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Home My WebLink AboutItem #2 Brookstone Estates Div. 15za�� - CHUBBUCK 1 0 R H Q Public Works Department Development Services Division 290 E. Linden Avenue, Chubbuck, ID 83202 208.237.2430 www.CityofChubbuck.us BROOKSTONE ESTATES DIVISION 15 PRELIMINARY PLAT REQUEST - STAFF REPORT CITY OF CHUBBUCK LAND USE AND DEVELOPMENT COMMISSION REGULAR MEETING ON June 9, 2026 STAFF FINDINGS SUMMARIZED After reviewing the proposed Brookstone Estates Division 15 preliminary plat, Staff finds that it appears to meet the code requirements with the following comments: • Secondary irrigation facilities will be required to be designed and constructed in accordance with section 16.12.230 of city code. • Preliminary Plat recommendations are conditional upon City Council approval of Brookstone estates Division 15. STAFF RECOMMENDATION: Staff recommends approval of the preliminary plat with the following conditions: The final plat along with supporting documents be submitted in accordance with Title 17 of the Chubbuck Municipal Code. A secondary pressurized irrigation system be designed and constructed utilizing Fort Hall Irrigation Project irrigation water. FACTS REQUEST: The applicant proposes a 23 lot Preliminary Plat for 23 residential building lots in the Brookstone Estates subdivision, Division 15. It includes constructing Robinson Lane and Hazelwood Ave. for access to the development and extending water, sewer, and irrigation mainlines with services to all buildable lots.+ BACKGROUND: This is the 15th division of the Brookstone Estates subdivision. TYPE OF COMMISSION ACTION: Quasi -Judicial (Subject to appeal; decisions must be supported by the evidence and by applying law to the facts; decisions shall be based on the standards for approval). Recommendation/approval of this preliminary plat shall be whether it meets the requirements of the City of Chubbuck ordinance and State of Idaho statutes. The Commission may recommend approval with or without conditions, may table a decision, or may recommend denial of the application. OWNER: Brookstone, LLC 158 S. Main Street Pocatello, ID 83204 PROFESSIONAL SERVICES: Knudsen Engineering, LLC 444 Hospital Way, Suite 527 Pocatello, ID 83201 LOCATION: SW 1/4 of Section 5, Township 6 South, Range 34 East, of the Boise Meridian, on the north side of Brookstone Estates Division 13, east of Brookstone Estates Division 14. Generally located at the north end of Robinson Lane. SITE CHARACTERISTICS & ZONING: CURRENT ZONING: Limited Residential P (R -2P) CURRENT LAND USE: Agriculture PROJECT SIZE: ±4.42 acres VIEWS: Generally visible from all directions TOPOGRAPHY: Generally flat EXISTING STRUCTURES: None SURROUNDING LAND USES AND ZONING NORTH: Agriculture; Limited Residential P (R -2P) zone EAST: Residential; Limited Residential P (R -2P) zone SOUTH: Residential; Limited Residential P (R -2P) zone WEST: Residential; Limited Residential P (R -2P) zone SERVICES: ACCESS STREET: Current access from Robinson Lane FIRE/EMS PROTECTION: City of Chubbuck Fire Department SANITARY SEWER: City of Chubbuck Sewer Utility Department CULINARY WATER: City of Chubbuck Water Utility Department SURFACE WATER RIGHTS: Fort Hall Irrigation Project RECENT TRAFFIC COUNTS: 2025: W. Chubbuck Rd at Philbin Rd, 3830/day 2025: W. Chubbuck Rd at Rio Vista Rd, 2373/day PROCEDURES: 1. In accordance with City Code 17.12.030-050 and Resolution 2025-06, a complete petition and fees for a preliminary plat were filed with the City and which contained the appropriate documents and waiver requests pursuant to 17.12.040. 2. In accordance with City Code 17.12.100, the application is scheduled to be heard at the June 9, 2026 Regular Meeting of the Land Use and Development Commission. 