HomeMy WebLinkAbout06 11 2019
City of Chubbuck
Land Use and Development Commission
Minutes
May 14, 2019
7:00 PM
City Hall Council Chambers, 5160 Yellowstone Avenue, Chubbuck, ID 83202
Board Members Present: Chair Jason Mendenhall, Mike Schwartz, Vice-Chair Dan Stoddard, Rebecca
Berls, Thais Ayre, Carrie Holm, and TJ Budge. Staff Members Present: City Attorney Tom Holmes,
City Planner Paul Andrus, Senior Planner Don Matson, Community Planning and Economic
Development Director Devin Hillam, and City Clerk Joey Bowers
CALL TO ORDER: Chair Jason Mendenhall
PLEDGE OF ALLEGIANCE: Chair Jason Mendenhall
Mendenhall asked if any commissioners had a conflict of interest within the items before the
board tonight. TJ Budge recused himself from Public Hearing item #1, and Thais Ayre with
recused herself from general business item #1, both citing conflicts of interest.
APPROVAL OF MINUTES for April 9, 2019 & May 7, 2019 Study Session.
Mendenhall entertained a motion to approve the minutes as emailed. TJ Budge motioned to
approve the minutes of April 9, 2019 and May 7, 2019 as emailed; Mike Schwartz seconded. The
full authority approved, motion passed.
PUBLIC HEARING
1. An application for a change in Land Use District from Industrial (I) to Limited
Residential (R-2) on approximately 4.2 acres of land. Subject property in the SE ¼ of Section 3,
Township 6 South, Range 34 East of the Boise Meridian, Idaho, generally located on the east
side of the Union Pacific Railroad and Highland Storage, north of Chubbuck Road and west of
Whitaker Road in Chubbuck, Idaho. The Comprehensive Plan Future Land Use map designates
this area as Medium Density and Mixed Use. Type of Action: Recommendation. (Action
Item)
Blake Jolley from Connect Engineering represented the applicant, requesting a land use
designation change from Industrial (I) to Residential (R-2).
Senior Planner Don Matson stated that City Staff had reviewed the application and believed it
meets City standards and complies with the Comprehensive Plan. Matson reviewed the goals and
policies of the Plan, the Future Land Use Designations Map, and the land uses allowed in
Industrial and R-2 districts per section 18.08.040 of city code.
Chair Jason Mendenhall declared the public hearing open for public comment.
LuJean Holst at 4941 Whitaker Rd, was Neutral. Ms. Holst was in favor of the zone change,
but was concerned about irrigation rights and only one access onto Whitaker.
Dana Hillman at 4967 Whitaker Rd. was opposed. Ms. Hillman was concerned about the affect
this would have on their current cattle operations, facilities, and irrigation rights. Ms. Hillman
was also concerned about their land being landlocked for future development.
Wayne Hill at 4825 Whitaker Rd. was opposed. Mr. Hill was concerned about the increase of
traffic, irrigation rights, and just having one access off of Whitaker Rd.
Richard Mecham at 1406 Commerce Way, Idaho Falls. Mr. Mecum is the owner of Rich
Broadcasting and wanted to make sure the access easement for his radio tower was protected.
Tom Holmes inquired about the location of the easement to access the tower and Dana Hillman
responded that it was on the Hillman’s property to the north of the subject property, not on the
property proposed to be rezoned.
Due to no more comment Chair Jason Mendenhall closed the public hearing.
Blake Jolley stated that this application was only for a land use change. Mr. Jolley also stated
that they are required by Idaho law to maintain water/irrigation rights to all property owners.
Mendenhall entertained a motion.
Thais Ayre motioned that the Commission recommend that the City Council approve the rezone
of approximately 4.2 acres from Industrial (I) to Limited Residential (R-2), as set forth in the
application. Seconded by Dan Stoddard.
Roll Call Vote: Rebecca Berls, Yes; Carrie Holm, Yes; Mike Schwartz, Yes; Dan Stoddard, Yes;
Thais Ayre, Yes; Jason Mendenhall, Yes, motion passed.
GENERAL BUSINESS
1. An application for a preliminary plat for the Alpine Crossing Subdivision, Division 1.
Applicant proposes to subdivide 5.68 acres and create 16 residential lots. The property is in the
NW ¼ of Section 9, Township 6 South, Range 34 East of the Boise Meridian, Idaho. It is
generally located south of the Park Meadows PUD subdivision, west of the Kasiska
Subdivision, north of Interstate Highway 15, and east of the Connor Academy in Chubbuck,
Idaho. Current zoning designation on the property places it in the Limited Residential (R-2) land
use district. The Comprehensive Plan Future Land Use map designates this area as Mixed-Use.
