way as to avoid visual distraction to the front fagade of the home. Deviation from this standard
requires ACC approval.
Example of approved painted corner
Example of approved gutters
-ddOpp'-
Example of approved downspouts
*D Porches shall have a minimum dimension which provides a porch area of 60 square feet, unless
otherwise approved by the ACC.
[D Courtyards shall have a dimension which provides a minimum area of 80 square feet, unless
otherwise approved by the ACC.
tD A minimum 100 square foot concrete patio or wood deck shall be provided with every home
(front, rear or side yard), unless otherwise approved by the ACC.
tD All garages shall be setback a minimum of fifteen (15) feet from the front of the house unless it is
an alley loaded configuration.
VD Alley loaded garages shall be setback five (5) feet from the alley, and shall be less than 40% of the
front fagade of the home, unless otherwise approved by the ACC. Homes with garages that do not
meet these standards shall include garage doors with windows and/or other architectural features,
shall be painted the body or accent color of the home, and shall have a least one of the following:
➢ a decorative trellis over the garage door as part of the structure of the garage
➢ a masonry accent either on the full street fagade or as a significant wainscot
➢ single car garage doors rather than one two car garage door
➢ a significant eave projecting from the face of the garage wall a minimum of three (3) feet;
or, a gable with accent materials and/or other design features over the garage.
➢ Exterior garage lights shall be recessed in the roof over -hang or mounted on each side of
the garage door.
*D On model homes, all driveways from a public street to the garage shall be paved as planned for
the home at the time of sale, unless otherwise approved by the ACC.
*D Space shall be allocated in garages, alleys or side yards to store trash and recycling bins out of
site. If such space is in the side yard of a home, the bins must be fully screened with walls in
keeping with the architectural style of the home or fencing approved by the ACC.
M A i s R. rL A N G U I D E L I N E S S`^ E U 1 i 1 0 N
SITE STANDARDS
VARIATION, DIVERSITY AND STYLE
eqeNorthside
Crossing
AT NEW DAY
The purpose of this section is to provide general design criteria and guidance for the development of
homes at Northside Crossing. These guidelines are intended to assist in the design, processing and
implementation to a high level of quality but are not meant to restrict creativity. The architectural styles of
this community are typically defined as "Traditional." This style should be visually compatible and provide
general market appeal, while providing enough diversity to leave NSX with a feeling that it has evolved over
time. Traditional architecture takes into account the styles that are/were popular to a region or area. The
characteristics of traditional architecture used by architects and builders includes a commitment to
maintaining a link to the past styles of building, reuse of materials or designing homes and building to stay
consistent with the overall building design of the area. This creates a sense of continuity and connection to
the past, which helps the area maintains its traditional look and feel for the residents of the community.
The architectural fabric of the Northside Crossing community should encourage an eclectic mix of housing
types with diversity in form, color, architectural style, etc., while articulating a traditional style that creates a
cohesive aesthetic character. The traditional forms of the homes should include front porches, harmonious
proportions and a foundation in good design principles. Good design is unobtrusive, honest, long-lasting,
aesthetic, environmentally friendly, and thorough down to the last detail. A main component of a traditional
architecture style is the way in which the past building styles and present are merged together, creating a
seamless transition. With traditional architecture, much deference is paid to the materials used in a building
and how they function and work. Traditional style does not depart from the norm in the way that
contemporary architecture does nor is it rigidly devout to form and function as in the case of modern
architecture. Traditional architecture is an older way of building homes and buildings that stands the test of
time and continues its link to the past, moved forward.
M A S T E R F L A N G U I D E L I N E S 5
FRONT LOAD HOME
r Northside
Crossing
AT NEW DAY
FRONT LOAD 3 CAR GARAGE FRONT LOAD SIDE ENTRY GARAGE
$rRFeT
M A S T E R F L A N G U I D E L I N E S 5 `' E L
Building Height
Building Coverage
Northside
NCrossing
AT NEW DAY
I
35' max (Independent of Stories)
65% 77
GARAGES/ PARKING
2 parking stalls per unit
Carports are allowed but must meet same setback requirements as a front load garage.
Tandem Stalls are encouraged for 3 car garages and bigger
Garage width facing the street must be kept at a minimum
Street Facing Garages must be Recessed a minimum of 15' from the front of the home
Side load street facing garages must include a window facing the street.
3 garage doors facing the street may be allowed with conditions and when lot and home configurations are adequate
M A S T E R F L A N G U I D E L I N E S 5' E O I T I O N
ALLEY LOAD HOMES
Northside
NCrossing
AT NEW DAY
ALLEY LOAD COURTYARD HOUSING
S-rr=_
ALLEY LOAD ON GREEN
ALLEY LOAD OK COWIIEtt
MAST E R PLAN GUIDELINES 5
Northside
` Crossing
AT NEW DAY
BUILDING MASS
ding Height 35' max (Independent of Stories)
EU"
ding Coverage 75%
GARAGES/ PARKING
2 parking stalls per unit
Carports are allowed but must meet same setback requirements as a front load garage.
Tandem Stalls are encouraged
Auto Access to Alley load homes must be from the alley unless approved by the NSX ACC
FRONT•
Face the street or open space
Wrap around the side elevation when on a corner lot or adjacent to public space
Be a minimum of 60 S.F.
Have a minimum elevation from Sidewalk of 12" except were ADA accessibility is a priority
Stoops shall be a minimum 4'x 4'
1 1
CROSSING
M A S T E R P L A N G U I D E L I N E S 5
ZERO LOT LINE GARDEN AND SHOP HOUSES
Northside
NCrossing
AT NEW DAY
Within the NSX neighborhoods, there will be a variety of Zero lot line garden houses. A number of
different buildings will be constructed throughout the development including twin, tri, quad and row house
configurations. We also intend to allow shop houses within the Business Zoning District. Shop houses may
be single to multiple attached configurations but are distinguished around level workspace. They are
intended to provide opportunities for local economic activity and home occupations that can reduce the
need for automobile trips and promote diversity of activity and character. All Garden homes and Shop
House buildings shall be accessed from an alley or private drive. Roofs can be sloped or flat keeping with
the architectural design of the building. The roof pitch of the buildings should generally be consistent with
residential houses. Mansard roofs are allowed provided that they appear from the street as a sloping roof.
Rooftop equipment shall be architecturally integrated and not visible from public areas.
2 parking stalls per unit + 1 per 400 sf of mercantile space
M A S T E R P L A N G U I D E L I N E S 5' E D I T I O N
APARTMENT HOUSES
Northside
NCrossing
AT NEW DAY
Within each of NSX neighborhoods, certain blocks will encourage the construction of high-density
residential buildings. Rather than standalone projects, these developments are envisioned to be an
integral part of the surrounding neighborhoods, creating friendly streets and also have ground level
community -oriented space. These projects will have appropriate scale and mass to nearby development,
and are intended to provide all types of housing opportunities within the development.
M A S T E R P L A N G U I D E L I N E S 5` h E D I T I O N
ELEVATION REPETITION
RNorthside
Crossing
AT NEW DAY
Architectural diversity, within a traditional aesthetic framework, is of primary importance at Northside
Crossing. Multiple floor plans, elevations and architectural styles shall be provided by each builder to help
promote visual diversity and excitement within the street scene.
Product spacing requirements are as follows:
ID Elevations are allowed to repeat when there are four (4) lots of separation on the same side of the
street.
V> The same elevation cannot repeat on the lot across the street or on the two lots on either side of
the lot across the street. The same elevation cannot exist on the lot immediately behind the lot.
*D Where elevations repeat on the same street color schemes must be different to create visual
diversity.
10> Floor plans are allowed to repeat when there are three (3) lots of separation on the same side of
the street.
V> The same floor plans cannot repeat on the lot across the street or on the two lots on either side of
the lot across the street.
10> Any deviation to these requirements must be approved by the ACC.
M A S T E R F L A N G U I D E L I N E S 5 `' E L
Building Height
Building Coverage
2 parking stalls per unit
Northside
NCrossing
AT NEW DAY
I
35' max (Independent of Stories)
65% 77
Carports are allowed but must meet same setback requirements as a front load garage.
Tandem Stalls are encouraged for 3 car garages and bigger
Garage width facing the street must be kept at a minimum
Street Facing Garages must be Recessed a minimum of 15' from the front facade of the home
Side load street facing garages must include a window facing the street.
Corner Lot side load garage shall not be more than 50% of the side facade of the home, and set -back 5' from the home
3 garage doors facing the street may be allowed with conditions and when lot and home configurations are adequate
1EM=*
Face the street or open space
Wrap around the side elevation when on a corner lot or adjacent to public space
Be a minimum of 60 S.F.
Have a minimum elevation from Sidewalk of 12" except were ADA accessibility is a priority
M A S T E R F L A N G U I D E L I N E S 5
LOT DRAINAGE REQUIREMENTS
Northside
NCrossing
AT NEW DAY
Builder shall maintain the drainage pattern as designed by the civil engineer and approved by City and in
conformance with the overall drainage plan for Northside Crossing. The drainage pattern shall not be
altered throughout construction and ownership.
RETAINING WALLS
All retaining walls not installed by the Community builder shall be constructed by the Builder and shall meet
the following guidelines:
All retaining walls shall be constructed on the high side of the lot and in such a manner as to not disrupt
adjoining lot grade. All walls shall be maintained by the owner of the lot where the wall is associated. The
face of the retaining wall shall be on the property line accounting for any set -back required for the
construction of the walls.
[D Native Landscape boulders may be used to construct walls 4' or less. Concrete, masonry. MSE
block walls or other material approved by the ACC must be used for walls in excess of 4'.
[D All walls must be constructed so as to accommodate fence sleeves 6' O.C.
1D Walls taller than 4 feet vertically shall have 2" diameter weeps at 10' on center. The weep holes
should be 3" above low side finish grade
M A S T E R P L A N G U I D E L I N E S 5' t
LANDSCAPE REQUIREMENTS
Common Green/ pocket park and open space typical
ALLEY LANDSCAPE
Define the back alley and break up the continuous
fence line appearance. Plant the five-foot (5')
landscape strip (located between the property
fence and the alley right-of-way) with low shrubs,
tall ornamental grasses or groundcovers to ensure
one hundred percent (100%) coverage of this
area.
Irrigate the plant strip with traditional drip for
shrubs and with sub -surface drip for
groundcovers. Use of native and drought tolerant
plantings in the alley is required. The mature size
of shrubs in the alley planter area may not exceed
five feet (5') in height and four feet (4') in width.
Locate shrubs in the center of the three feet (3')
utility easement.
Northside
NCrossing
AT NEW DAY
i
��— •T. -.ir � 'I/ Ilii ife •�� � !11 •�-
Typical alley landscape
Accommodate transformer and pedestals with the three-foot easement (and as needed) with
encroachments onto private yards. Building and fences must be placed with adequate clear distance of
utility structures. Plant shrubs at the base of the utility structure to camouflage their appearance.
MAST E R PLAN GUIDELINES 5'' E O N
Re
Northside
Crossing
AT NEW DAY
RESIDENTIAL LANDSCAPING
A. GENERAL GUIDELINES
The site plan and landscape design of multi -family projects should provide for a variety of planting types,
complement the overall landscape character of each neighborhood and define entries, edges, and views to
the building architecture and front porch area. The landscape should provide for design flexibility while
reinforcing the overall streetscape patterning, encouraging neighborhood sociability while accommodating
semi -private or private outdoor (whenever feasible) spaces.
The single-family landscape refers to the open areas on private properties for all single-family uses and is
defined as three social realms used to organize space: public, semi-public and private. The landscape of the
single-family dwelling should provide for a variety of planting types, complement the overall landscape
character of each neighborhood and define entries, edges and views to the building architecture and front
porch area. The landscape should provide for design flexibility while reinforcing the overall streetscape
patterning, encouraging neighborhood sociability and accommodating private outdoor spaces as well.
B. PRIVATE LANDSCAPING
Significant trees and large shrubs on private property shall be selected, laid out and coordinated with
plantings on adjacent public lands, open spaces and green courts to create a consistent visual character to
the community landscape.
Variation in supplementary plantings within the private yard is encouraged as the individual expression of
the private landscape and domestic garden aesthetic. Side yards along a thoroughfare should contain a
blend of shrubs, perennials, and ornamental grasses.
C. LANDSCAPING STANDARDS
VD Shrubs, groundcovers, and/or perennials shall define the front yard edges and entryway.
ID Semi -private side yard and courtyard landscapes shall be maintained in good condition at all
times.
[D Plant materials that are inappropriate or are dying shall be replaced immediately.
tD Formal lawns may be acceptable as a front yard design but shall not dominate the landscape. A
variety of lawn grasses may be acceptable while minimizing an emphasis on traditional water
consumptive turf species as a primary choice. Turf areas in the front yard zone and corner zones
shall not exceed 70% of the available pervious area. The remaining 30% shall be shrubs,
ornamental grasses, perennials, vines and groundcover. Side yards between homes are
encouraged to avoid turf and use stone or other approved mulching material with landscape
planting, when feasible.
1D All turf areas must be installed prior to occupancy or as approved by the ACC.
[D The use of plant materials that provide for color, texture, and a grouping pattern of native,
ornamental grasses, shrubs, wildflower perennials, hedges, walls, and fences is encouraged.
tD Plants shall be selected and located to allow them to achieve mature size without encroaching on
walks or roads, or covering windows.
MAST E R PLAN GUIDELINES 5` L J fl
Northside
NCrossing
AT NEW DAY
ID Shade trees, ornamental trees and shrubs shall be used to frame buildings, provide a sense of
enclosure and help relate building to lots and individual lots to one another. High canopy trees
shall frame front and rear building elevations. Use of native or drought tolerant plant materials
shall be used as a front yard palette.
1D Walkways shall be four feet (4') -six feet (6') wide.
ID In doorways and courtyards, decorative paving, ground covers, vines, perennials and small
ornamental trees shall provide visual interest.
VD Side yard and rear yard landscape design shall consider solar access for both the property and
adjacent properties as necessary.
ID For rear yards, whenever feasible, at least one (1) shade tree is required per unit to be located a
minimum of six feet (6') from rear of property line or garage structure. Two ornamental trees may
be substituted for 1 shade tree.
THOROUGHFARE FRONTAGE (PUBLIC LANDSCAPE AREAS (
PRINCIPLES
Thoroughfare rights-of-way are considered City public rights-of-way and include the thoroughfare and curb
area, curb -cut driveways, landscape planter areas and sidewalks. The landscape planter and sidewalk area
are maintained by the adjacent property owner. The City shall maintain parks and public spaces within the
development.
GUIDELINES
In addition to the street trees, the landscape design for planter areas - located back of curb to the sidewalk -
should provide interest and be well maintained.
A variety of native or drought tolerant plant materials may be acceptable for the thoroughfare planter area.
A mix of low shrub, groundcovers, and/or grasses may be considered to help frame the streetscape and
adjacent dwellings.
A formal turf area may be considered, but in general an informal and creative landscape design is
encouraged for the planter area.