3. In accordance with City Code 17,12.080, notice were provided as follows: a. Notices posted on the subject property. b. Notices provided to City departments, other government agencies, and affected public utility providers. APPLICABLE LAWS AND PLANS: 1. Idaho Code a. §50-13, Plats and Vacations b. §67-6513, Subdivision Ordinance 2. Chubbuck Comprehensive Plan (as amended) 3. Chubbuck City Code CHUBBUCK 1 0 290 E. Linden Avenue, Chubbuck, ID 83202 208.237.2430 www,CityofChubbuck.us a. Title 16, Land Improvement Standards b. Title 17, Land Development c. Title 18, Land Use PUBLIC COMMENTS: 1. No written comments were received as of this report. /944�-'ON CHUBBUCKR H 0 290 E. Linden Avenue, Chubbuck, ID 83202 208.237.2430 www.CityofChubbuck.us STANDARDS FOR REVIEWING A PRELIMINARY PLAT 1. Does the Preliminary Plat comply with applicable laws and ordinances? CITY CODE TITLE 17- LAND DEVELOPMENT Compliant Standards and Staff Comments Yes No N/A City Code City Standard and Staff Comments 17'12'030' x 17.12.050 Copies to be Submitted, Notice and Fee Staff The applicant has completed the requirements of these Comments sections. Department Public Works: x Comments The department has reviewed the applicant's proposal for compliance and finds that it meets the code requirements. Concerns have been addressed by the applicant. x Department Fire Department: Comments The department has reviewed the applicant's proposal for compliance and finds that it meets the code requirements. No comments received. x Department Police Department: Comments The department has reviewed the applicant's proposal for compliance and finds that it meets the code requirements. No comments received. CITY CODE TITLE 17 — PRELIMINARY PLAT STANDARDS Compliant Standards and Staff Comments Yes No N/A City Code City Standard and Staff Comments X 17.12.150 Form of Presentation Staff Applicant has provided all information required of this section. Comments X 17.12,160 Identification and Descriptive Data Staff Comments Applicant has provided all information required of this section. x 17.12.170 Existing Conditions Data Staff Applicant has provided a preliminary plat showing existing Comments contours, locations of existing water and sewer systems, street names and rights-of-way, and all other information required of this section. x 17.12.180 Proposed Conditions Data Staff Applicant has provided a preliminary plat showing proposed Comments conditions including lot dimensions, easement use and locations, and street layout including proposed dedication of additional right-of-way. x 17.12.190 Proposed Utilit Methods Staff Water and sewer and irrigation will be extended into the Comments development, applicant has provided service locations shown on the eliminary plat. zi�4�\ CHUBBUCK I D R H 0 290 E. Linden Avenue, Chubbuck, ID 83202 208.237.2430 www.CityofChubbuck.us CITY CODE TITLE 18- LAND USE Compliant I Standards and Staff Comments Yes I No I N/A I City Code I City Standard and Staff Comments BTPO Bureau of Indian Affairs Cable One Century Link Direct Communications ID Fish and Game ID Transportation Idaho Power Intermountain Gas School District 25 SE Idaho Public Health US Postal Service CHUBBUCK No comment received. No comment received. No comment received. No comment received. No comment received. No comment received. No comment received. No comment received. No comment received. No comment received. No comment received. No comment received. 290 E. Linden Avenue, Chubbuck, ID 83202 208.237.2430 www.CityofChubbuck.us 18.08.042A Height and area Regulations X Staff This is proposed in the (R -2P) zone and is limited to 3S ft high Comments and 5,000 S.F. minimum lot size. _ 18.08.044 Lot Width to depth ratio X Staff This is proposed in the (R -2P) zone, maximum ratio is 1:2 Comments PUBLIC IMPROVEMENT REQUIREMENTS Improvement Description Water mainlines with services will be constructed and connected to existing Water water mainlines. Sewer mainlines with services will be constructed and connected to existing Sewer sewer mainlines, Right-of-way will be dedicated and the street will be constructed per 16.12.020C Streets and in accordance with the comprehensive plan. Storm water from the street will be retained in the roadway drainage swale, while Storm Drainage storm water from the lots will be required to be retained on site. Pressurized Secondary Secondary irrigation facilities will be designed and constructed in