Type of Action: Recommendation. (Action Item)
Brady Smith from Rocky Mountain Engineering represented the applicant, and presented a
16 lot subdivision. Mr. Smith asked for a waiver on the lot to depth ratios for lots 3 & 4 on
block three and lots 1 & 2 on block two.
Senior Planner Don Matson stated that City Staff had reviewed the application and believed
it meets City standards for approval of a preliminary plat.
Mendenhall entertained a motion.
Mike Schwartz motioned that this board recommend that the City Council approve the
preliminary plat for Alpine Crossing Div. 1 subdivision with the requested waivers on lots 3 & 4
on block three and lots 1 & 2 on block two. Seconded by TJ Budge.
Roll Call Vote: Rebecca Berls, Yes; Carrie Holm, Yes; Mike Schwartz, Yes; Dan Stoddard, Yes;
TJ Budge, Yes; Jason Mendenhall, Yes, motion passed.
2. Acknowledge that Brady Smith, seat 4, Brandon Jackson, seat 5, and Thais Ayre, seat
6, have agreed and been reappointed by Mayor England to serve on the Land Use and
Development Commission Board.
Chair Jason Mendenhall presented that Brady Smith, seat 4, Brandon Jackson, seat 5, and
Thais Ayre, seat 6, have agreed and been reappointed by Mayor England to serve on the Land
Use and Development Commission Board. The Commission and City Staff thanked the three
members for their continued service.
3. Elect Commission Chairman and Vice-Chairman for the term ending May 31,
2020. (Action Item)
Mendenhall entertained nominations for Chairman.
Mike Schwartz nominated Janson Mendenhall to serve as Chairman. Seconded by Carrie Holm.
The full Commission approved, motion passed.
Mendenhall entertained nominations for Vice-Chairman.
Mike Schwartz nominated Dan Stoddard to serve as Vice-Chairman. Seconded by Carrie Holm.
The full Commission approved, motion passed.
Mendenhall entertained a motion to adjourn.
Rebecca Berls motioned to adjourn. Seconded by Carrie Holm.
The full Commission approved, motion passed.
ADJOURN: Chair Jason Mendenhall adjourned the meeting at 7:46 PM
_______________________________
Jason Mendenhall, Chairperson
____________________________________
Joey Bowers, City Clerk
Staff Report for Harvest Springs will be
forthcoming.
Public Works Department
PO Box 5604 – 5160 Yellowstone Avenue, Chubbuck, ID 83202
208.237.2430 – Fax 208.237.2409
www.CityofChubbuck.us
GRACE ASSISTED LIVING
APPLICATION FOR A CONDITIONAL USE PERMIT- STAFF REPORT
CITY OF CHUBBUCK LAND USE AND DEVELOPMENT COMMISSION
MEETING ON JUNE 11, 2019
STAFF FINDINGS SUMMARIZED
An assisted living facility is Conditionally Permitted in a C-1 Commercial Zone.
Design Review and approval was done Apr 16, 2019.
The applicant has met the City Code requirements to be heard for a Conditional Use
Permit.
After reviewing the application against public comment and the criteria and standards
of section 18.28.040 and 18.28.050 of municipal code, the Commission shall make a
decision to approve with conditions, approve without conditions, deny, or table the
decision.
FACTS
REQUEST: The applicant requests a Conditional Use Permit for an assisted living facility in a C-1 Zone.
CONDITIONAL USE QUESTIONNAIRE
Background
Parcel is 6.4 acres more or less
Portion of recently annexed property North of Siphon Road and West of Whitaker
Design Review and approval was done Apr 16, 2019.
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). The Commission may approve with or without conditions, may table a decision, or
may recommend denial of the application.
OWNER:
Grace at Northern Crossing
Linda Hines
890 N Cole Rd.
Boise, ID 83704
APPLICANT:
Grace at Chubbuck
Colter Kamo
890 N Cole Rd.
Boise, ID 83704
LOCATION 4563 Burley Dr.