STANDARDS
[D Sidewalks to be a minimum four feet (4') wide with a five foot (5') wide passing space every 200'.
ID Landscape strips to be seven feet (7') wide.
1D Tree planting to be a minimum of thirty-five feet (35') on center and a maximum forty feet (40') on
center.
ID Ornamental trees to be a maximum of thirty feet (30') on center.
[D Irrigate tree lawns using a drip, bubbler or sub -surface drip irrigation system on the trees. Spray
irrigation may be allowed for the remainder of the tree lawn area as necessary.
M A S T E R P L A N G U I D E L I N E S 5' c 11 i
SPECIES AND VARIETIES
Common Names: Callery pear, Bradford pear, flowering pear
Species:
Pyrus calleryana
Family:
Rosaceae (roses)
Where to plant:
Whitaker Road
Description:
Callery pear is a small to medium-sized tree with a compact, symmetrical,
pyramidal or columnar shape thatspreads to become oval with age. Many
cultivars exist with slightly different characteristics; all contribute to the
species' invasiveness.
Leaves are alternate, simple, and generally oval, to 3 inches long, with
rounded teeth, glossy green, turning orange, gold, red, pink, and/or purple
in fall. Some cultivars develop patterns of colored circles and spots in
autumn. Leaves bob in the wind on long leaf stems.
Bark is gray -brown, smooth on young trees, splitting into scales with age.
Twigs are thornless in cultivated trees, but in wild types (including trees that
develop from sprouts of a tree that was felled), the twigs end in thorns.
Flowers in early spring; abundant clusters of white flowers, 5 -petaled, each
to 3/4 inch wide, unpleasant -smelling.
Fruits like tiny, hard apples, round, to 1/2 inch in diameter, greenish -yellow
flecked with whitish spots, inedible, with 2-4 black seeds. After freezes they
soften, darken, wrinkle, and become palatable to birds.
Similar species: Several other trees bloom in spring with white, five -petaled
flowers. Serviceberry has petals that are brighter white, strap -shaped, wavy,
with a space between them (not rounded and close together). Native plums
have stamens (threadlike stalks in the center of the flower) that are longer
than the petals. Apple and crabapple flowers have a slightly pink hue, and
apple tree branches are nearer to horizontal and less uniform, compared to
the vertical, symmetrical branching of Callery pear.
Key Identifiers:
Deciduous tree (drops its leaves in thefall), reaching up to
30 to 50 feet to I I.
Overall tree shape pyramidal, columnar, or egg-shaped.
Wide -spreading branches fairly vertical, branching
symmetrically.
Branches sometimes thorny.
Leaves shiny, dark green, leathery, with small -toothed
margins.
Leaves turn reddish purple in the fall.
Northside
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AT NEW DAY
M A S T E R P L A N G U I D E L I N E S 5` h E D I T 1 0 N
Flowers in spring before leaf -out.
Flower petals white, rounded, close together (they
touch/overlap at their bases).
Flower stamens are not longerthan the petals.
Fruits in fall are small, round, hard, and brown.
Common Names: Amur Chokecherry, Manchurian Cherry
Species:
Prunus maackii
Family:
Rosaceae (roses)
Where to plant:
Aurora Street (Alternating with Canada Red Chokecherry)
Description:
Amur Chokecherry is pyramidal when young but ultimately forms a 30 to 40 -
foot -tall tree with a dense, rounded canopy which provides lightshade below.
The deciduous leaves are three inches long and are joined in early to mid-May
by an explosion of white, fragrant flowers in two to three -inch -long racemes.
The multitude of tiny blackfruits which follow ripen in August and are quite
attractive to birds. The bark is occasionally handsome cinnamon brown
peeling off in shaggy masses on the trunk, but more often is an attractive
brown with minimum exfoliation.
This tree has one of the most attractive bark features of any tree in North
America.
Key Identifiers:
$> Height: 30 to 40 feet
tD Spread: 25 to 35 feet
tD Crown uniformity: symmetrical canopy with a regular (or
smooth) outline, and individuals have more or less identical
crown forms
11�> Crown shape: round
*> Crown density: moderate
tD Growth rate: medium
tD Texture: medium
Common Names: Canada Red Chokecherry, Common Chokecherry
Species: Prunus virginiana
Family: Rosaceae (roses)
Where to plant: Aurora Street (Alternating with Amur Chokecherry)
Description: Can be grown as a single or multi stemmed small tree or large shrub; lovely
hanging clusters of white blooms in spring are followed by rich purple
foliage and dark fruit in summer; suckers will need to be controlled.
Northside
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AT NEW DAY
vl v a i L r: r L v N G U I D E L I N E S 5 t L, i i 1 0 N
Canada Red Chokecherry features showy chains of fragrant white flowers
hanging below the branches in mid spring. It has attractive deep purple
foliage which emerges green in spring. The oval leaves are highly
ornamental and turn an outstanding red in the fall. The fruits are showy red
drupes with purple overtones, which are carried in abundance in mid-
summer. Canada Red Chokecherry is a deciduous tree with a more or less
rounded form. Its average texture blends into the landscape, but can be
balanced by one or two finer or coarsertrees or shrubs for an effective
composition. This tree is best pruned in late winter once the threat of
extreme cold has passed. It is a good choice for attracting birds to youryard.
This tree will grow to be about 25 feet tall at maturity, with a spread of 20
feet. It has a low canopy with a typical clearance of 4 feet from the ground,
and is suitable for planting under power lines. It grows at a medium rate,
and under ideal conditions can be expected to live for 40 years or more. This
is a self -pollinating variety, so it doesn't require a second plant nearby to set
fruit. This tree should only be grown in full sunlight. It does best in average
to evenly moist conditions, but will not tolerate standing water. It is not
particular as to soil type or pH. It is highly tolerant of urban pollution and
will even thrive in inner city environments.
Key Identifiers: tD
Deciduous Tree Type: Flowering Tree
P>
Tree Habit: Round, Arching Branches
IV>
Mature Size: 20-30' Tall
[D
Fall Color: Subtle
tD
Features: Showy Flowers
tD
Flowering Season: Spring
*D
USDA Hardiness Zone: 3, 4, 5
[D
Water Needs: Moderate
tD
Growth Rate: Moderate
tD
Light Needs: Partial Sun, Full Sun
tD
Mature Height: 20-30 Feet
tD
Mature Width: 15-20 Feet
Northside
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AT NEW DAY
M A S T E R P L A N G U I D E L I N E S 5 `' E L i 1 0 N
Common Names: Silver Linden, European white linden
Species: Tilia tomentosa
Family: Malvaceae (mallows)
Where to plant: Residential class streets (refer to figure Transportation map)
Description: This tree is native to Europe and Asia. It is noted for its attractive foliage, which
is glossy green above and silvery -white below. The foliage flutters in the
slightest breeze, showcasing the silver and green leaf colors. This is a medium
to large deciduous tree, typically growing to 50-70' (less frequently to 100')
tall with upright branching and a broad -columnar habit. Fragrant pale -yellow
flowers in drooping cymes appear in late spring to early summer (June -July).
When a tree is in full bloom, bees often visit in such abundant numbers that
humming can be heard many feet from the tree. Flowers are followed bysmall
nutlets attached to narrow, brad -like, strap -shaped leafy wings (to 2.5" long).
Nutlets ripen in late summer. Ovate, shiny, dark green leaves (to 4" long) with
acuminate tips and serrate margins are densely covered beneath with silvery -
white hairs. Fall color is an undistinguished pale green to pale yellow.
Key Identifiers: IV> Deciduous Tree Type: Shade Tree
tl�> Tree Habit: Upright, Pyramidal
tl�> Mature Size: 30-50' Tall
tD Fall Color: Subtle
tD Features: Fragrant Flowers
11�> Flowering Season: Spring
11�> USDA Hardiness Zone: 4, 5, 6, 7
tD Water Needs: Moderate
tD Growth Rate: Moderate
11�> Light Needs: Filtered Sun, Partial Sun, Full Sun
Northside
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AT NEW DAY
M A S T E R P L A N G U I D E L I N E S 5'
NSX FENCING
Northside
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Fencing is a key element in the look and feel of a development. Because of that, we believe consistency in
style and look is important to maintaining the highest standards of development. We have developed
several fence variations that can be employed within the development.
Fences and walls help to define semi -private and private areas around homes. The design and materials
used for fences must reflect the architectural character of the community. Fence locations must take into
consideration the Standards included in this section as well City Standards for site distance requirements.
All fences must be shown on landscape or separate fence plans and included with ACC approval packages.
If fences are added to a yard by a property owner, their design and location must be reviewed and
approved by the ACC or Owner Association based on the Standards in the section.
Given the horizontal nature of the fencing planks special care should be taken when joining a new fence
with an existing one. Construction should always begin from the existing fence to ensure that the existing
and new horizontal planks line up and create a seamless transition.
Standard fence designs are shown below. Vinyl, masonry treated foam, and concrete are preferred and will
be approved based on consistency, look and feel. Chain-link fence will not be allowed in NSX. Design
deviations from these Standards, may be approved by the ACC.
Vinyl Fence Panel
Foam Core Fence Panel
Precast Concrete Fence Panel
MAST E R PLAN GUIDELINES 5'
Re
Northside
Crossing
AT NEW DAY
RAINWATER COLLECTION & IRRIGATION
1D Each residential lot shall have an automatic irrigation system that must be installed with 100%
head-to-head coverage on all turf areas.
[D All irrigation systems must be installed per landscape requirements.
[D All heads should be placed to prevent spraying onto paved areas.
P> All trees and shrub beds shall be irrigated with a low -flow drip system and flush valve.
1D All Homes will be provided with Secondary Irrigation water supplied by Fort Hall Irrigation and
Managed by the City of Chubbuck. Each home is required to connect and use the system when it
is available.
UTILITY/SERVICE/MECHANICAL EQUIPMENT
All utilities installed within the development shall be underground and all services to the home, including
pre -wiring for cable TV, must be installed underground. Ground -mounted mechanical equipment, such as
HVAC units, shall be screened from view and grouped together away from street/public view. In the event
that cable boxes are in- stalled, they must be screened from view and grouped together away from
street/public view.
Private, surface -mounted mechanical equipment, transformers, air conditioners, condensers, compressors,
switches, etc., should be placed behind the side yard fence. If this is not a possibility, written approval from
the ACC is required and all equipment must be screened with either a 4' fence or five (5) three -gallon
shrubs.
RECYCLING & TRASH CONTAINERS
Recycling and trash collection containers shall be stored within the garage or screened from view.
On a 70' lot or larger, a 4'-6' screening fence may be constructed along the side yard to allow the home-
owner to store trash containers outside the garage. The screening fence must be constructed and stained
to match the NSX fence.
LIGHTING
Light sources should be unobtrusive or concealed with all light in shades of white (no colored lights). No
spillover of light should occur on neighboring properties and lighting must be shielded to prevent a glare.
Tree lights should be concealed underground or in shrub masses. Exterior flood lights are to be directed
away from neighboring homes and yards. Carriage or Coach lighting provides property security while
adhering to dark sky initiative and are required on residential developments as follows......
[D Two (2) Coach Lights are required on each elevation
M A S T E R P L A N G U I D E L I N E S 5' c j H
tD Three (3) Coach Lights are required on a 70' Lot or Larger
Northside
NCrossing
AT NEW DAY
tD Spotlights and/or floodlights cannot be mounted to the front elevation of the house unless
discretely mounted under the eve and used for accent lighting of the home.
Streetlights provide a valuable and necessary safety function. NSX plans to employ decorative lighting to
distinguish the development streets and paths from other areas and to provide for neighborhood character.
Acuity brand lighting has been successfully employed in this region and should provide variety and visual
interest in the project.
w
4:II[•]?I)
Acuity Brands Street Lighting with decretive poles is an example of lighting that will be employed
throughout the development.
MISC. REQUIREMENTS
M y : r L /1 N G U I D E L I N E S E L' 1 0 N
Northside
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AT NEW DAY
Designing for the Local Environment
The building and site design should be rooted to its place in Northside Crossing and respond to the natural
environment. NSX should be analyzed with empirical environmental knowledge and energy modeling to
establish sustainable building strategies that respond to the site's context. Establishing a landscape of
native and regionally appropriate plant material embodies the natural character of the site while requiring
less water.
ENERGY USE AND CONSERVATION
Water is a precious resource, especially in Idaho, and should be conserved. Water conservation efforts shall
include the use of Xeriscape plantings, use of secondary irrigation and high -efficiency plumbing fixtures
that use less water than typical fixtures. Using native and regionally appropriate plant material will result in
green spaces that use less water than conventional landscapes.
Solar design should be considered in the early design stages. All solar appurtenances shall be submitted
for approval by ACC and will be evaluated on a case by case basis
ENERGY EFFICINCY STANDARDS
The NSX Energy Efficiency Program prescribes a set of structural -design standards for heating, ventilation,
air conditioning, ductwork and the outer shell, or "building envelope," that encases a home's living
quarters. During final inspection, homes are subject to a series of performance tests to verify the efficiency
of the building envelope and ductwork.
A. SPECIFICATION
Homes at Northside Crossing built to EFL Platinum class certification will include: framing, thermal ducts,
ventilation, pressure balancing and carbon monoxide testing.
B. PLAN REVIEW
Limited guarantees require a plan review for each production level plan and are conducted by third -party
authorized review centers.
C. TESTING PROTOCOL
Testing Protocol: Homes will be tested for duct tightness, air tightness and pressure balancing. Visual
inspections shall be performed for framing, thermal envelope, and ventilation and carbon monoxide
detectors for requirement of the Program Requirements.
All tests and inspections will be performed by a party authorized by the NSX Energy Efficiency program.
MAST E R PLAN GUIDELINES 5'
` Northside
NCrossing
AT NEW DAY
D. BUILDER RESPONSIBILITIES
[D Design and construct homes to include the Program Requirements.
ID Remain solely responsible for the design and construction of your homes.
[D Ensure that subcontractors understand their responsibilities in meeting the Program
Requirements. This shall include ensuring that your subcontractors have completed the NSX
Energy Efficiency program's field training. It may also include amending your current agreements
with subcontractors to reflect new responsibilities.
[D Make any adjustments in the sequencing of trades needed to ensure that the Program
Requirements are followed.
VD Ensure that all applicable building codes are satisfied.
[D Contact NSX Energy Efficiency program if you believe there is a Program Requirement that
Conflicts with a building code requirement.
CONSTRUCTION BEST MANAGEMENT PRACTICES
Construction best management practices (BMPs) shall include the following: Prevent unnecessary soil
compaction in landscape areas. Low -impact construction practices are strongly encouraged, including
waste minimization, pollution prevention, preservation of existing vegetation and using resource -efficient
materials. All construction shall adhere to the Community Builder -approved set of plans. It is strongly
suggested that Owners inform the Community Builder of any issues related to compliance of construction
with the approved set of plans to avoid potential construction delays. The Community Builder may, at its
option, inspect all work in progress.