accordance Irrigation with section 16.12.230 of city code. Parks Park impact fees will be required for this development. OTHER AGENCY COMMENTS AND REQUIREMENTS Agency Comment BTPO Bureau of Indian Affairs Cable One Century Link Direct Communications ID Fish and Game ID Transportation Idaho Power Intermountain Gas School District 25 SE Idaho Public Health US Postal Service CHUBBUCK No comment received. No comment received. No comment received. No comment received. No comment received. No comment received. No comment received. No comment received. No comment received. No comment received. No comment received. No comment received. 290 E. Linden Avenue, Chubbuck, ID 83202 208.237.2430 www.CityofChubbuck.us EXAMPLE MOTION APPROVAL: Having reviewed the petition materials, staff report, and all testimony presented before and by the City in this hearing as part of the record against criteria established by City Code 17.12.100, and having found that those criteria for approving a preliminary plat request are satisfied, I move to recommend approval of the preliminary plat as described in the application materials to the City Council with the following conditions and waiver recommendations: 1. (if found necessary by LUDQ. APPROVAL (NO CONDITIONS): Having reviewed the petition materials, staff report, and all testimony presented before and by the City in this hearing as part of the record against criteria established by City Code 17.12.100, and having found that those criteria for approving a preliminary plat request are satisfied, I move to recommend approval of the preliminary plat as described in the application materials. DENIAL: Having reviewed the petition materials, staff report, and all testimony presented before and by the City in this hearing as part of the record against criteria established by City Code 17.12.100, and having found that those criteria for approving a preliminary plat request are not satisfied, I move to recommend denial of the preliminary plat request as described in the application materials. I find that the petition fails to comply with... [CITE SPECIFIC STANDARD WHICH IS NOT MET AND DESCRIBE WHY IT WAS NOT MET]. SPECIAL CONSIDERATIONS FROM IDAHO CODE: • I.C. 67-6513: Denial of a subdivision permit or approval of a subdivision permit with conditions unacceptable to the landowner may be subject to the regulatory taking analysis provided for by section 67-8003, Idaho Code, consistent with the requirements established thereby, REPORT: Sean Harris, Development Services Manager sharris@cityofchubbuck.us (208) 237-2430 DATE: May 14, 2026 1. Reference Map 2. Application for Preliminary Plat 3. Plat 4. Narrative for Preliminary Plat S. Maps a. Future Land Use CHUBBUCK 10AH0 Staff comments in this report are based solely upon evidence available at the time of the report. Additional information may be brought to light at or before the hearing. EXHIBITS 290 E. Linden Avenue, Chubbuck, ID 83202 208.237.2430 www.CityofChubbuck.us b. Current Zoning 6. Evidence of Notice a. Site Postings b. Agency notices on file w/staff 1141-4QL CHUBBUCKI aH n 290 E. Linden Avenue, Chubbuck, ID 53202 208.237.2430 www.CityofChubbuck.us Exhibit 1: Reference Map - Brookstone Estates Division 15 _r F ti. h a' r. Subject Property a n Q, Ave "— '3AV ^ � J14 !4 a zaa�s CHUBBUCKA H a 290 E. Linden Avenue, Chubbuck, ID 83202 208.237.2430 www.CityofChubbuck.us CHUBBUCK I D R H D 290 E. Linden Avenue Chubbuck, ID 83202 208.237.2430 www.CityofChubbuck.us PRELIMINARY PLAT APPLICATION Dec. 2024 Form- Replaces Prior Versions PAGE 1 OF 5 Requirements and procedures for Preliminary Plat applications are found in section 17.12.030 — 1712.190 of municipal code. The following must be completed and submitted with all required documents in order to progress to the next stage of the review process; failure to submit a complete application packet may result in additional fees. DATE RECEIVED: INITIALS: FEES PAID? Y N AMOUNT: SECTION A —DEVELOPER/APPLICANT INFORMATION Al. Name A2. Mailing Address City State Zip Code A3. Phone Number (including area (208) 244-0273 code) A4. Email