The Builder shall be liable for all adverse impacts resulting from construction, alteration, maintenance,
repair, replacement or removal of improvements to its property. Impacts include adverse soil erosion and
sedimentation, soil compaction, storm water run-off and tree damage. Builders shall take necessary
measures to ensure that their contractors respect and protect other properties from nuisances. This
includes damage to the landscape, utility interruption, run-off, dust, trash and noise.
A program should be implemented that avoids landfill disposal of construction material by the reuse or
recycling of materials. Recycled concrete can be used as backfill material and subgrade to the extent it
meets construction specifications.
Topsoil shall be stockpiled and reused on the site or offered to the Community builder before being
disposed of offsite.
M H a I L r. r L A N GUIDELINES E V I 1 1 0 N
Northside
Re Crossing
AT NEW DAY
It is the responsibility of the Builder to install adequate erosion control measures prior to the start of
construction and to maintain controls throughout the entire construction process until project completion. It
is the responsibility of the Builder and contractors to develop and maintain a Storm Water and Pollution
Prevention Plan (SWPPP) and use Storm Water/ Erosion Control Best Management Practices to ensure
compliance with EPA and Idaho DEQ SWPPP regulations
Construction may take place only during the following hours, unless the Community builder designates
other hours in writing: Monday through Friday from 30 minutes before sunrise to 30 minutes after sunset,
and Saturday from 9:00 a.m. to 5:00 p.m. Construction is not allowed on Sundays, New Year's Day, Easter,
Independence Day, Thanksgiving or Christmas.
An appropriate number of temporary sanitary facilities (chemical toilets) shall be provided and maintained
for the use of construction workers at each site. All such temporary structures shall be located only in areas
on the site approved by the Community Builder.
The builder shall control dust from the construction site by spraying earthwork with water on an as -needed
basis. Gravel mulch should be used on drives and walkways for dust control.
The sound volume of music must be restrained so as not to be heard on an Owner -occupied lot.
Contractors and subcontractors shall not bring dogs or children to construction sites.
CONSTRUCTION EQUIPMENT, PARKING AND STORAGE
No construction equipment shall be parked on a street longer than 1 hour at a time. Parking is not
permitted under the drip line of trees and shall not damage the adjacent natural landscape. Construction
crews shall not park on, or otherwise use, other sites. Leaking oil or otherwise damaging or defacing any
street located within Northside Crossing is not permitted. Parking in front of driveways is prohibited.
All construction materials and equipment shall be neatly stacked, properly covered and secured. Any
storage of materials or equipment shall be the Builder's responsibility and at their risk. The storage of
equipment materials or chemicals shall not be permitted under the drip line of existing trees. Builders may
not disturb damage or trespass on adjacent property.
Each builder shall keep its building site and improvements in a safe, clean and neat condition, and shall
remove, replace or restore all such items not in such condition. Contractors shall remove debris and
unneeded construction materials on a routine basis.
M A i s r, rL A N G U I D E L I N E S S`^ E U 1 1 1 0 N
Northside
NCrossing
AT NEW DAY
The Builder shall use the Northside Crossing "washout area" in connection with its obligations under the
SWPPP Permit. Builder shall (i) adhere to appropriate erosion control measures and requirements
governing the Subdivision, and (ii) keep neat and clean and maintain his individual site.
Violations deemed punishable shall receive a non- compliance fine of $250.00 per incident and shall be
deducted from the Deposit relative to the lots.
BUILDER TRAILERS
If a Builder places a construction trailer {the location of which is subject to the reasonable approval of
Developer) on any Lots it owns or purchases in the Subdivision, the Builder shall place a skirt or other
covering on such construction trailer. The Builder may only place a construction trailer on Lots that it has
purchased
Keep and maintain the area surrounding any such construction trailer neat and clean. Store any materials
on such Lot containing the construction trailer in a manner such that the materials are not visible from
streets or rights-of-way bounding such Lot and are not unsightly to homes on adjacent lots to the side or
behind the construction trailer.
In the event the Builder Contract is terminated for any reason, the Builder shall remove any construction
trailer placed on any Lot {and restore the Lot(s) to substantially the same condition existing prior to the
placement of the construction trailer on such Lot.
SITE CLEANLINES
During the construction period, each construction site shall be kept neat and shall be properly policed to
prevent it from becoming an eyesore. Builders shall provide necessary containers for debris and shall clean
up and remove all trash and debris on the construction site on a daily basis. Lightweight material,
packaging and other items shall be covered or weighted down to prevent wind from blowing such
materials off the construction site. The dumping, burying or burning of trash or construction debris is not
permitted anywhere in Northside Crossing.
It is imperative that, when transporting heavy equipment, precautions be taken to prevent damage to
pavement, curbs and vegetation. Crawler tractors shall not be operated on paved or concrete surfaces.
Mud, dirt and other construction debris that is tracked off site shall be removed on a daily basis.
LOT MOWING: RULES AND REGULATIONS
M A S T E R F L A N G U I D E L I N E S 5
EXHIBIT A: TOPOGRAPHY MAP
-ReNorthside
Crossing
AT NEW DAY
cz
MASTER PLAN FOR
NORTHSIDE CROSSING
EXHIBIT B:
LOCATED IN THE WEST HALF OF SECTION 35,
TOWNSHIP 5 SOUTH, RANGE 34 EAST, B.M., BANNOCK COUNTY, IDAHO
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LOCATERINTH{WEST HAIF OF SECTION 35,
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M A S T E R P L A N G U I D E L I N E S 5' E D I T 1 0 N
EXHIBIT C: DISPLAY MAP OF BOUNDARY
DISPLAY MAP FOR:
NEW CREATIVE COMA?UNITY BOUNDARY
FOR NORTHSIDE CROSSING PROJECTS
LOCATED IN THE EAST 12 OF SECTION 34 ANO THE WEST 112 OE
SECTION 35, TOWNSHIP5 SOUTH, RANGE 34 EAST. BOISE POINT OF BEGINNING
MERIDIAN. BANNOCK COUNTY, IDAHO 27 TYIIEF gOAO 27 26 _ S ft9`46'c9'
34 5 89°47'15" E 1057.19' 35 S 89°46'49" E 1485.77
N 0°14'10" E 25.00' S 13°11'58" W 241.
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JJAR INVESTMENT, LLC
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RADIUS = 2950.80'
A = 10'03'16"
LENGTH = 517.68'
TANGENT = 259-50'
CHORD = N 3°48'55' E 517 01'
I S 18°21'19" W 31
Northside
NCrossing
AT NEW DAY
26
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INST. NO. 21404143 1b
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INST. NO.21OM325
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INST, NO. 21213964
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TINL T. 5418 IVIS N Z CITY OF CHUR6OCK
INST. 24 27165 ' INST, NO. 21602283
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N 89°46'42" W 1984.49'
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1� INST. NO. 898747
NORTHSIDE PLA7A S 0°14'09" W C'
INST. NO. 621576 432.66' d VArAPARC SCALE
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MAST E R PLAN GUIDELINES 5
Re
DY Northside
Crossing
AT NEW DAY
EXHIBIT D: LEGAL DESCRIPTION OF BOUNDARY
Engineers Surveyors ! Planners
3av 581n St. W. A'138 . w111141—, NO 58801. 170YI 5L2•0t1B
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LEGAL DESCRIPTION — NEW CREATIVE COMMUNITY BOUNDARY FOR
NORTHSIDE CROSSING PROJECTS
A TRACT OF LAND LOCATED IN THE EAST 1/2 OF SECTION 34 AND THE WEST 1/2 OF SECTION 35,
TOWNSHIP 5 SOUTH, RANGE 34 EAST, BOISE MERIDIAN, BANNOCK COUNTY, IDAHO, DESCRIBED AS
FOLLOWS:
BEGINNING AT THE NORTHWEST CORNER OF SECTION 35, BEING MONUMENTED BY A RAILROAD SPIKE
AS DESCRIBED IN CORNER PERPETUATION FILED FOR RECORD UNDER INSTRUMENT NO. 20520343 IN
THE OFFICIAL RECORDS OF BANNOCK COUNTY;
THENCE SOUTH 8946'49" EAST, ALONG THE NORTH LINE OF SECTION 35, A DISTANCE OF 1485.77 FEET
TO A POINT ON THE CENTER OF THE HILINE CANAL;
THENCE FOLLOWING ALONG THE CENTERLINE OF THE HILINE CANAL OVER THE FOLLOWING EIGHT (8)
COURSES:
1. SOUTH 1311'58" WEST A DISTANCE OF 241.08 FEET;
2. SOUTH 26°17'16" WEST A DISTANCE OF 314.45 FEET;
3. SOUTH 1821'19" WEST A DISTANCE OF 318.85 FEET;
4. SOUTH 9°31'31" WEST A DISTANCE OF 808.83 FEET;
5. SOUTH 0°35'06" WEST A DISTANCE OF 1029.73 FEET;
6. SOUTH 1°13'28" EAST A DISTANCE OF 352.00 FEET;
7. SOUTH 800'48" EAST A DISTANCE OF 396.63 FEET;
S. SOUTH 546'10" EAST A DISTANCE OF 583.20 FEET TO A POINT ON THE NORTH BOUNDARY
LINE OF A PARCEL OF LAND BELONGING TO RANDY MFRICA AND TERESA MERICA AS
DESCRIBED IN WARRANTY DEED RECORDED AS INSTRUMENT NO. 896747 IN THE OFFICIAL
RECORDS OF BANNOCK COUNTY;
THENCE FOLLOWING ALONG THE NORTH AND WEST BOUNDARY LINES OF SAID PARCEL OF LAND OVER
THE FOLLOWING TWO (2) COURSES:
1. NORTH 8946'42" WEST A DISTANCE OF 1184.49 FEET TO A POINT ON THE WEST LINE OF
SAID SECTION 35;
2. SOUTH 0'14'09" WEST A DISTANCE OF 861.18 FEET;
THENCE NORTH 8936'44" WEST A DISTANCE OF 720.00 FEET;
THENCE SOUTH 0°14'09" WEST A DISTANCE OF 432.66 FEET;
THENCE NORTH 8936'44" WEST A DISTANCE OF 264.32 FEET TO A POINT ON THE EAST RIGHT-OF-WAY
LINE OF THE RAILROAD;
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Civil 1 Environmental ♦ Transportation ♦ Planning ♦ Land Development ♦ Municipal ♦ Surveying
M A S T E R F L A N G U I D E L I N E S 5`
Northside
NCrossing
AT NEW DAY
THENCE FOLLOWING ALONG THE EAST RIGHT-OF-WAY LINE OF THE UNION PACIFIC RAILROAD OVER
THE FOLLOWING THREE (3) COURSES:
1. NORTH 1°12'43" WEST A DISTANCE OF 4643.53 FEET TO A POINT OF TANGENCY WITH A
2950.00 FOOT RADIUS CURVE WHOSE CENTER BEARS NORTH 8847'17" EAST,
2. FOLLOWING ALONG SAID CURVE TO THE RIGHT THROUGH A CENTRAL ANGLE OF 10°03'16"
FOR AN ARC LENGTH OF 517.68 FEET (THE CHORD OF SAID CURVE BEARS NORTH 3°48'55"
FAST A DISTANCE OF 517.01 FEET), MORE OR LESS, TO A POINT OF TANGENCY;
3. NORTH 850'33" EAST A DISTANCE OF 81.36 FEET TO A POINT ON THE SOUTH RIGHT-OF-
WAY LINE OF TYHEE ROAD, BEING 25.00 FEET SOUTH OF THE NORTH LINE OF SECTION 34;
THENCE SOUTH 8947'15" EAST, 25.00 FEET SOUTH AND PARALLEL WITH THE NORTH LINE OF SECTION
34, ALONG THE SOUTH RIGHT-OF-WAY LINE OF TYHEE ROAD, A DISTANCE OF 1057.19 FEET TO A POINT
ON THE EAST LINE OF SECTION 34;
THENCE NORTH 0"14'10" EAST, ALONG EAST LINE OF SECTION 34, A DISTANCE OF 25.00 FEET TO THE
POINT OF BEGINNING.
EXCEPTING 'THEREFROM:
A PARCEL OF LAND BELONGING TO STEVEN ALLEN WILSON AS DESCRIBED IN WARRANTY DEED
RECORDED AS INSTRUMENT NO. 21404143 IN THE OFFICIAL RECORDS OF BANNOCK COUNTY
DESCRIBED AS FOLLOWS:
Commencing at the NW corner of Section 35, T 5S, R 34 EBM:
Thence S 36 degrees 07' E 1450 feet to the P.O.B.
Thence N 01 degrees 26' E 241.0 feet:
Thence S 87 degrees 36' E 220.56 feet (recorded as 210 feet):
Thence S 12 degrees 01' W 259.49 feet (recorded as 259 feet):
Thence N 84 degrees 59' W 173.21 feet (recorded as 174.50 feet):
Thence N 01 degrees 26' E 6.97 feet to the P.O.B.
A Total of 1.14 acres (recorded as 1.04 Acres)
30D
TOTAL PROJECT AREA IS 222.74 ACRES, MORE OR LESS
Focused on Solutions
Civil ♦ Environmental 4 Transportation ♦ Planning 4 Land Development ♦ Municipal ♦ Surveying
MAST E R PLAN GUIDELINES 5'' EDITION
Re
Northside
AT NEW DAY Crossing
Current
HEALTHY LIVING
Northside Crossing will offer a variety of convenient recreational opportunities to promote better health
and wellness, which in turn relates to a higher quality of life. Northside Crossing is a walkable community
designed and planned with the pedestrian in mind. The development will incorporate a significant open
space network, with a variety of trails, and green expanses connecting community members with the
environment. The Design will also integrate:
A. WALKABLE COMMUNITIES
Miles of trails and paths connecting the neighborhoods will lead to parks and recreational opportunities as
well as surrounding areas in the New Day District and the City of Chubbuck. Streetscapes with large
pathways made of asphalt, concrete, graded rock, etc. and tree corridors will promote pedestrian mobility.
TRA,I L MAP
Hrli 1� Roac
r� -Su riselR&
N•• A
a...... --------
-1
- 14...
7 (` .
-1'Vhitaker ltd--
75
7c.
a
LEGEND
TRAILS ----------Z"i .......... •
TOTAL LENGTH Of ALLTRAILS
I
MASTER PLAN GUIDELINES 6T" EDITION
HEALTHY LIVING
Northside
NCrossing
AT NEW DAY
Northside Crossing will offer a variety of convenient recreational opportunities to promote better health
and wellness, which in turn relates to a higher quality of life. Northside Crossing is a walkable community
designed and planned with the pedestrian in mind. The development will incorporate a significant open
space network, with a variety of trails, and green expanses connecting community members with the
environment. The Design will also integrate:
A. WALKABLE COMMUNITIES
Miles of trails and paths connecting the neighborhoods will lead to parks and recreational opportunities as
well as surrounding areas in the New Day District and the City of Chubbuck. Streetscapes with large
pathways made of asphalt, concrete, graded rock, etc. and tree corridors will promote pedestrian mobility.
TRAIL & GREENSPACE MAP
MAST E R PLAN GUIDELINES 5
Re
Northside
Crossing
AT NEW DAY
LAND USE CONCEPT I Current
Within Northside Crossing and consistent with the CC Zone, there are three Land use classifications. This is
to identify a development character that differs not only in density and use, but also in the character of the
development and the nature of the open space, the streets, the buildings and the landscaping. The District
Map below provides a general configuration of the proposed Land use within Northside Crossing.
D- � H&nP F
:
R
O n
- -f _ l'i7lRSCiV.vn
i
r
LEGEND
PARK DISTRICT
Lr (Vuua[)
GARDEN DISTRICT
m SunnSe Rd ,V,"A")
CENTRAL DISTRICT
(towMl
Norfhsa i v PR06RESSS DISTRICT FFIM
P� I
0
s�
9
Z
Sk
MIM
k X,
MASTER PLAN GUIDELINES 6T" EDITION
LAND USE CONCEPT
Northside
Crossing Iev
AT NEW DAY
Within Northside Crossing and consistent with the CC Zone, there are three Land use classifications. This is
to identify a development character that differs not only in density and use, but also in the character of the
development and the nature of the open space, the streets, the buildings and the landscaping. The District
Map below provides a general configuration of the proposed Land use within Northside Crossing.
t
PROGRESS DISTRICT
I CENTRAL DISTRICT �
1PFRIRKER AQAO
-1CW r V
PARK
!I
I
I
I
Rour+nnlouv
lEsEtlP
PARK DISTRICT {VILLAGES =67.96—
GARDEN DISTRICT (VILLAGE) =67.75 ac
CENTRAL DISTRICT {TOW NI = 35.15 eC
PROGR ESS DISTRICT { B USI N ESS) = 39.66 -
P
f
GARDEN DISTRICT / :�•� f
PAW .-
P
I PARK
�~ PARK DISTRICL — — —
Ra1FRDaD
PARK
DISTRICT MAP
MASTER PLAN GUIDELINES 6T" EDITION
AREA SUMMARY
Northside
NCrossing
AT NEW DAY
The Area Summary Table shows the proposed land uses of Northside Crossing by use type and number of
dwelling units plus potential commercial development. This is created in conjunction with the proposed
Development Plan and Concept Plan attached as District Map on page 22. The estimated land area,
number of dwelling units per area, commercial space, civic building areas, are estimates and subject to
change based on the demands of the development. Changes within these categories as detailed below
shall not constitute a change in zoning.
The creative community concept is new to community builders and the City. Deviations of +/-10%to the
density calculations in the area summary table should not be considered a substantial change that would
necessitate a change to the CC zone. The total number of dwelling units allocated to each of these areas is
an estimate based on the referenced conceptual master plan.
Land Use Classification
Area
Summary Table:
Classification
Approx.
Residential
Commercial Building
Densities
Size (ac)
Units (ea)
(ft2)
Village (V)
139
587
50,000
Fixed Maximum number of
Units
Town (T)
36
109
508,000
Fixed Maximum number of
Units
Business and Research Park
40
60
697,000
Estimated number of Units
(BRP)
Total
1 215
1 756
11,237,000
-
•• states that a
4'.
•-
majordeviation.is
.•• '.
MAST E R PLAN GUIDELINES 5^
\1 Northside
Crossing
AT NEW DAY
STREET CLASSIFICATION & SECTIONS Current
One of the most visually distinguishable features of any great community is its walkable streetscape, which
is oriented towards pedestrians, yet safely facilitates the movement of the automobile. Much thought and
attention have been given to the design and layout of the public realm at Northside Crossing.
The following street system diagram details the location of the various street types and their respective
graphical development diagrams follow.
:.O
C9 Wine Road
►i o LEGEND
c `\qr' � � � PAINCIPALARTERIAL
TYhe �� MINORAATERIAL
_ GREENSPACE CON-
a NEIGHBORHOODCDN.
NUjthT..' NEIGHBORHOOD RES.
off.
9 a
3
THESEREQUIRE 90
DEGREE CORNERS
NORTHSIDE CROSSINGFRAMEWORK
Principal Arterial's
New Day Parkway (Siphon), Tyhee
Minor Arterial
Whitaker Road
Greenspace Connector
Hiline Road
Neighborhood Connector
Dawn Daylight Street, Aurora Street, Morning Dew Street
Neighbor Residential
Names to Be Determined
Minor Residential
Names to Be Determined
NORTHSIDE
CROSSING
MASTER PLAN GUIDELINES 6T" EDITION Northside
NCrossing
AT NEW DAY
STREET CLASSIFICATION & SECTIONS
One of the most visually distinguishable features of any great community is its walkable streetscape, which
is oriented towards pedestrians, yet safely facilitates the movement of the automobile. Much thought and
attention have been given to the design and layout of the public realm at Northside Crossing.
The following street system diagram details the location of the various street types and their respective
graphical development diagrams follow.
I ,
I I
PRINCIPAL ARTERIAL D
L --,
I ! I MINOR ARTERIAL Q
GREEMPACE CONNECTOR D
I i t N EIGH BOR HOOD COME CTO It
'F wpP�pr aouNOABaur NEIGHBORHOOD RESIDENTAIL 0
I � RARx
I
%-------
-------------------- ----------------------- ReeA
il----
I I
I
I � I
I .,,Arcer I
I �• I o eK I
RANROAU 1
PARI( I
TRANSPORTATION MAP
NORTHSIDE CROSSINGFRAMEWORK
Principal Arterial's
New Day Parkway (Siphon), Tyhee
Minor Arterial
Whitaker Road
Greenspace Connector
Hiline Road
Neighborhood Connector
Northside Crossing, Dawn Daylight St. Aurora Blvd. Pioneer Circle, Arena Dr., N. Manning Ln., N. Billy Ln.
Neighbor Residential
Horizon Lane, Spring Meadows Lane, Luminary Way, Sunlight Loop Drive
Minor Residential
Compass Drive, Journey Way
NORTHSIDE
CROSSING
I
I
I
I
I
I
I
I
I
MAST E R PLAN GUIDELINES 5
Northside
Re Crossing
AT NEW DAY
NEIGHBORHOOD DISTRICTS I Current
Northside Crossing is a part of the New Day Community, and is broken into four neighborhood districts.
These neighborhood districts - Garden District (Village), Park District (Village), Central District (Town), and
the Progress District (Business Park). Each district will provide a wayfinding function and allow residents the
opportunity to identify themselves with a given district. The Garden district has the Central District within it
and it is core to the overall community. The Central District is intended to have a more intense residential
use as well as some business and commercial to support the neighborhood.
10�0'r��CU RU
le _ - -- Hiline Road
:
Tyhee a Sunrise Rc =
4. a _
f,
0
Map of Northside Crossing Neighborhood Districts
12
LEGEND
PARK DISTRICT
i vrcucl)
GARDEN DISTRICT
CENTRAL DISTRICT
!Town)
PROGRESS DISTRICT
(BUSJNM)
-N-wI
x . i
■
? w � �r+r-•' 7
1
a
3
MASTER PLAN GUIDELINES 6T" EDITION
NEIGHBORHOOD DISTRICTS
Northside
NCrossing
AT NEW DAY
Northside Crossing is part of the New Day Community, and is broken into four neighborhood districts.
These neighborhood districts as as follows: Garden District (Village), Park District (Village), Central
District (Town) and the Progress District (Business Park). Each district will provide a wayfinding function
and allow residents to opportunity to identify themselves with a given district. The Central District is the
core of the community but is organized to allow ease of circulation through and around the area.
------ ------
ROM i
PROGRESS DISTRICT
I .. ROWJDA80IIP
Pa RK
Lam__ N
� ---- - �----_--- _--
CENTRAL DISTRICT
WF}FAKER 9OA7 a GARDEN DI57RIC7
LEGEND
PARK DISTRICT {VILLAGE) = 67.46 ac
GARDEN DI57RIC7 (VILLAGE) =67.75 ac
1
CENTRAL DISTRICT fTOWNI = 35-16 —
I
PROGRESS DISTRICT IBLISINE55] = 34.86 ac
----t----
POWT 1
PARK I
� I
I I
I
PARK DISTRICT RAILROAD 1
PARR
-- - - - - - -- __-J- - -_ -- - - -_ -
DISTRICT MAP
Map of Northside Crossing Neighborhood Districts
M A S T E R F L A N G U I D E L I N E S 5` h E D I T 1 0 1
Current
-ReeNorthside
Crossing
AT NEW DAY
Northside Crossing Open space Plan
MASTER PLAN GUIDELINES 6T" EDITION
I o
i Ii1KH t0
�TSsloe _
YnkX • 1
TRAIL & GREENSPACE MAP
Northside Crossing Open space Plan
Northside
NCrossing
AT NEW DAY
M A S T E R F L A N G U I D E L I N E S 5
EXHIBIT A: TOPOGRAPHY MAP
Northside
NCrossing
AT NEW DAY
Current
MASTER PLAN GUIDELINES 6T" EDITION
EXHIBIT A: TOPOGRAPHY MAP
Northside
NCrossing
AT NEW DAY
TOPOGRAPHY MAP
MASTER PLAN GUIDELINES 6 EDITION
EXHIBIT BI MASTER PLAN
eqNorthside
e Crossing AY
V
§
PZ 26-009
Northside Crossing Creative Community
Master Development Plan Amendment
EXHIBIT 2A:
ZONING AND LAND USE
CURRENT ZONING MAP AND PROPOSED DESIGNATION
Note: A Creative Community may be located anywhere within the city.
Bannock County Bannock County
Multiple Use Zone q
Residential Suburban Zone
Flo
Bannock County
Industrial Zone
rCounty
Agricultural
Zone
Bannock County
Agricultural Zone
PZ# 26-009 Master Development Plan Amendment
Northside Crossing Creative Community
PZ 26-009
EXHIBIT 2B:
STANDARDS FOR REVIEWING A MASTER DEVELOPMENT PLAN AMENDMENT
State and City laws, as well as the City of Chubbuck Comprehensive Plan, guide the review of applications
for changes in land use districts/zoning. Specifically:
1. Idaho Statute §67-65 Local Land Use Planning
Chubbuck City Code Title 18 Land Use, Sections 18.21.030, 18.28.050 and 18.35.
Chubbuck 2045: Comprehensive Plan (as amended)
REQUESTS•• A ZONINGOR MDP AMENDMENT
STANDARDS FOR REVIEW
DELIVERY OF SERVICES: IDAHO STATUTE §67-6511.2(a) and CITY CODE SECTION 18.28.050
REQUIREMENT
Consider effects of the change upon delivery of services by any political subdivision providing
public service within the city
RESPONSE
There are no known adverse impacts on public services. Notices were sent to each
of the following agencies and utilities for their information and response:
Bannock County: Idaho Transportation Department
Commissioners, North Bannock Fire District
Planning and Development, and Pocatello Regional Airport
Road and Bridge Pocatello Regional Transit
BTPO (Bannock Transportation Pocatello-Chubbuck Auditorium District
Planning Organization) Pocatello/Chubbuck School District 25
CenturyLink Portneuf District Library
Fort Hall Irrigation Project/ Southeastern Idaho Public Health
Bureau of Indian Affairs Sparklight
Idaho Fish and Game United States Postal Service
PUBLIC NOTICE: IDAHO STATUTE §67-6511(b) and CITY CODE SECTION 18.28.010.0
REQUIREMENT
Provide public notice of the proposed change
1) Sign posted on site
2) Notice mailed to surrounding property owners
3) Notice sent to other agencies and to utilities providing services within the city
4) Legal notice published in official newspaper, and
5) Posted on city website and bulletin board
RESPONSE
All notification requirements were met.
COMPLIANCE WITH THE COMPREHENSIVE PLAN:
IDAHO STATUTE §67-6511.2(c) and CITY CODE SECTION 18.28.050
REQUIREMENT
Governing board to analyze proposed changes to ensure they are not in conflict with the
policies of the Comprehensive Plan
RESPONSE
See EXHIBIT 3B for analysis of the proposal per the Objectives, Strategies, and
Policies in the Comprehensive Plan, Chubbuck 2045.
CHUBBUCK
1 0 R H 0
290 E Linden, Chubbuck, ID 83202
Phone 208.237.2430
www.CityofChubbuck.us
PZ 26-009
Northside Crossing Creative Community
Master Development Plan Amendment
EXHIBIT 3A:
COMPREHENSIVE PLAN
FUTURE LAND USE MAP
Note: A Creative Community may be located anywhere within the city.
Residential — Low Density
Industrial/
Employment
ivimea use
Commercial
Mixed Use so
Future Land Use Designation
Commercial
■ Mixed Use
■ Village
. Industrial/Employment
Residential - Low Density
Residential - Medium Density
Residential - High Density
PZ# 26-009 Master Development Plan Amendment
Northside Crossing Creative Community
PZ 26-009
EXHIBIT 313:
COMPREHENSIVE PLAN
POLICIES RELEVANT TO THE APPLICATION
Staff has identified the following objectives, strategies, and policies as potentially applying to this application;
decision makers should evaluate the following summaries and determine if they are applicable to the proposal and
if others can be identified from the Plan. Summaries of goals, objectives, and policies may not be verbatim.
These policies are from the newly adopted Comprehensive Plan, Chubbuck 2045.
/944c_\
CHUBBUCK
1 0 R H 0
290 E Linden, Chubbuck, ID 83202
Phone 208.237.2430
www.CityofChubbuck.us
CHAPTER 4: LIVABLE SPACES
A WELCOMING, HEALTHY, AND CONNECTED COMMUNITY
WITH GROWING OPPORTUNITIES FOR EVERY AGE
COMPREHENSIVE PLAN POLICY 4P.1: ADHERE TO THE LAND USE DESIGNATIONS ON THE COMPREHENSIVE
PLAN MAP. (SEE ALSO STRATEGIES 4.1.a, 4.2.a, 4.3.a AND 4.4.a.)
IDAHO STATUTE §67-6511: THE ZONING DISTRICTS SHALL BE IN ACCORDANCE WITH THE POLICIES SET FORTH
IN THE ADOPTED COMPREHENSIVE PLAN
The Creative Community (CC) and Planned Unit Development (PUD) zones may be located anywhere
within the City.
OBJECTIVE 4.1: ENCOURAGE A VARIETY OF LAND USES THROUGHOUT THE COMMUNITY TO
PROVIDE ACCESS TO EMPLOYMENT CENTERS AND COMMERCIAL AND PROFESSIONAL SERVICES.
STRATEGY
4.1.a Implement the FLUM with appropriate zoning designations as properties develop.
COMMENT
Creative Community (CC) zones may be located anywhere within the City.
STRATEGY
4.1. f Provide convenient and appropriate commercial service locations at major intersections and
other hubs, and limit their adverse impacts on transportation systems, residences, and visual
integrity.
COMMENT
The proposed concept plan would create a new hub with some buffering and
arrangement of land uses.
STRATEGY
4.1.h Create and enforce development standards that increase the requirements for services and
amenities as project density/intensity increase.
COMMENT
Northside Crossing includes design guidelines for construction and requirements for
several amenities such as open space and trails.