Address permits@buildidc.com SECTION B — PROFESSIONAL SERVICES INFORMATION B1. Firm Name B2. Mailing Address City State Zip Code B3. Point of Contact (Name) B4. Email Address SECTION C — SITE INFORMATION Cl. Site Address City Zip C2. Tax Parcel #(s) C3. Current Land Use C4. Are there existing structures on-site? ❑ Yes ❑ No C5. Is the site under contractor in the name of the developer/applicant? ❑ Yes ❑ No C6. Approximate size of property C7. Are there any existing items of which Staff should be aware? ❑ Yes ❑ No If yes: C8. Does the site contain irrigation water rights? ❑ Yes ❑ No If yes, which company/district: CHUBBUCK I D R H III 290 E. Linden Avenue Chubbuck, ID 83202 208.237.2430 www.CityofChubbuck.us PRELIMINARY PLAT APPLICATION Dec. 2024 Form- Replaces Prior Versions PAGE 2 OF 5 SECTION D — PROPOSED DEVELOPMENT INFORMATION D1. Plat Name D2. Number of Lots D3. Type of Land Uses within development (residential, commercial, industrial, etc.) D4. Water & Sewer Needs D5. Are there any issues related to the development of which Staff should be aware prior to meeting? ❑ Yes ❑ No If yes: Will the development contain any commonly -owned and/or maintained improvements (stormwater facilities, community mailboxes, streets, D6. parks/playgrounds, etc.)? ❑ Yes ❑ No If yes, what? Will the development contain any land within a designated floodplain (FEMA or Chubbuck? ❑ Yes ❑ No If yes, what zone?: D7. If yes, how do you intend to minimize flood damage to structures, and public utilities and facilities such as sewer, gas, water, and electrical systems?? If yes and the proposal contains more than 50 lots or more than 5 acres, whichever is lesser, and there no base flood elevations established for the floodplain, you must submit base flood elevation data with the application package. Only for plat containing residential units: The City has adopted Parks Impact Fees with requirements that parks impact fees are due when building permits for residential units are issued. There may be times when the developer proposes to dedicate land and/or construct park improvements to satisfy the parks impact fee funding obligation in whole or in part. Which is anticipated with this development? D6. ❑ No public parks/park land are proposed with this phase, or any public parks/park land will benefit only this development, parks impact fees will be collected ❑ Public parks/park land are proposed that will benefit more than just this development, parks impact fees may be adjusted only by agreement between the city and the developer prior to construction, fund, or contribution based on the present value of system improvements and land in accordance with Chapter 17.28 of municipal code. SECTION E — ADDITIONAL SUBMITTAL REQUIREMENTS E1. Preliminary Plat Application Fees: Total # of lots X $20.00 + $550.00 base fee = $ total Public Notice Sign Deposit (full or partial refund at Director's discretion) = $ 100.00 ❑ Traffic Impact Analysis Report Review fee (if required) = $ 500.00 $ total due E2. Master Plan, for any preliminary plat that is a portion of a large parcel, part of a larger group of commonly held parcels, or part of a larger development which has been, or shall be developed by the developer, shall be accompanied by a master plan submitted during the preliminary platting process. A master plan must be submitted with each preliminary plat filed. E3. Preliminary codes, covenants, and restrictions (CC&Rs) addressing maintenance of commonly owned improvements and/or land, if the development will contain any commonly owned improvements and/or land. For purposes of this requirement, commonly owned improvements include stormwater facilities, cluster mailboxes, private open space/parks/amenities, etc. E4. Narrative indicating how the approval criteria for preliminary plats are addressed. Approval criteria are as follows (17.12.100): 1. The subdivision proposal complies with applicable provisions of this title. 