STRATEGY
4.1.i To discourage sprawl and promote compact development patterns, all new development
projects shall be located within City limits and the USB.
COMMENT
Northside Crossing is within City limits. A small portion of the project is currently
outside the USB.
STRATEGY
4.1 j Encourage a mix of land uses, a more -connected street network, and alternative modes of
transportation, including buses and shuttles.
COMMENT
The concept plan provides a mix of land uses and well-connected streets.
/944c_\
CHUBBUCK
1 0 R H 0
290 E Linden, Chubbuck, ID 83202
Phone 208.237.2430
www.CityofChubbuck.us
PZ# 26-009 Master Development Plan Amendment
Northside Crossing Creative Community
RELEVANT POLICIES FROMICOMPREHENSIVE PLAN — cont.
OBJECTIVE 4.2: DIVERSIFY THE OPTIONS OF HOUSING TYPES, INCLUDING MODERATE TO HIGH
DENSITY DWELLING UNITS, WHILE MAINTAINING EXISTING SINGLE-FAMILY NEIGHBORHOODS.
STRATEGY
4.2.a Implement the FLUM with appropriate zoning designations as properties develop and plan for
a variety of housing choices and types to serve the various needs of the community.
COMMENT
Creative Community (CC) zones may be located anywhere within the City, and NSX
plans provide a variety of housing types.
STRATEGY
4.2.b Develop specific area plans for each of the planning nodes to ensure that housing options are
well designed and integrated into these community service destinations.
COMMENT
The proposed concept plan would create a new hub with integrated community
services and a variety of housing options.
STRATEGY
4.2.e Develop and implement multi -family and non-residential development standards.
COMMENT
Northside Crossing includes design guidelines for construction and requirements for
several amenities such as open space and trails.
OBJECTIVE 4.4: PROVIDE FOR THE BEAUTIFICATION OF CHUBBUCK TO SERVE LOCAL RESIDENTS AND
VISITORS.
STRATEGY
4.4.n Create and implement commercial design standards to create more interesting and attractive
shopping locations and to ensure compatibility of future development and invite more visitors to
Chubbuck.
COMMENT
Northside Crossing includes design guidelines for all areas and would create a new
activity hub with a variety of commercial uses.
LIVABLE SPACES POLICIES
POLICY
4P.1 Adhere to land use designations on the Comprehensive Plan Map.
COMMENT
Creative Community (CC) zones may be located anywhere within the City.
POLICY
4PA Encourage a transition of land use from low -intensity land uses (i.e., residential, quasi -public
park) to higher intensity land uses (i.e., commercial, and industrial) and taller structures.
Purposefully arranged land use transitions avoid conflicting uses while keeping distances between
uses short enough to facilitate communications, transportation, and human activity between them.
COMMENT
The proposal includes a transition of lower intensity land uses toward the central hub
area with higher intensity uses and potentially taller buildings.
POLICY
4P.6 General commercial zoning should be located between communities or at a community
center, at the intersection of principle arterials, or on Yellowstone Avenue between Quinn Road and
Siphon Road.
COMMENT
The proposal includes a transition of lower intensity land uses toward a central hub
area with higher intensity uses and potentially taller buildings.
POLICY
4P. 10 Per the descriptions in Table 3 FLUM Designations, only the identified zones shall be allowed
in the corresponding plan districts as shown on the FLUM. The PUD and Creative Community (CC)
zones may be located in any area of the City.
COMMENT
The PUD and Creative Community (CC) zones may be located in any area of the City.
POLICY
4P. 12 Strongly encourage infill and redevelopment to be pedestrian oriented.
COMMENT
The amended Master Development Plan will include more trail length than the current
plan.
CHUBBUCK
1 0 R H 0
290 E Linden, Chubbuck, ID 83202
Phone 208.237.2430
www.CityofChubbuck.us
PZ# 26-009 Master Development Plan Amendment
Northside Crossing Creative Community
Aii��Ic\
CHUBBUCK
1 0
290 E Linden, Chubbuck, ID 83202
Phone 208.237.2430
www.CityofChubbuck.us
POLICY
4P. 13 All new development shall be provided with adequate public facilities and services, including
water, sewer, roads, fire protection, EMS, police protection, and access to parks and schools.
COMMENT
These services are generally available; developer is required to complete extension of
utilities into property.
POLICY
4P. 14 Use a combination of zoning, development standards, site planning/design review, and
transportation routes to create the highest level of compatibility between adjacent uses while
retaining a complementary mix of possible uses within neighborhoods and communities.
COMMENT
The proposal includes a transition of lower intensity land uses toward a central hub
area with higher intensity uses and potentially taller buildings.
POLICY
4P. 17 Encourage higher densities and site designs that support access to transit.
COMMENT
Northside Crossing includes design guidelines for all areas.
rMT CHAPTER 5: ECONOMIC AND EDUCATIONAL OPPORTUNITIES
A VIBRANT COMMUNITY WHERE SOCIAL AND ECONOMIC NEEDS ARE MET
OBJECTIVE 5.1: EXPAND THE ECONOMIC BASE OF CHUBBUCK TO PROVIDE INCREASED EMPLOYMENT
OPPORTUNITIES FOR NEW AND EXISTING RESIDENTS.
STRATEGY
5.1.b Continue to coordinate with the CDA, Bannock Development Corporation, City of Pocatello,
Bannock County, and other groups to support business attraction and retention.
STRATEGY
5.1.c Collaborate with other agencies and community partners to identify regional prospects for
enhanced economic benefits.
ECONOMIC AND EDUCATIONAL POLICY
POLICY
5P.1 General commercial zones should be designated between communities or at a community
center, at the intersection of principal arterials, or on Yellowstone Avenue between Quinn Road and
Siphon Road.
COMMENT
The proposal includes a transition of lower intensity land uses toward a central hub
area with higher intensity uses and potentially taller buildings.
Aii��Ic\
CHUBBUCK
1 0
290 E Linden, Chubbuck, ID 83202
Phone 208.237.2430
www.CityofChubbuck.us
State of Idaho
County of Bonneville
PROOF OF PUBLICATION
Idaho State Journal
I, Collins Crapo, first being duly sworn, depose and say: That I am the Processing Clerk employed by
Adams Publishing Group of the Rockies LLC, publishers of Idaho State Journal, a newspaper of general
circulation, published 4 days, Tues -Wed -Friday and Saturday, at Pocatello, Idaho.
That the notice, of which a copy is hereto attached and made a part of this affidavit, was pub-
lished in said Idaho State Journal and on IdahoPublicNotices.com for 1 day(s), first publication having
been made on 03/28/2026 last publication having been made on 0312812026, and that the said notice
was published in the regular and entire issue of said paper on the respective dates of publication, and
that such notice was published in the newspaper and not in a supplement. , `7
attached jurat
STATE OF IDAHO
ss.
COUNTY OF BONNEVILLE
Idaho Falls, ID
On this 30th day of March, 202E before me, the undersigned, a Notary public for said state, personally
appeared Collins Crapo, Processing Clerk employed by Adams Publishing Group of the Rockies LLC,
publishers of Idaho State Journal, a newspaper of general circulation, known or identified to me to be
the person whose name is subscribed to the within instrument, and being by me first duly sworn, de-
clared that the statements therein are true, and acknowledged to me that he/she/they executed the same,
IN WITNESS WHEREOF, I have hereunto set my hand and affixed my official seal the day and year in
this certificate first above written.
BETH CROSSLEY ;
68167
NOTARY PUBLIC
STATE OF IDAHO
MY COMMISSION EXPIRES 07/28/28
718441
& &
Notary Public for APG of the Rockies
Residing: Idaho Falls, Idaho
Commission expires: 7/28/2028
All# 728441AD#
NOTICE OF PUBLIC HEARING
CITY OF CHUBBUCK, IDAHO
NOTICE IS HEREBY GIVEN that the Land Use & Develop-
ment Commission of the City of Chubbuck, Idaho, will conduct
a Public Hearing at 6:00 pm on April 14, 2026 at Chubbuck
City Council Chambers, 290 East Linden Ave., Chubbuck, Ida-
ho. Public hearings will be held with respect to the following
Items:
1. An application for an amendment to the Master Develop-
ment Plan for the Northside Crossing Creative Community.
Project encompasses approximately 195 acres of land with
a mixture of residential and commercial development. The
subject property is generally bounded on the north by Tyhee
Road, on the east by the Hiline Canal, on the south by New
Day Parkway, and on the west by the Union Pacific Railroad.
At the meeting, the Commission will consider whether the pro-
posal satisfies the approval criteria In municipal code sections
18.21.030, 18.28.050.6, and 18.35.120. Type of Action: Rec-
ommendation.
Written testimony must be received by jbowers@cityofchub-
buck.us at least 7 days prior to the hearing, shall comply with
standards established in City resolution 2021.06. A complete
description of each Item is available to the public on request
to jbowers®cityofchubbuck.us. Commission packets are gen-
erally available the week before the meeting at hftps://city-
ofchubbuck.us/land-use-commior,lon or are available by
contacting the City Clerk. Any and all persons may register
comments, protests, or agreements on the hearing subjects
being considered In person. Oral testimony concerning these
proposals may be offered at the public hearing. Commission
may limit oral testimony.
Any person needing special accommodations to participate
In the meeting should contact the City Clerk, Joey Bowers
at Jbowers@cityofchubbuck.us at least 24 hours prior to the
meeting. Land Use meetings are open to the public and may
also be viewed via live stream for viewing only or watched later
online at: https,//www,youtube.com/@cityofchubbuck8409.
Joey Bowers
City Clerk
Published: March 28th, 2026 (ISJ848.728441)
CHUBBUCK
I D A H 0
PUBLIC WORKS
Public Works Department
Planning Services
290 E. Linden, Chubbuck, ID 83202
208.237.2430 — 208.239.3252
www.CityofChubbuck.us
April 14, 2026
NOTICE IS HEREBY GIVEN that the City of Chubbuck Land Use and Development Commission will
conduct a public hearing and deliberation at 6:00 PM on April 14, 2026 at Chubbuck City Council
Chambers, 290 E Linden Avenue, Chubbuck, Idaho. The item to be discussed is described below.
You are provided special notice of the following proposal pursuant to Idaho and City codes, as a
property owner of record within a defined distance or as a political subdivision/utility as is otherwise
required by law. The hearing will be open to the public and you are notified of your opportunity to
testify in favor of, neutral to, or against the proposal.
A public hearing will be held with respect to the following item:
An application to amend the Northside Crossing community Master Development Plan. Type of
action: Recommendation.
Background: The Northside Crossing Creative Community (see following page) encompasses
approximately 795 acres with a mixture of residential, commercial, and community development.
Location: The subject property is generally bounded on the north by Tyhee Road, on the east by the
Hiline Canal, on the south by New Day Parkway, and on the west by the Union Pacific Railroad.
Procedure: The Commission will consider whether:
1. The proposal would be in the community's best interest.
2. The procedures complies with Idaho Statutes 67-6509 and 67-6511.
3. The procedures complies with City code sections 18.21.030.0 and 18.35.120.
4. The proposal meets the criteria in City code section 18.28.040.D and 18.28.050.6, as applicable.
5. Change is needed to recognize substantial changes in the actual conditions of the area or city
that have occurred since the plan was approved,
6. The proposal would not conflict with the stated intent and purposes of the Master
Development Plan or City code section 18.35.120.H.
Materials available to the public: Complete copies of the proposal are available by contacting Don
Matson, Planning Services Manager:
o Email: dmatson@cityofchubbuck.us
o City Hall: 290 E. Linden Avenue, Chubbuck
o Phone: 208-239-3252
The staff report, including application materials and public comments, will be available to review 6
days prior to the hearing at the above address, or on the city website:
• cityofchubbuck.us 4 Government 4 Land Use and Development Commission 4 Land Use
Meeting Packets (left side of page)
Providing Comment: Any and all persons may register comments, protests, or agreements on the
hearing subjects being considered.
Written testimony, including emails, must be received at least 7 days prior to the hearing to be
part of the staff report, and shall be considered public record (see address above).
Complete staff reports will be available at City Hall 6 days before the public hearing and will be
presented to the Commission with any written testimony received prior to the deadline.
Oral testimony concerning the proposal may be offered during the public hearing. The
Commission may limit oral testimony.
Background: The Northside Crossing Creative
Community was created in 2019. A Creative
Community (CC) has some similarities with a
Planned Unit Development.
• A CC is a special zoning district for each CC.
(Harvest Springs is another CC in Chubbuck.)
They each have a special chapter in City
code.
• Approving the chapter in City code is done
by ordinance, which includes a Master
Development Plan (MDP)
• The MDP includes a Design Manual with
special standards on how buildings look and
for street designs, etc.
The existing and proposed land use/concept
maps are on the following pages.
Summary: Aside from the land use concept
plan amendment, the proposal would increase:
• Housing units from 690 to 756 (3.9
units/acre)
• Non-residential/commercial floor space to
1.23 million square feet.
• Trails, from 7.1 miles to 8.6 miles
• Total open space, from 35.8 acres to 46.3
acres.
• Contact Don Matson (address on previous
page) to see the whole application.
Special accommodation: Any person needing special accommodation to participate in the meeting
should contact Joey Bowers, City Clerk, at 208-237-2400 at least 24 hours prior to the meeting.
290 E Linden Avenue, Chubbuck, ID 83202
Phone 208.237.2430
CHUBBUCK www•CityofChubbuck.us
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M A S T E R P L A N G U I D E L I N E S 5' r O N
LAND USE CONCEPT Current Approved Plan
Northside
NCrossing
AT NEW DAY
Within Northside Crossing and consistent with the CC Zone, there are three Land use classifications. This is
to identify a development character that differs not only in density and use, but also in the character of the
development and the nature of the open space, the streets, the buildings and the landscaping. The District
Map below provides a general configuration of the proposed Land use within Northside Crossing.
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LAND USE CONCEPT
Northside
NCrossing
AT NEW DAY
Within Northside Crossing and consistent with the CC Zone, there are three Land use classifications. This is
to identify a development character that differs not only in density and use, but also in the character of the
development and the nature of the open space, the streets, the buildings and the landscaping. The District
Map below provides a general configuration of the proposed Land use within Northside Crossing.
DISTRICT MAP
PZ 26-009
Northside Crossing Creative Community
Master Development Plan Amendment
EXHIBIT 4C:
EVIDENCE OF NOTICE
PROPERTIES WITHIN 300 FEET
MAILING LIST - PZ 26-009
OWNER OF RECORD
STREETADDRESS
CITY, ST ZIP
3SP INVESTMENTS LLC
250 S 5TH STREET 2ND FLOOR
BOISE, ID 83702
6169 REFLECTION
2943 PARKWAY BLVD #33
SALT LAKE CITY, UT 84119
A & G BROWN FAMILY TRUST
ALBERS INCORPORATED
ASHBY, SETH
5719 JOURNEY WAY
C/O TYHEE & S & N WATER ASSOC C/O
DUFFIN, JOHN 13181 N BILLY LANE
6102 ROLLING HILLS LOOP
CHUBBUCK, ID 83202
POCATELLO, ID 83202
CHUBBUCK, ID 83202
BAKER, TERENCE K
468 POCANO ST
CHUBBUCK, ID 83202
BARLOW, DENNIS
600 AURORA BLVD
CHUBBUCK, ID 83202
BASTIAN, J PAUL
13032 N MOONGLOW LN
POCATELLO, ID 83202
BEITZ, MICHAEL
5765 JOURNEY WAY
CHUBBUCK, ID 83202
BELL, TED
5710 NORTHSIDE CROSSING RD UNIT C
CHUBBUCK, ID 83202
BELL, TED TRAVIS
5692 NORTHSIDE CROSSING UNIT B
CHUBBUCK, ID 83202
BERGHOLM, KATHLEEN
5831 SPRING MEADOWS RD
CHUBBUCK, ID 83202
BITHELL, SUSAN J
5710 NORTHSIDE CROSSING UN D
CHUBBUCK, ID 83202
BLYTHE, KATHERINE S
418 POCANO ST
CHUBBUCK, ID 83202
BONZON, ANNIE MARIE
13153 N MOONGLOW LANE
POCATELLO, ID 83202
BOREN, GREGORY DON
478 POCANO
CHUBBUCK, ID 83202
BOWMAN, CAROL
5692 NORTHSIDE CROSSING UNIT C
CHUBBUCK, ID 83202
BUNCE, IED D
CAMERON, KEVIN SCOTT
CAROLIE MECCICO KIMBALL FAMILY
INTER VIVOS REVOC TRUST
CARTER, WAYNE
CHATTERLEY, VICKIE
CHOULES, JEFF
13139 N BILLY LN
13068 N MANNING LN
5780 JOURNEY WY
12262 N HILINE RD
5692 NORTHSIDE CROSSING UNIT D
13136 N BILLY LN
POCATELLO, ID 83201
POCATELLO, ID 83202
CHUBBUCK, ID 83202
POCATELLO, ID 83202
CHUBBUCK, ID 83202
POCATELLO, ID 83202
CHRIST, VICKIE
5745 JOURNEY WAY
CHUBBUCK, ID 83202
COLLINS, MICHAEL D
13036 N MANNING LN
POCATELLO, ID 83202
COMSTOCK, TAMI MARIE
5753 JOURNEY WAY
CHUBBUCK, ID 83202
CONCORD PROPERTIES LLC
PO BOX 2373
POCATELLO, ID 83206
COX, KAITLIN
5914 SPRING MEADOWS RD
CHUBBUCK, ID 83202
CRUMP, TODD
13031 N BILLY LN
POCATELLO, ID 83202
DKL LLC
13826 N MOONGLOW LN
POCATELLO, ID 83202
DKL LLC
13982 N RIO VISTA RD
POCATELLO, ID 83202
DRISCOLL, JEFFERY D REVOC TRUST
12288 N HILINE RD
POCATELLO, ID 83202
ELITE SERVICES INC
PO BOX 2618
POCATELLO, ID 83206
ELLIS, JOSHUA D
12883 LOVELL LN
POCATELLO, ID 83202
ESCALONA, MARCOS
560 AURORA BLVD
CHUBBUCK, ID 83202
FARNSWORTH, KAMRON
448 POCANO ST
CHUBBUCK, ID 83202
FOLTZ, DENNIS
13066 N BILLY LN
POCATELLO, ID 83202
FOX, ROGER B
408 RADIANCE CT
CHUBBUCK, ID 83202
FREED, CHRISTOPHER YOUNG FAMILY
TRUST
FULTON, KIM LIAN
12242 N HILINE RD
5773 JOURNEY WAY
POCATELLO, ID 83202
CHUBBUCK, ID 83202
GALLOWAY, ROBERT B
13156 N HILINE RD
POCATELLO, ID 83202
GARVIN, JEFF
488 POCANO ST
CHUBBUCK, ID 83202
GRACE AT CHUBBUCK LLC
ATTN: LINDA HINES 890 N COLE RD
BOISE, ID 83704
HARMON, CONNIE
5760 NORTHSIDE CROSSING UNIT B
CHUBBUCK, ID 83202
MAILING LIST - PZ 26-009
OWNER OF RECORD
STREETADDRESS
CITY, ST ZIP
HARPER, MICHAEL J
13141 N MANNING LN
POCATELLO, ID 83202
HARRIS, CALEB K
1369 REMMINGTON RD
POCATELLO, ID 83201
HARVEST SPRINGS JV
3308 AUTUMN RAIN RD
POCATELLO, ID 83201
HAYBALL, JULIE
5752 JOURNEY WAY
CHUBBUCK, ID 83202
HAYNES, BEVERLY
5725JOURNEYAVE
CHUBBUCK, ID 83202
HICKEY, JOSH M
6100 REFLECTION RIDGE DR
CHUBBUCK, ID 83202
HINDS, MARKT
13098 N MOONGLOW LN
POCATELLO, ID 83202
HOPKINS, BRIAN
272 TAIL WIND CIRCLE
CHUBBUCK, ID 83202
HOPSTER, DOUGLAS PAUL
5764 JOURNEY WAY
CHUBBUCK, ID 83202
HUBBARD, JEFFREY
609 AURORA BLVD
CHUBBUCK, ID 83202
INTRASTATE DEVELOPMENT GROUP INC
4902 BURLEY DR STE 9
CHUBBUCK, ID 83202
JAFA HOLDINGS INC
1440 N 980 E
SHELLEY, ID 83274
JAMES, DONNA D
5760 NORTHSIDE CROSSING UNIT D
CHUBBUCK, ID 83202
JJAR INVESTMENT LLC
C/O MARSHALL, JOHN 480 TEWA AVE
POCATELLO, ID 83204
JMA HOLDINGS LLC
5030 TESSA CIR
CHUBBUCK, ID 83202
JOHN LAND REBECCA L CULLEN TRUST
5710 NORTHSIDE CROSSING RD UNIT B
CHUBBUCK, ID 83202
JOHNSON, ROSEMARIE S
5695 NORTHSIDE CROSSING UNIT 102
CHUBBUCK, ID 83202
JONES, JAMES
5710 NORTHSIDE CROSSING RD UNIT
CHUBBUCK, ID 83202
JONES, JUSTIN
11401 PRAIRIE VISTA DR.
POCATELLO, ID 83202
JORDAN, PAUL G
13087 N BILLY LN
POCATELLO, ID 83202
JOURNEYTRUST
5718 JOURNEY WAY
CHUBBUCK, ID 83202
JYY LLC
5730 NORTHSIDE CROSSING
CHUBBUCK, ID 83202
JYY LLC
13982 N RIO VISTA RD
POCATELLO, ID 83202
KCJ ENTERPRISES LLC
2131 CASSIA ST
POCATELLO, ID 83201
KELLER, MONICA
142 S DESERT SAGE LN
WASHINGTON, UT 84780
KING, PATRICK M
13138 N MANNING LN
POCATELLO, ID 83202
KUGLER, KENNETH KIP
13311 HILINE RD
POCATELLO, ID 83202
L D S CHURCH
CORP OF PRESIDING BISHOPRIC 50 E
NORTH TEMPLE
SALT LAKE CITY, UT 84150
LOT OWNERS CONCORD CORNER
LOT OWNERS NORTHSIDE CROSSING DIV
PO BOX 2373
C/O JYY LLC 416 SOUTH 4TH
POCATELLO, ID 83206
POCATELLO, ID 83201
LOT OWNERS OF NORTHSIDE CROSSING
DIV 3
C/O JYY LLC 416 SOUTH 4TH
POCATELLO, ID 83201
LOVELAND, MATTHEW
721 HARVEST SPRINGS BLVD
CHUBBUCK, ID 83202
MANTHE, MARVIN
5762 NORTHSIDE CROSSING UNIT B
CHUBBUCK, ID 83202
MARLOWE, TYLER
368 POCANO ST
CHUBBUCK, ID 83202
MAXINE S COFFEY REVOCABLE TRUST
5759 JOURNEY WAY
CHUBBUCK, ID 83202
MCCURDY, RODNEY E
13065 N MANNING LN
POCATELLO, ID 83202
MERICA, RANDY
598 NEW DAY PARKWAY
CHUBBUCK, ID 83202
MERRILL, NATHAN H
2181 SATTERFIELD DR
POCATELLO, ID 83201
MILES, JORDON
438 POCANO ST
CHUBBUCK, ID 83202
MMDM10 LLC
PO BOX 2028
SUN VALLEY, ID 83353
MPW LIVING TRUST
5738 JOURNEY WAY
CHUBBUCK, ID 83202
MURDOCK LLC
2493 N INKOM RD
INKOM, ID 83245
NEW DAY VENTURES LLC
13982 N RIO VISTA RD
POCATELLO, ID 83202
NEWTON, RONALD
13063 N BILLY LN
POCATELLO, ID 83202
MAILING LIST - PZ 26-009
OWNER OF RECORD
STREETADDRESS
CITY, ST ZIP
NORTHSIDE CROSSING HOA
5730 NORTHSIDE CROSSING
CHUBBUCK, ID 83202
OFISA-GALO, VAIMAILA
579 AURORA BLVD
POCATELLO, ID CHUBB
OLSON, JORDAN
OREGON SHORT LINE RR CO
PARTNER, HARVEY D
PASKINS, KAYLYNNE
PATTIE, GLENN R
6099 REFLECTION RIDGE DR
C/O UNION PACIFIC RAILROAD CO
PROPERTYTAX DEPARTMENT 1700
FARNAM ST 10TH FLOOR SOUTH
409 RADIANCE CT
13064 N MOONGLOW LN
13086 N MANNING LN
CHUBBUCK, ID 83202
OMAHA, NE 68102
CHUBBUCK, ID 83202
POCATELLO, ID 83202
POCATELLO, ID 83202
PEARL CREEK ENDEVORS LLC
6217 NOUNAN RD
MONTPELIER, ID 83254
QUICK, SHANE LAVAR
13120 N MOONGLOW LN
POCATELLO, ID 83202
RICH, SAM GROVER 1/3 INT
65 S 300 E
OREM, UT 84058
ROBINSON, HENRY B
5781 JOURNEY WAY
CHUBBUCK, ID 83202
ROSA, THEODORE A
13033 N MANNING LN
POCATELLO, ID 83202
ROSE, TIMOTHY
5724 JOURNEY WAY
CHUBBUCK, ID 83202
SCHNEIDER, KELLY
5692 NORTHSIDE CROSSING UNIT B
CHUBBUCK, ID 83202
SERNA, ROBERTO
13084 N BILLY LN
POCATELLO, ID 83202
SIMON, STEVEN MICHAEL
599 AURORA BOULEVARD
CHUBBUCK, ID 83202
SIMONS, N CRAIG
4970 PLEASANT VIEW DR
CHUBBUCK, ID 83202
SIMPER, GARY
PO BOX 2101
LITTLEFIELD, AZ 86432
SNELL, REBECCA MCKEE
5695 NORTHSIDE CROSSING UNIT D
CHUBBUCK, ID 83202
SNYDER, JANET
5739 JOURNEY WAY
CHUBBUCK, ID 83202
SORENSEN, JACK L
428 POCANO ST
CHUBBUCK, ID 83202
SOUTHWICK, ZACHARY
378 POCANO ST
CHUBBUCK, ID 83202
SRC HOLDINGS LLC
5690 INDUSTRY WAY
POCATELLO, ID 83202
STREEPER, STEVEN NOALL
396 RADIANCE CT
CHUBBUCK, ID 83202
THOMPSON, HAROLD C
388 POCANO ST
CHUBBUCK, ID 83202
THURMAN, ASHLEY LYNNE
5898 SPRING MEADOWS RD
CHUBBUCK, ID 83202
TRIPP, JULIA
1275 CUSTER RD
ELLIS, ID 83235
WARREN, TERRY G
5760 NORTHSIDE CROSSING UNIT C
CHUBBUCK, ID 83202
WILKS, STEPHEN BROCK
13089 N MANNING LN
POCATELLO, ID 83202
WILLIAMS, KELLY G
6112 REFLECTION RIDGE DR
CHUBBUCK, ID 83202
WOLFE, BRYANT
6121 REFLECTION RIDGE DR
CHUBBUCK, ID 83202
WOODLAND, JAMES M
13034 N BILLY LN
POCATELLO, ID 83202
YOST, KENT L
13826 N MOONGLOW LN
POCATELLO, ID 83202
YOUNG, TIMOTHY
398 POCANO ST
CHUBBUCK, ID 83202
School District 25 School District 25 School District 25
3115 Pole Line Road 3115 Pole Line Road 3115 Pole Line Road
Pocatello, ID 83201 Pocatello, ID 83201 Pocatello, ID 83201
Planning & Development
5500 South 5th Avenue
Pocatello, ID 83204
Fort Hall Irrigation Project
PO Box 583
Fort Hall, ID 83203
Southeastern Idaho Public Health
1901 Alvin Ricken Drive
Pocatello, ID 83201
Pocatello Chubbuck Auditorium
1567 Way to Grace
Pocatello, ID 83204
Pocatello Airport
PO Box 4169
Pocatello, ID 83205
Idaho Fish & Game
1345 Barton Road
Pocatello, ID 83204
Portneuf Library
5210 Stuart Ave.
Chubbuck, ID 83202
Pocatello Regional Transit
5815 South 5th Avenue
Pocatello, ID 83204
Planning & Development
5500 South 5th Avenue
Pocatello, ID 83204
Fort Hall Irrigation Project
PO Box 583
Fort Hall, ID 83203
Southeastern Idaho Public Health
1901 Alvin Ricken Drive
Pocatello, ID 83201
Pocatello Chubbuck Auditorium
1567 Way to Grace
Pocatello, ID 83204
Pocatello Airport
PO Box 4169
Pocatello, ID 83205
Idaho Fish & Game
1345 Barton Road
Pocatello, ID 83204
Portneuf Library
5210 Stuart Ave.
Chubbuck, ID 83202
Pocatello Regional Transit
5815 South 5th Avenue
Pocatello, ID 83204
Planning & Development
5500 South 5th Avenue
Pocatello, ID 83204
Fort Hall Irrigation Project
PO Box 583
Fort Hall, ID 83203
Southeastern Idaho Public Health
1901 Alvin Ricken Drive
Pocatello, ID 83201
Pocatello Chubbuck Auditorium
1567 Way to Grace
Pocatello, ID 83204
Pocatello Airport
PO Box 4169
Pocatello, ID 83205
Idaho Fish & Game
1345 Barton Road
Pocatello, ID 83204
Portneuf Library
5210 Stuart Ave.
Chubbuck, ID 83202
Pocatello Regional Transit
5815 South 5th Avenue
Pocatello, ID 83204
North Bannock Fire District North Bannock Fire District North Bannock Fire District
444 E. Chubbuck Rd. 444 E. Chubbuck Rd. 444 E. Chubbuck Rd.
Chubbuck, ID 83202 Chubbuck, ID 83202 Chubbuck, ID 83202
Community Relations Community Relations Community Relations
Idaho Power Company Idaho Power Company Idaho Power Company
243 Blue Lakes South 243 Blue Lakes South 243 Blue Lakes South
Twin Falls, ID 83301 Twin Falls, ID 83301 Twin Falls, ID 83301
Intermountain Gas Co.