2. The subdivision proposal complies in principle with all applicable city design standards and development regulations. CHUBBUCK I D R H D 290 E. Linden Avenue Chubbuck, ID 83202 208.237.2430 www.CityofChubbuck.us PRELIMINARY PLAT APPLICATION Dec. 2024 Form- Replaces Prior Versions PAGE 3 OF 5 3. The subdivision proposal complies with all applicable zoning requirements of the underlying zoning district, applicable overlays, and other applicable development standards. 4. All public facilities including streets, sidewalks, curbs, gutters, secondary pressurized irrigation, water, sewer, fire protection, and sanitation services can be provided to the newly created lots and accommodate future extension to adjacent land. The use of a "control strip" intended to control or prevent the future extension of public facilities or development of adjacent land is prohibited. 5. If city public works determines that the proposed subdivision will result in significant traffic impacts then a "traffic impact study" will be required as part of the commission's review. A significant traffic impact is generally defined as occurring when: a. A proposed development or redevelopment of a site will generate 100 or more new peak hour trips; or b. The added volume is equal to 1,000 vehicles per day. 6. The proposal provides for a continuation of a connected transportation system unless topography or natural features prevents a connection to abutting streets or property. 7. The proposed subdivision provides for bicycle and pedestrian transportation routes and amenities in accordance with Bannock Transportation Planning Organization's adopted bicycle and pedestrian plans. 8. Public utilities are provided to the newly created lots in public rights of way or in appropriately sized easements. E5. If the development contains area with any FEMA or City of Chubbuck designated floodplains, the following must be submitted: 1. If the development, either within a single phase or as part of a larger planned development, contains more than 50 lots or 5 acres, whichever is less, base flood elevations shall be determined prior to filing an application for a preliminary plat and said determinations must be submitted with the application package. 2. If the development, either within a single phase or as part of a larger planned development, contains more than 50 lots or 5 acres, whichever is less, evidence must be submitted demonstrating that a CLOW application has been filed with FEMA. E6. Traffic Impact Analysis — Category A, Category B, or Statement. Follow the Traffic Impact Analysis Guidelines as adopted from Bannock Transportation Planning Organization. E7. If the application is presented by someone other than the property owner of record, an Affidavit of Legal Interest is required, signed by property owner(s) and notarized. a. If a Trust is the owner, include a copy of the Trust and any later document modifying the Trust to indicate the Trustee authorized to sign and make application. b. If an LLC or other entity is the owner, provide proof that the person signing the application on behalf of the entity is the Authorized Agent to do so. E8. Because every application is different, rules and regulations may differ and staff may require additional information or submittals before an application can be deemed complete and ready for the review process beyond staff level. CHUBBUCK I D R H D 290 E. Linden Avenue Chubbuck, ID 83202 208.237.2430 www.CityofChubbuck.us PRELIMINARY PLAT APPLICATION Dec. 2024 Form- Replaces Prior Versions PAGE 4 OF 5 E9. PDF Drawings drawn according to municipal code containing the following: Code Reference Staff Reviewers Initials Preparer's Description Initials 17.12.150 —17.12.160 Presentation & Descriptive Data • Drawing Size (11"x22" minimum through 22"x34" maximum) • Proposed Name • Location of Development by Section, Township, Range • Reference to Section or Quarter Corner (dist. & Bear.) • Name, Address, Phone Number of Developer • Name, Address, Phone Number of Engineer/Surveyor • North Arrow • Date of Preparation (Including Revisions) • Vicinity Map 17.12.170 Existing Conditions • Existing Contours @ adequate Interval • Existing Features • Existing Utilities • Existing R -O -W, easements, public