12584 W. Tyhee Rd.
Pocatello, ID 83206
Bannock County Commissioners
130 North 6th Ave.
Pocatello, ID 83201
Bannock County Assessor
130 N. 6th Ave.
Pocatello, ID 83201
Bannock County Road & Bridge
5500 South 5th Ave.
Pocatello, ID 83204
Idaho Transportation Department
5151 South 5th Ave.
Pocatello, ID 83204
United States Postal Service
730 East Clark St.
Pocatello, ID 83201
Bannock Planning Organization
P.O. Box 6129
Pocatello, ID 83205
Community Relations
Sparklight
204 W. Alameda Rd.
Pocatello, ID 83201
Intermountain Gas Co.
12584 W. Tyhee Rd.
Pocatello, ID 83206
Bannock County Commissioners
130 North 6th Ave.
Pocatello, ID 83201
Bannock County Assessor
130 N. 6th Ave.
Pocatello, ID 83201
Bannock County Road & Bridge
5500 South 5th Ave.
Pocatello, ID 83204
Idaho Transportation Department
5151 South 5th Ave.
Pocatello, ID 83204
United States Postal Service
730 East Clark St.
Pocatello, ID 83201
Bannock Planning Organization
P.O. Box 6129
Pocatello, ID 83205
Community Relations
Sparklight
204 W. Alameda Rd.
Pocatello, ID 83201
Intermountain Gas Co.
12584 W. Tyhee Rd.
Pocatello, ID 83206
Bannock County Commissioners
130 North 6th Ave.
Pocatello, ID 83201
Bannock County Assessor
130 N. 61h Ave.
Pocatello, ID 83201
Bannock County Road & Bridge
5500 South 5th Ave.
Pocatello, ID 83204
Idaho Transportation Department
5151 South 5th Ave.
Pocatello, ID 83204
United States Postal Service
730 East Clark St.
Pocatello, ID 83201
Bannock Planning Organization
P.O. Box 6129
Pocatello, ID 83205
Community Relations
Sparklight
204 W. Alameda Rd.
Pocatello, ID 83201
Community Relations Community Relations Community Relations
CenturyLink CenturyLink CenturyLink
PO Box 52187 PO Box 52187 PO Box 52187
Phoenix, AZ 85072 Phoenix, AZ 85072 Phoenix, AZ 85072
PZ 26-009
Northside Crossing Creative Community
Master Development Plan Amendment
EXHIBIT 4F:
EVIDENCE OF NOTICE
ON-SITE POSTING
New Day Parkway
r
Tyhee Road
Hiline Road
Outlook
Public Testimony - Northside Crossing MDP Amendment (April 14 Hearing)
From
Date Tue 4/7/2026 1:24 PM
To Joey Bowers <JBowers@cityofchubbuck.us>
Cc Don Matson <dmatson@cityofchubbuck.us>; draycan@gmail.com <draycan@gmail.com>
D 5 attachments (957 KB)
Steven Simon and April Rose letter to Lyn Yost.docx; mow strip cannot be rockjfif; My dad is on the boardjfif; Receipt of certified
letterjfif; Rock is not allowedjfif;
Dear Joey Bowers and Don Matson,
We are residents of 599 Aurora Blvd. We are writing to offer Neutral/Against testimony regarding
the proposed amendment to the Northside Crossing Master Development Plan.
While the developer proposes increasing housing density, we believe any approval should be
strictly conditioned on the developer following existing standards and providing transparent
governance, which is currently not happening:
Landscaping Inconsistency: The Master Plan (Page 59) limits turf to 70% and requires the
remaining 30% to be shrubs, perennials, or groundcover. However, the ACC has verbally and via text
mandated that the mow strip "must be grass," citing a "guideline" that contradicts the written 70/30
sustainability goals of the Master Plan. We have received verbal threats of a lien on our home for
choosing rock and drought -tolerant plantings.
Selective Enforcement and Safety Hazards: While the ACC threatens residents over landscaping
aesthetics, developer -owned unpurchased lots with the subdivision have been left overgrown with
weeds. These weeds have historically obstructed visibility at intersections (a violation of Idaho
Code § 49-221), creating a safety hazard that was only addressed after formal legal notice was
served.
Builder Liability (Section 72): Construction for neighboring lots damaged our irrigation and turf.
Despite the MDP stating the builder is liable for "landscape and utility interruption," our report was
dismissed by the ACC without investigation.
Lack of Due Process and Transparency: We sent a formal, certified appeal on August 22, 2025. On
August 25, 2025, the ACC lead confirmed receipt via text, promising to "visit with the other
members and be back with you." It has been over 225 days without a written response.
Furthermore, we have text confirmation that the "Board" currently consists only of the developer
and his father, creating a significant conflict of interest.
We ask the Commission to require that this amendment include a clear, written grievance process
and protections for residents against arbitrary enforcement before any expansion of the
development is granted.
Sincerely,
Steven Simon and April Rose
599 Aurora Blvd, Chubbuck, ID 83202
CAUTION: This email originated from outside the organization. Do not click links or open
attachments unless you recognize the sender and know the content is safe.
Steven Simon and April Rose
599 Aurora Blvd
Chubbuck, ID 83202
August 22, 2025
To:
Architectural Control Committee
Northside Crossing Development
c/o Lyn Yost
13982 N Rio Vista Rd
Chubbuck, ID 83202
Subject: Formal Appeal—Gravel in Mow Strip (Front Yard Landscape)
Dear Members of the Architectural Control Committee,
We are writing to formally appeal the verbal denial of our landscaping proposal for the mow
strip along the street at 599 Aurora Blvd, Chubbuck, ID 83202. We believe our request warrants
fair and consistent consideration, especially given the unusual circumstances that have prompted
a revision to our landscaping approach.
Catalyst: Why We Chose to Re -Landscape
• Construction Damage: Workers from the development next door inadvertently damaged
the grass in our mow strip.
• Ineffective Remediation: The developer's initial response—scattered reseeding—failed;
the seed blew away, reaffirming that seeding is impractical in our windy conditions.
• Sprinkler Damage: Construction activities also caused a hidden leak in our irrigation
system. Although repaired later, not before our turf had turned yellow due to lack of
water.
• Lesson Learned: These incidents made it clear our turf -based design—heavily irrigation-
dependent—is unsustainable under environmental pressures and ongoing construction.
We therefore opted for a resilient, low -maintenance landscape requiring less water.
1. Code Basis and Permissible Materials
Per Chubbuck City Code § 18.35.090, the CC -NC zoning district allows a broad selection of
landscape materials—including rock, wood, decorative features, drought -tolerant species, and
more—extending beyond turf, as long as designs are consistent with the master development
plan and guidelines.
2. Inconsistent Enforcement Undermines Fairness
No rule or code has been provided to justify the denial of our landscaping proposal. Meanwhile,
several more significant issues remain unaddressed in the neighborhood:
• 5899 Spring Meadows stands as the neighborhood's gem: a professionally executed
landscape without turf that greatly enhances the community's aesthetic.
• At 5885 Spring Meadows, a broken-down vehicle—likely violating the abandoned -
vehicle ordinance—has lingered for over a month.
• 5922 Spring Meadows continues to show overgrown weeds in historical street -view
imagery without any enforcement.
• At 5898 Spring Meadows, a boat and an RV remain openly stored in violation of
screening requirements.
• 579 Aurora Blvd remains entirely un -landscaped despite long-term occupancy.
• Developer -owned unsold lots are overgrown with weeds that obstruct visibility at the
intersection of Aurora Blvd and Hiline Rda safety hazard under Idaho Code § 49-221
(requiring removal of sight obstructions in vision triangles). Yet no enforcement has
occurred, even though the developer serves on the Architectural Control Committee.
3. Proposed Compromise Aligned with Code Intent
In light of these enforcement inconsistencies, and given code allowances, we propose a
landscape that blends gravel with drought -tolerant plantings. This approach supports
sustainability, aligns with neighborhood aesthetics, and addresses environmental realities.
4. Request for Fair Review and Clarity
We respectfully request:
1. Written documentation of any code or regulation explicitly prohibiting gravel in mow
strips—none has been provided to date.
2. Reconsideration of our design—or clear guidance on necessary revisions for approval.
3. If needed, a formal opportunity to appeal through standard Committee procedures.
5. Closing & Next Steps
Our revised design reflects thoughtful adaptation to both environmental factors and
construction -related disruptions. We aim to uphold neighborhood design standards while
implementing a sustainable solution. We trust the Architectural Control Committee will review
our appeal with equity and professionalism.
We respectfully request a written response to our appeal by September 4, 2025. For clarity and
record-keeping, this letter is being sent via certified mail, return receipt requested.
Thank you for your prompt attention to this matter. If we do not receive a response by September
4, 2025 we will follow up to ensure mutual understanding and resolution.
Thank you for your time and consideration.
Sincerely,
Steven Simon and April Rose
Sources
1. Chubbuck City Code § 18.35.090 — Landscaping Standards: Allows decorative rock,
gravel, and drought -tolerant materials.
2. Chubbuck City Code § 8.12.020 — Abandoned Vehicles as Nuisances: Vehicles left over
24 hours are considered nuisances.
3. Chubbuck City Code § 8.56.150 — Violations Deemed Public Nuisances: Conditions
that threaten public health or safety may be abated at the owner's expense.
4. Chubbuck City Code § 18.21.050 — Screening Requirements for Boats/RVs: Requires
storage of such vehicles to be screened from public view.
5. Idaho Code § 49-221— Removal of Traffic Hazards: Property owners must remove sight
obstructions within the vision triangle at intersections. Failure may result in misdemeanor
charges.
F Lyn Yost S' ;
Monday, Aug 11 • 12:44
Looks like you're doing an extreme
makeover on your landscaping.
By chance, do you have something different
than grass planned for the mow strip out
front?
The mow must be a mow strip.
Unfortunately, it cannot be rock.
She has been asked tc
Landscaping.
�j kcS message
ge her
O O 61111
F Lyn Yost S' ;
not
Thanks for understanding!
Monday, Aug 11 • 14:55
Just toa memorialize the conversation that
we had today. Rock is not allowed in the
mow strip in the front of the homes. It must
be grass. This creates uniformity in the
neighborhood and is an HOA guideline.
Artificial grass will be considered, but needs
to be approved prior to installation.
I will have to look it up tonight when I get
back to my house. either way all exterior
landscaping, and home design must be
approved by the architectural board and
that's a decision that the architectural board
made before we even started the
subdivision.
�j kcs message Q Q $I'll,
F • Lyn Yost
SUUUIVISIUn.
At this point, it is just myself and my dad.
Nate and Justin with Sage are also
technically still on the list.
Chubbuck primarily looks for my signature.
Monday, Aug 25 • 15:51
Just seeing this last text from you. I
seriously doubt that your landscaper felt like
I was accosting him. It was just the opposite.
I had a very cordial conversation with him
and even invited him to give me a quote on
the landscaping on the home next-door, and
even potentially do some excavation work
for me. I will follow up with him to see if he
felt like I was accosting him.
Rv +ho 1Afnv I riirl ranoivo vnnr nor+iiior! lo++or
1+1 i?r.0 mpocz Ann 1"] ED VIII
1203 e re. 0 •
F • Lyn Yost
ivate ana uusun wan nage are also
technically still on the list.
Chubbuck primarily looks for my signature.
Monday, Aug 25 * 15:51
Just seeing this last text from you. I
seriously doubt that your landscaper felt like
I was accosting him. It was just the opposite.
I had a very cordial conversation with him
and even invited him to give me a quote on
the landscaping on the home next-door, and
even potentially do some excavation work
for me. I will follow up with him to see if he
felt like I was accosting him.
By the way, I did receive your certified letter
with respect to the request to deviate from
our neighborhood plan for the mow strip. I
will visit with the other members of the
committee and be back with you.
RCS chat with Lyn
G RCS message Q Q oli,
Outlook
Re: Northside Crossing lot configuration
From
Date Fri 4/3/2026 8:53 AM
To Don Matson <dmatson@cityofchubbuck.us>
Thanks Don. This will take me a while to read. One thing that stands out is that there is no mention of
CC&R's. Where is the community responsibility and city maintenance responsibility described? We have
CC&R's. Will our 30 or so mixed unit neighborhood be the only area having this set of rules. We are
dependent on mowing, irrigation, landscape, snow removal, and exterior home maintenance. How does
that apply to the future?
From: Don Matson <dmatson@cityofchubbuck.us>
Sent: Thursday, April 2, 2026 5:41 PM
To:
Subject: Re: Northside Crossing lot configuration
Chris:
Thanks for asking - it's good to share information with anyone who wants to know.
I have a number of files I can send you, but I'll focus on your question.
The requested change is to alter the layout of the area (except in the two developed areas), and increase the
amount of non-residential/commercial space. This increase in housing units is just small enough that it doesn't
need a public hearing, but it's included.
The proposed layout moves the main activity center farther north and makes it more commercial and public
buildings than the current plan. So I've attached a copy of the current plan, approved in 2019, with the proposed
changes. I'll send two more docs in a separate email.
Don Matson
Planning Manager
City of Chubbuck 1 208-239-3252
From:
Sent: Thursday, April 2, 2026 8:28 AM
To: Don Matson <dmatson@cityofchubbuck.us>
Subject: Northside Crossing lot configuration
Hello Don. This is Chris Schneider. We live in Northside Crossing at 5692 Northside Crossing #A. I have
received the letter about the proposed changes to the Master Plan. Do you have the new proposed lot
configuration map available to send me so that we can see where the additional 66 lots will be added,
and how this effects what is already here?? Thanks
Chris
CAUTION: This email originated from outside the organization. Do not click links or open
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CAUTION: This email originated from outside the organization. Do not click links or open
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April 7, 2026
Planning & Zoning Commission
City of Chubbuck, Idaho
Attn: Don Matson
dmatson@cityofchubbuck.us
Re: Northside Crossing at New Day: Proposed Changes (PZ 26-009)
Dear Planning & Zoning Commissioners:
I am writing regarding the proposed changes in the Northside Crossing at New Day
neighborhood scheduled for public hearing on April 14, 2026. I have serious concerns about the
builder's ability to develop the community effectively and in a timely manner. My wife and I
have been residents of this community for nearly four years (this June). During that time, several
issues have arisen that call into question the builder's ability to deliver the items now being
presented to the Commission.
Approving additional changes before existing commitments are fulfilled would not be good for
our community or for the City's long-range planning. It would reward incomplete delivery, set an
unhealthy precedent for future phases, and undermine resident trust in the master -planned
process. It also creates practical impacts for residents and the City, including shifting or reducing
promised amenities after homes are sold; leaving neighborhoods without expected recreational
facilities and common -area improvements; increasing maintenance burdens and disputes when
landscaping and common areas are left unfinished; and complicating City coordination for
streets, snow storage, utilities, and future connections when project components are delayed or
changed midstream. More broadly, approving changes while Phase One obligations remain
unmet weakens the City's ability to enforce conditions of approval and protect neighborhood
character, and it signals to future applicants that commitments can be revised without first
delivering what was approved.