areas, corporation lines • Instrument # for parcels with common boundaries • Existing & proposed zoning • Total acreage • Boundary dimensions 17.12.180 Proposed Conditions • Street layout (including width) • Street names • Connections to existing streets • Lot dimensions • Lot numbers • Total number of lots • Location, width, and use of easements • Designation of land for public use (parks and open space) 17.12.190 Proposed Utility Methods • Proposed sewage disposal • Proposed water supply • Proposed storm water disposal • Proposed secondary pressurized irrigation (if the site has irrigation rights) 15.54 (adopted 6/3/20) Floodplain requirements (N/A if there is no floodplain in the development) • Floodplain boundaries, type, and BFEs 290 E. Linden Avenue Chubbuck, ID 83202 PRELIMINARY PLAT n 2 ityofC ubb APPLICATION CHUBBUCK www.CityofChubbuck.us 2024 Form- Replaces Prior Versions 10000 PAGE 5OF5 SECTION F- CERTIFICATION • I, the undersigned, hereby certify that the information herein and attached hereto is true and correct to the best of my knowledge. • I agree to comply with all provisions of ordinances and laws governing this type of work, whether specified herein or not. • 1 am aware that if this application is not complete, the preliminary plat review process will not continue until it is so deemed by the City upon further submission of materials. • 1 hereby authorize the filing of this application and grant approval of on-site review of the development described herein. • 1 certify that I am authorized to file this application. F Sig tureF Printed Nam F3. D to 94 SECTION G -FOR STAFF USE ONLY G1. COMPLETENESS REVIEW: Deemed complete? Reviewed by: Date: ❑ Yes ❑ No If no, list concern(s): Applicant Notified? ❑ Yes ❑ No Comments: PRELIMINARY PLAT FOR: BROOKSTONE ESTATES - DIVISION 15 LOCATED IN THE SOUTHEAST 1/4 OF THE SOUTHWEST 1/4 OF SECTION 5 TOWNSHIP 6 SOUTH, RANGE 34 EAST, BOISE MERIDIAN, BANNOCK COUNTY, IDAHO \ \ \ \ \ BROOKSTONE, LLC DEED: 22208540 N 89°53'06" W 310.00' - \ 97.98' 100.47' \ \ 1 1 1.55' o 00 \ �j \ \ CN O M \ w \ 446 51 2 49 9,303 S.F. 1-03, pO 50 ^ 9,458 S.F. \ OPF O p0 01 6,840 S.F. 10 0n S tib ' Q) l , �6'' Z �q `51 _ 2 p� �b o0 S _ �IN 0 C7 I IN, � o ----_--- c s `8 10I� A - - C, 6 48 52 o A 10 TO 7,464 S.F. 7,959 S.F. I 0 O O S O On / I IN ti0 CQ UQ OL \ rn O w C) ® O RADIUS w N w TANGENT O CHORD LENGTH 58 w r` � `q O S 39°00'15" E 59.94' C2 O 27.11' N 15.81' OO 25.26' C3 55.00' 18.08' 18°49'52" 9.12' N 64°39'32" E 18.00' C4 55.00' 59.58' rn\ O \ ' CD o 0 O w \ O 33°42'12" 16.66' � C/7 C6 C) # RADIUS ARC LENGTH w TANGENT O CHORD LENGTH 58 ro w `q 38.63' S 39°00'15" E 59.94' C2 N 84°27'52" 1N s \ I 101.14 I $ n _o N g3°10'49" E 100.70' I u S S 89°53'06" E 53 � 27.50' o 5,254 S.F. I C -j G 47 X446 7,697 S.F. 00 � � I I N 89°53'06" W S ' 100.00' N7 ° I _--- 15' UTILITY EASEMENT 55 27.5' 4' 9' 18.5' -� 2.00% CROWI 27.5' 18.5' iSTREET SECTION HAZELWOOD AVENUE AND ROBINSON LANE SECTION TYPICAL 55' STREET SECTION (NOT TO SCALE) 0724" W i oo2�o /55.06 110.06 Dj? 5`cpL c O CN 55�I o oQ 165,00.F. .15' 38, g5, S ✓ I SLn N 89°53'06" W �' 01 R 2P ZONING .0(-, 4.. E \ 100.00' CD X216.35' \ \ S o I 4661� 10.0' \ 9.52' Z I 7,010 S.F. O I 4466 - - - - I r \ �, 45 '0 n o.o' 61.25, - 5,500 S.F. 55 I v - \ N O _ 10.0' 0 44 '0 / 5,902 S.F. ° O 5,500 S.F. M � 3 / 1 • C \ N S ^mo o' 43 10 / /,' 1 qc) _ M O I 1 O � I 5,500 S.F. I 27.73 I - ^� o' 42 I C) M� ► o 512 \�j> S S _ 6,125 S.F. I 00 ^� I ' ��01a \ �� ♦� SSOQ'-T 41 1.76' ZOTI� BZOCK3 �D'� 56 8,287 S.F. \ �C 0 CD:) BLOCKS S` 57 Ory \ 8,076 S.F. Z07 BZpC7`3 74.09, Z075' BLOCK3 C74 10-23' 023 S 50.00. s '55.00, _ Z I 6,125 S.F. I M S i 'N S _ h \ 55.00' 30.0' EASEMENT 0 (SEE NOTE 1) 1 67-25, I I - - - I - - 61.25' S 78007124" E 31.00' j A REA/ N °01 , _ UE 337.23' v _ 5p_ 00, 3 S�� MS I 40.0p, o I 0 59 M o 3 \ 01 5,000 S.F. ^h o 60 o O 5,000 S.F. N O '0 _ 5,000 S.F. h O ' 44 4465 cn O 62 / W Ln 6,005 S.F. 50. Q0, ^' h 50001 / k ZOT¢ BZOCK3 S %$ 0724" .E 510 9 j 5p.0p' Z Z073 BZOCK3 61.00, ROOKSTpNEEST iTES DIVISION 73 ZOT2, BLOCKS LOT L 6LOCK3 '1 / 15' UTILITY EASEMENT 4' 4:L TOTAL ACREAGE 4.42 TOTAL NUMBER OF LOTS 23 CURVE TABLE # RADIUS ARC LENGTH DELTA ANGLE TANGENT CHORD DIRECTION CHORD LENGTH 58 47.50' 64.86' 78°1418" 38.63' S 39°00'15" E 59.94' C2 5,884 S.F. 27.11' 73°57'34" 15.81' S 37°05'41" W 25.26' C3 55.00' 18.08' 18°49'52" 9.12' N 64°39'32" E 18.00' C4 55.00' 59.58' 62°03'48" 33.09' N 24°12'43" E 56.71' C5 55.00' 32.35' 33°42'12" 16.66' N 23°40'17" W 31.89' C6 55.00' 32.35' 33°42'12" 16.66' N 57°22'30" W 31.89' C7 55.00' 34.42' 35°51'20" 17.79' S 87°50'44" W 33.86' C8 55.00' 30.29' 31'33'05" 15.54' S 54°08'32" W 29.91' C9 55.00' 31.52' 32°49'52" 16.20' S 21 °57'04" W 31.09' C10 55.00' 5.20' 5°25'14" 2.60' S 02°49'31" W 5.20' Cl l 102.50' 31.84' 17°47'54" 16.05' S 08°4703" E 31.71' C12 102.50' 38.68' 21°37'16" 19.57' S 28°29'38" E 38.45' C13 102.50' 38.13' 21°18'57" 15' UTILITY EASEMENT 4' 4:L TOTAL ACREAGE 4.42 TOTAL NUMBER OF LOTS 23 CURVE TABLE # RADIUS ARC LENGTH DELTA ANGLE TANGENT CHORD DIRECTION CHORD LENGTH Cl 47.50' 64.86' 78°1418" 38.63' S 39°00'15" E 59.94' C2 21.00' 27.11' 73°57'34" 15.81' S 37°05'41" W 25.26' C3 55.00' 18.08' 18°49'52" 9.12' N 64°39'32" E 18.00' C4 55.00' 59.58' 62°03'48" 33.09' N 24°12'43" E 56.71' C5 55.00' 32.35' 33°42'12" 16.66' N 23°40'17" W 31.89' C6 55.00' 32.35' 33°42'12" 16.66' N 57°22'30" W 31.89' C7 55.00' 34.42' 35°51'20" 17.79' S 87°50'44" W 33.86' C8 55.00' 30.29' 31'33'05" 15.54' S 54°08'32" W 29.91' C9 55.00' 31.52' 32°49'52" 16.20' S 21 °57'04" W 31.09' C10 55.00' 5.20' 5°25'14" 2.60' S 02°49'31" W 5.20' Cl l 102.50' 31.84' 17°47'54" 16.05' S 08°4703" E 31.71' C12 102.50' 38.68' 21°37'16" 19.57' S 28°29'38" E 38.45' C13 102.50' 38.13' 21°18'57" 19.29' S 49°57'45" E 37.91' C14 102.50' 31.31' 17°30'11" 15.78' S 69°22'19" E 31.19' C15 21.00' 32.99' 90°00'00" 21.00' N 33°07'24" W 29.70' C 16 21.00' 32.99' 90°00'00" j 21.00' S 56°52'36" W 29.70' C17 75.00' 102.41' 78°14'18" 60.99' S 39°00'15" E 94.64' NOTES 1. PROPOSED PUBLIC UTILITY EASEMENT. 2. ZONING: LIMITED RESIDENTIAL P (R -2P) LEGEND - - BOUNDARY LINE PROPOSED R -O -W LINE PROPOSED SEWER LINE PROPOSED WATER LINE PROPOSED IRRIGATION LINE PROPOSED PRIVATE CROSS ACCESS AND PUBLIC UTILITY EASEMENT EXISTING PROPERTY LINE EXISTING SEWER/WATER LINE EXISTING WATER CITY LIMITS RETENTION POND AREA PROPOSED WATER VALVE PROPOSED IRRIGATION VALVE ® PROPOSED WATER SERVICE ID PROPOSED IRRIGATION SERVICE SO PROPOSED SEWER SERVICE - I 0 40' 80' \ SCALE: 1" = 40' 1' CONTOUR INTERVALS O \ IN BASIS OF BEARING ► BASIS OF BEARING PER IDAHO STATE PLANE COORDINATE SYSTEM - EAST ZONE. CITY OF ► CENTER 1/4 CORNER OF SECTION 5 CHUBBUCK COORDINATE SYSTEM GPS COMBINATION SCALE FACTOR OF 1.0002579939. Gib 49.00, W I `0 I ' S ,� I I N I PRELIMINARY PLAT FOR: -0 BROOKSTONE ESTATES - DIVISION 15 � ' Ln LOCATED IN THE SOUTHEAST 1/4 OF THE SOUTHWEST 1/4 OF SECTION 5, TOWNSHIP 6 SOUTH, M O 1 Z 01 RANGE 34 EAST, BOISE MERIDIAN, BANNOCK COUNTY, IDAHO �N O ' 1 1 ' I CD DEVELOPER INFORMATION - I 6,905 S.F. O NAME BROOKSTONE, LLC ' BLOCKZ O I CONTACT DANNIS ADAMSON 01 PHONE # 208-970-6696 00 cn ADDRESS 158 SOUTH MAIN STREET, POCATELLO, ID, 83204 SHEET INFORMATION I '0�G\L i DRAFTER BRD-JPD DATE CREATED MARCH 11, 2026 70 .00, ►��G\srER DESIGNER BRD LAST REVISED MAY 12, 2026 N 90°00'00" E 551.52 REVIEWER TYSON L. KNUDSEN DRAWING BS15-PRE PLAT. DWG - - - - - PROJECT # 2026005 FILEPATH LOT 70 BZOCK2 OF S 00021'55" E 1069.01' :•• ENGINEERING 8 SHEET: 1 OF 1 ADDRESS 1444 HOSPITAL WAY, SUITE 527, POCATELLO, ID 832011 PHONE 1208-417-0522 I I I I I I I I I I I I I I I I I I -L I I I I I BLOCK 4 11 LOTS I ----� IAIE r---- L WOOD I ! I ! I BLOCK 2 V,& 4EA E \ J - - - - 62 LOTS ` S, BLOCK 3 19 44 LOTS I BLOCK 11 14 LOTS BRYNWOOD A VENUE I I , r -----------I BLOCK 1 1 r 1-- _ -- 20 LOTS -- ---- - / 1 L----------1 F ----- I/ I 3 I -J\ ��------L--L--I-- ?