Summary of Community Concerns
• Unfinished Phase One commitments, including promised amenities (such as a separate
55+ clubhouse and pool).
• Unfinished common -area and streetscape items (including landscaping), impacting
neighborhood appearance, usability, and ongoing maintenance.
• Lack of transparency and documentation regarding HOA finances (fees, expenditures,
and increases).
• Delays in resident representation and HOA turnover, including concerns that control is
not being relinquished to homeowners with complete accounts and current HOA tax
filings.
• Decisions affecting residents (such as vendors for landscaping and snow removal) have
been made without homeowner input, and residents report that requests for information
have been met with threats of liens.
• Repeated delays and shifting timelines for key milestones (including clubhouse
groundbreaking) have reduced trust in future representations.
Professional and Ethical Standards (Idaho)
I also ask the Commission to consider the professional and ethical standards applicable in Idaho.
Importantly, the community builder is also a licensed real estate professional. Under Idaho Code
§ 54-2060 (Grounds for Disciplinary Action), misconduct by a person performing or
attempting to perform any act requiring an Idaho real estate broker or salesperson license may
include (among other items) fraudulent misrepresentations, a continued or flagrant course of
misrepresentation or making of false promises, failure to account for or remit money or
property belonging to another, and other conduct constituting dishonest or dishonorable
dealings. In addition, REALTORS® who are members of the National Association of
REALTORS® are required to follow the NAR Code of Ethics, which sets expectations for
honesty, fairness, and professionalism in real estate practice.
While I am not asking the Commission to make a legal determination through this land -use
process, I believe these standards reinforce why the City should require clear documentation,
fulfillment of commitments, and transparent accounting before approving additional changes that
affect residents and the City.
The builder states that Phase One is complete; however, residents do not believe it is. Reiterating
the key items that were part of what we relied on when purchasing our homes remain
incomplete, including:
1. A clubhouse and pool for the 55+ community, separate from the family communities.
2. Completion of landscaping along the streets within the community.
3. Providing annual reports to the HOA community and allowing residents to serve on the
HOA board.
4. Making key decisions without homeowner input on matters such as landscaping and
snow -removal companies. The builder has not provided residents with a formal profit -
and -loss accounting, yet residents report being threatened with liens when they request
this information.
5. Providing an accounting of HOA fees and expenditures. The builder has maintained full
control over HOA funds without explaining where the money is going. In addition,
monthly rates have increased, a resident meeting, or documentation showing that these
changes were financially necessary.
6. The builder has stated that once the 55+ community is three-quarters complete, the HOA
will be turned over to residents, and the builder will relinquish control. Any turnover
should include complete HOA financial accounts (including a current accounting of all
revenues and expenditures, receipts and descriptions of how these items are used for the
HOA), along with current HOA tax filings. In addition, residents have been told several
times that clubhouse "groundbreaking" would occur by a certain date; however, those
dates have repeatedly passed over the last four years without the work beginning.
7. Leaving empty lots with construction debris and allowing weeds to grow out of control,
creating safety and fire -risk concerns.
For these reasons, I respectfully ask the Planning & Zoning Commission to recognize that
approving the proposed changes (PZ 26-009) at this time would be harmful to the Northside
Crossing community and to the City's planning efforts. When approvals are modified before
prior commitments are delivered, the City's master -planning framework loses credibility,
enforcement becomes more difficult, and residents lose confidence in what is represented at the
time of purchase. I respectfully ask the Commission either to reject the application or defer it
until Phase One is completely finished as promised, with transparent, documented HOA
governance and financial oversight. Additionally, homeowners should be given control of the
HOA, with full account records and up-to-date HOA tax filings provided. Thank you for your
attention.
Sincerely,
Timothy Rose
Patricia Rose
5724 Journey Way
Chubbuck,ID 83202
11 Outlook
Public meeting April 14, 2026
From
Date Thu 4/2/2026 12:19 PM
To Don Matson <dmatson@cityofchubbuck.us>
Hello,
I am seeking additional information regarding the public hearing scheduled for April 14,
2026. My spouse and I purchased a home in the 55 -plus community, and we are
increasingly concerned that the developer is not fulfilling their commitments to us and to
the other residents in our development. While the developer has been personable, several
commitments on their side remain unaddressed. We have lived here since 2022 and are
still waiting for the clubhouse, which was a major factor in our decision to buy.
Additionally, despite the developer assuring us over three years ago that trees would be
planted that same year, we are still waiting for the trees. When we approached the
developer and asked if we could buy and plant our own trees, we were told no. The
developer was also supposed to turn over the HOA to the homeowners more than a year
ago; instead, the monthly fees have increased, and we have not received a legal profit or
loss statement for over three years. These ongoing issues have caused significant distress
among homeowners, and we are concerned the developer may abandon the project,
leaving us with inflated property values but none of the amenities promised to us in
writing. I understand you have a busy schedule, but any information you can provide
ahead of the meeting to share with the other homeowners would be greatly appreciated.
Sincerely, Tim and Patti Rose
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Outlook
Public Meeting April, 14,2026
From
Date Tue 4/7/2026 4:24 PM
To Joey Bowers <JBowers@cityofchubbuck.us>; Don Matson <dmatson@cityofchubbuck.us>
B 4 attachments (17 MB)
letter to city of Chubbuck .docx; 20230716_114517jpg; 20230716_1 14520jpg; 20230716_114528jpg;
Enclosed is our letter to be given to the planning board. Both my wife and I plan on attending to answer
any questions that may arise. Thank you for your time, see you then.
Tim and Patti Rose
April 7, 2026
Planning & Zoning Commission
City of Chubbuck, Idaho
Attn: Don Matson
dmatson@cityofchubbuck.us
Re: Northside Crossing at New Day: Proposed Changes (PZ 26-009)
Dear Planning & Zoning Commissioners:
I am writing regarding the proposed changes in the Northside Crossing at New Day neighborhood
scheduled for public hearing on April 14, 2026. 1 have serious concerns about the builder's ability to
develop the community effectively and in a timely manner. My wife and I have been residents of this
community for nearly four years (this June). During that time, several issues have arisen that call into
question the builder's ability to deliver the items now being presented to the Commission.
Approving additional changes before existing commitments are fulfilled would not be good for our
community or for the City's long-range planning. It would reward incomplete delivery, set an unhealthy
precedent for future phases, and undermine resident trust in the master -planned process. It also creates
practical impacts for residents and the City, including shifting or reducing promised amenities after
homes are sold; leaving neighborhoods without expected recreational facilities and common -area
improvements; increasing maintenance burdens and disputes when landscaping and common areas are
left unfinished; and complicating City coordination for streets, snow storage, utilities, and future
connections when project components are delayed or changed midstream. More broadly, approving
changes while Phase One obligations remain unmet weakens the City's ability to enforce conditions of
approval and protect neighborhood character, and it signals to future applicants that commitments can
be revised without first delivering what was approved.
Summary of Community Concerns
• Unfinished Phase One commitments, including promised amenities (such as a separate 55+
clubhouse and pool).
• Unfinished common -area and streetscape items (including landscaping), impacting neighborhood
appearance, usability, and ongoing maintenance.
• Lack of transparency and documentation regarding HOA finances (fees, expenditures, and
increases).
• Delays in resident representation and HOA turnover, including concerns that control is not being
relinquished to homeowners with complete accounts and current HOA tax filings.
• Decisions affecting residents (such as vendors for landscaping and snow removal) have been made
without homeowner input, and residents report that requests for information have been met with
threats of liens.
• Repeated delays and shifting timelines for key milestones (including clubhouse groundbreaking)
have reduced trust in future representations.
Professional and Ethical Standards (Idaho)
I also ask the Commission to consider the professional and ethical standards applicable in Idaho.
Importantly, the community builder is also a licensed real estate professional. Under Idaho Code § 54-
2060 (Grounds for Disciplinary Action), misconduct by a person performing or attempting to perform
any act requiring an Idaho real estate broker or salesperson license may include (among other items)
fraudulent misrepresentations, a continued or flagrant course of misrepresentation or making of false
promises, failure to account for or remit money or property belonging to another, and other conduct
constituting dishonest or dishonorable dealings. In addition, REALTORS' who are members of the
National Association of REALTORS' are required to follow the NAR Code of Ethics, which sets
expectations for honesty, fairness, and professionalism in real estate practice.
While I am not asking the Commission to make a legal determination through this land -use process, I
believe these standards reinforce why the City should require clear documentation, fulfillment of
commitments, and transparent accounting before approving additional changes that affect residents and
the City.
The builder states that Phase One is complete; however, residents do not believe it is. Reiterating the key
items that were part of what we relied on when purchasing our homes remain incomplete, including:
1. A clubhouse and pool for the 55+ community, separate from the family communities.
2. Completion of landscaping along the streets within the community.
3. Providing annual reports to the HOA community and allowing residents to serve on the HOA board.
4. Making key decisions without homeowner input on matters such as landscaping and snow -removal
companies. The builder has not provided residents with a formal profit -and -loss accounting, yet
residents report being threatened with liens when they request this information.
5. Providing an accounting of HOA fees and expenditures. The builder has maintained full control over
HOA funds without explaining where the money is going. In addition, monthly rates have increased, a
resident meeting, or documentation showing that these changes were financially necessary.
6. The builder has stated that once the 55+ community is three-quarters complete, the HOA will be turned
over to residents, and the builder will relinquish control. Any turnover should include complete HOA
financial accounts (including a current accounting of all revenues and expenditures, receipts and
descriptions of how these items are used for the HOA), along with current HOA tax filings. In addition,
residents have been told several times that clubhouse "groundbreaking" would occur by a certain date;
however, those dates have repeatedly passed over the last four years without the work beginning.
7. Leaving empty lots with construction debris and allowing weeds to grow out of control, creating safety
and fire -risk concerns.
For these reasons, I respectfully ask the Planning & Zoning Commission to recognize that approving the
proposed changes (PZ 26-009) at this time would be harmful to the Northside Crossing community and
to the City's planning efforts. When approvals are modified before prior commitments are delivered, the
City's master -planning framework loses credibility, enforcement becomes more difficult, and residents
lose confidence in what is represented at the time of purchase. I respectfully ask the Commission either
to reject the application or defer it until Phase One is completely finished as promised, with transparent,
documented HOA governance and financial oversight. Additionally, homeowners should be given control
of the HOA, with full account records and up-to-date HOA tax filings provided. Thank you for your
attention.
Sincerely,
Timothy Rose
Patricia Rose
5724 Journey Way
Chubbuck,ID 83202
CAUTION: This email originated from outside the organization. Do not click links or open
attachments unless you recognize the sender and know the content is safe.
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Public Testimony Punch List:
Northside Crossing MDP Amendment
Submitted by: April Rose Simon, Resident (599 Aurora Blvd)
Date: April 14, 2026
Regarding: Amendment to the Northside Crossing Master Development Plan (MDP)
1. Public Safety & Traffic Impact (Approval Criteria: Community's Best
Interest)
• The Concern: The amendment proposes increasing housing density to 756 units
and adding 1.23 million square feet of non-residential/commercial space.
• Impact: This introduces significant non-residential traffic to the Aurora Blvd
corridor, which is currently a residential area where many children play and ride
bicycles.
• Prior Evidence: The developer has previously failed to maintain "Vision Triangles"
(Idaho Code § 49-221) on unsold lots, allowing weed overgrowth to obstruct
visibility. This pattern of neglect is a safety risk if traffic volume increases.
• Requirement: We request that any approval be conditioned upon a guaranteed
Traffic Calming Plan and strict safety enforcement.
2. Landscaping & Sustainability (Approval Criteria: Intent of the
Master Plan)
• The Rule: The Northside Crossing Landscaping Standards (Page 59) explicitly state
that turf should not exceed 70% of the pervious area, requiring 30% to be shrubs,
perennials, or groundcover.
The Issue: The ACC is verbally mandating 100% turf in parkways and threatening
residents with liens for attempting to follow the drought -tolerant guidelines on Page
59.
Requirement: The City should clarify that "drought -tolerant materials"
(gravel/shrubbery) are protected in parkway strips to align with the "Creative
Community" intent and water conservation goals.
3. Builder Accountability (Approval Criteria: Actual Conditions)
• The Rule: Section 72 of the Construction BMPs (Page 72) states: "The Builder shall
be liable for all adverse impacts... including damage to landscape and utility
interruption. "
• The Issue: Neighboring construction for new units has caused documented
damage to existing resident irrigation and turf. The ACC has dismissed these claims,
stating "they wouldn't have done that," leaving residents with the repair costs.
• Requirement: Increased density should not be approved until a transparent,
neutral process is established to hold builders accountable for property damage to
existing residents.
4. Due Process & Transparency
• The Record: A formal, certified appeal regarding these issues was sent to the ACC
on August 22, 2025.
• The Failure: While receipt was confirmed via text, no written response has been
provided in over 230 days.
• Requirement: This lack of due process demonstrates that the current management
of the MDP is failing. The Commission should require proof of administrative
compliance before granting the developer further expansion rights.
Hello, my name is Tim Rose I reside at 5724 Journey Way, Chu bbuck ID.
The developer's 2026 land use concept claims that Phase One is completed, yet residents
continue to live with unfinished infrastructure and missing amenities promised in the 2019
plan. Approving new phases without addressing these issues directly harms the
community, erodes public trust, and leaves families without the open space and resources
they were assured of when purchasing their homes. I respectfully ask the Council to
prioritize the well-being of current residents by requiring the developer to complete Phase
One as originally committed before moving forward with additional approvals.
Given the importance of accurate baseline conditions to the City's evaluation, I
respectfully request one of the following:
1. Administrative clarification confirming the status of Phase One improvements
prior to final action on the amendment; or
2. Deferral of the amendment until the improvements represented as complete are
fully constructed and documented.
Either approach ensures that the City's findings are grounded in verifiable conditions and
that the decision is consistent with the Comprehensive Plan and adopted development
standards.
This is not an HOA issue, this is a challenge to the accuracy of the 2026 Land Use
submission. The application claims Phase One is complete, but the open space and
amenities required by the 2019 Plan HAVE NOT been delivered as promised and stated
in said plan. The commission CANNOT make a sound recommendation based on
inaccurate data. Do you not agree?
My name is Patricia Rose.
I reside at 5724 Journey Way, which is within phase One of the 2019 land use plans. The
current proposed 2026 Land Use submission asserts that Phase One is completed,
despite the ongoing deficiencies that residents continue to face. If the City approves this
revision without acknowledging this inaccuracy, it risks creating a documented basis for
claims of negligence, misrepresentation, or failure to enforce development obligations.
This exposes the City to potential legal action from residents who relied on the 2019 land
use commitments, particularly regarding open space and community amenities. I strongly
urge the Council to require full compliance with existing obligations before granting any
further approvals.