--'-- LEq AVENUE --L-- I 1 _ STORM COLLECTION &BUFFER AREA �- I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I ANGELA STREET I 1 \ I 1 \ I 1 \ I 1 \ I 1 \ I 1 \ I I / --------F------- r--------�\ / I I ' I I i I I � I I / I I I I 1 I ! I ! I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I ANGELA STREET I 1 \ I 1 \ I 1 \ I 1 \ I 1 \ I 1 \ I I / --------F------- r--------�\ / I I ' I I i I I � I I / I I [.9011�0111 MASTER PLAN CONCEPT FOR: BROOKSTONE ESTATES LOCATED IN THE SOUTHEAST 1/4 OF THE SOUTHWEST 1/4 OF SECTION 5, TOWNSHIP 6 SOUTH, RANGE 34 EAST, BOISE MERIDIAN, BANNOCK COUNTY, IDAHO KNUDSEN ADDRESS 1 444 HOSPITAL WAY, SUITE 527, POCATELLO, ID 832011 PHONE 1208-417-0522 \ x \ ` S, 19 I BLOCK 11 14 LOTS I I , r -----------I 44 / 1 L----------1 F ----- I/ I 3 I -J\ I I I 1 [.9011�0111 MASTER PLAN CONCEPT FOR: BROOKSTONE ESTATES LOCATED IN THE SOUTHEAST 1/4 OF THE SOUTHWEST 1/4 OF SECTION 5, TOWNSHIP 6 SOUTH, RANGE 34 EAST, BOISE MERIDIAN, BANNOCK COUNTY, IDAHO KNUDSEN ADDRESS 1 444 HOSPITAL WAY, SUITE 527, POCATELLO, ID 832011 PHONE 1208-417-0522 (� KNUDSEN April 2, 2026 City of Chubbuck — Development Services Division 290 East Linden Avenue, Chubbuck, Idaho 83202 SUBJECT: Brookstone Estates Division 15 — Preliminary Plat Narrative 444 Hospital Way, Suite 527 Pocatello, Idaho 83201 knudsen-eng.com PURPOSE The intent of this narrative is a written response to item E4 of the Preliminary Plat application as necessary to facilitate its approval. PRELIMINARY PLAT NARRATIVE 1. The Brookstone Estates Division 15 Subdivision preliminary plat is in accordance with the corresponding provisions and requirements of the attached application. 2. Subdivision proposal complies with applicable city design standards and development regulations. Brookstone Estates Division 15 is a continuation of the Brookstone Estates Subdivision and contains a lot and street layout similar to the adjacent divisions 13 and 14. 3. The subdivision complies with the zoning requirements of the designated zoning district of R -2P. 4. All public facilities including streets, sidewalks, curbs, gutters, secondary pressurized irrigation, water, sewer, fire protection, and sanitation services can be provided to the newly created lots in this preliminary plat. This preliminary plat accommodates for the future extension of the subdivision to the adjacent land to the east of this division. 5. The subdivision is part of the Brookstone Estates masterplan, and a traffic impact analysis for the masterplan was previously provided. 6. The subdivision provides a connected transportation system and provides connectivity through Robinson Lane to the existing division 13. Connection to adjacent undeveloped land is provided for future divisions at the end of Hazelwood Avenue. 7. The subdivision provides private roads for shared vehicle and bicycle transportation and provides sidewalks for pedestrian transportation. Road and sidewalks configurations follow the local street section dimensions provided by the City of Chubbuck. 8. Public utilities are provided to the newly created lots in public rights of way or in appropriately sized easements. Sincerely, KNUDSEN ENGINEERING, LLC Brennen Dye, EITL- Staff Engineer PN: 2026005 Doc: BS 15 -Pre Plat Narrative.docx Exhibit 5a: Comprehensive Plan Future Land Use Map Brookstone Estates Division 15 Subject Property Future_Desicdnation Commercial Employment High Density Low Density Medium Density Mixed Use 290 E. Linden Avenue, Chubbuck, ID 83202 lm 208.237.2430 CHUBBUCK www.CityofChubbuck.us 1 0 n H a Exhibit 5b: Current Zoning and Requested Change Brookstone Estates Division 15 " x :V'k R r4 - •' I . _ .�. J 4 - • �' .^rte f � wf .r,�J I a A R 0 Zon.r.g Single Family Residential (R-1) Limited Residential (R-2) Limited Residential - P (R, -2P) General Residential (R-3) Dense Residential (R -d) Creative Community Creative Community -Northside Crossing (CC -NC) Creative Community -Harvest Springs (CC -HS) Planned Unit Development(PUD) Village (Vj Agriculture (A) Limited Commercial (C-1) General Commercial (C-2) Industrial (I) County Highway Cooridar (HC) 290 E. Linden Avenue, Chubbuck, ID 83202 208.237.2430 CHUBBUCK www.CityofChubbuck.us I a A R 0 Exhibit b: Evidence of Notice a. Site Posting b. Agency notices on file with staff a. Site Posting CHUBBUCK Sign posted April 21, 2026 290 E. Linden Avenue, Chubbuck, ID 83202 208.237.2430 www.CityofChubbuck.us