PO Box 5604 – 5160 Yellowstone Avenue, Chubbuck, ID 83202
208.237.2430 – Fax 208.237.2409
www.CityofChubbuck.us
SITE CHARACTERISTICS & ZONING:
CURRENT ZONING: C-1 Limited Commercial
PROJECT SIZE: One Lot
VIEWS: Generally visible from the street
TOPOGRAPHY: Generally flat
EXISTING STRUCTURES: None
SURROUNDING LAND USES AND ZONING:
NORTH: C-1 Limited Commercial
EAST: County Property
SOUTH: C-1 Limited Commercial
WEST: I - Industrial
TRAFFIC COUNTS:
Traffic counts available from BTPO:
Siphon from Yellowstone to Industry Way 2014 = 2,016 and 2016 = 2,470
Siphon from Industry to Whitaker Rd. 2016 = 1,961 2017 = 1,801
Hiline Road North of Siphon 2016 = 3,155
Hiline Rd south of Siphon 2015 = 4,133 and 2016 = 2,197
Yellowstone North of Siphon 2014 = 7,978 and 2016 = 8,741
Yellowstone South of Siphon 2014 = 9,361
SERVICES:
ACCESS STREET: Access to the subject property will be from Whitaker Rd.
FIRE PROTECTION: City
SEWAGE DISPOSAL: City
CULINARY WATER SERVICE: City
PROCEDURES:
1.In accordance with City Code 18.28.020 and Resolution 2018-11, a complete petition and fees
for a Conditional Use Permit were filed with the City at least 29 days prior to the public hearing
and which contained the appropriate documents.
2.In accordance with City Code 18.28.20, the application is scheduled to be heard at the June 11,
2019 Regular Meeting of the Land Use Commission at a public hearing
3.In accordance with City Code 18.28.020, notice of the public hearing shall be provided as
follows:
a.Publication in the Idaho State Journal at least 15 days prior to the hearing;
b.Notice posted at the exterior of the property
c.Mailing to those within a 300 ft. radius of the property
d.Notices posted prominently at the City office at least 10 days prior to the hearing.
4.The hearing will be conducted in accordance with procedures established by City Code 18.28.020.
APPLICABLE LAWS AND PLANS:
1. Idaho Code
a. §67-6512, Special use permits, conditions and procedures
2. Chubbuck Comprehensive Plan (as amended)
3. Chubbuck City Code
a. Title 18, Land Use
PO Box 5604 – 5160 Yellowstone Avenue, Chubbuck, ID 83202
208.237.2430 – Fax 208.237.2409
www.CityofChubbuck.us
POLITICAL SUBDIVISION/AGENCY COMMENTS:
1. No other comments received at the time of this report.
PUBLIC COMMENTS:
1. No written comments were received as of this report.
STANDARDS FOR REVIEWING A CONDITIONAL USE PERMIT
The following code regarding CUPs should be used in evaluating and weighing the application:
18.28.040 C. Criteria and Standards:
C. Criteria And Standards: The following criteria and standards shall be applied in determining whether
to grant or deny any application under the terms of this title for a conditional use permit, and in
considering and defining the conditions (if any) to be imposed upon a conditional use permit
granted hereunder:
1.The use for which such permit is sought must not be injurious to the neighborhood or otherwise
detrimental to the public health, safety or welfare.
Staff Analysis:
Staff finds that there is likely no evidence that the use for which the permit is sought would be
injurious to the neighborhood nor public health, safety or welfare.
2.The permit sought shall not produce an adverse impact on the economic values of adjacent
properties.
Staff Analysis:
Staff is not aware of any negative economic impact to adjacent properties caused by the
proposed use.
3.The permit sought shall not produce a negative impact on transportation facilities, public
utilities, schools, public parks or the natural environment any greater than had the strict terms
of this title been satisfied.
Staff Analysis:
Staff finds that the evidence suggest that the negative impact on transportation facilities, public
utilities, schools, public parks or the natural environment would be no greater than if the strict
terms were satisfied.
4.Account shall be taken of noise and traffic conditions in the vicinity of the land for which the
permit is sought.
Staff Analysis:
Staff finds that the evidence would suggest that the planned roads and access off of Whitaker
will minimize the impact of noise and increased traffic.
5.Account shall be taken of the character and use of the buildings and land adjoining and in the
vicinity of the property for which the permit is sought, together with the number of persons
residing or working in such buildings or upon said land; and the permit, if granted, shall not
work an unreasonable hardship upon surrounding property owners by virtue of its physical
nature or by the impact of changes made in the landscape of said land.
Staff Analysis:
The building will complement the future buildings and provide access to assisted living that is
assessable and convenient.
PO Box 5604 – 5160 Yellowstone Avenue, Chubbuck, ID 83202
208.237.2430 – Fax 208.237.2409
www.CityofChubbuck.us
6.Account shall be taken of the aesthetic qualities of the proposed use and surrounding lands.
Staff Analysis:
This will be the first phase of development and will be an aesthetically pleasing design
7.Account shall be taken of the support or opposition expressed by persons entitled to receive
notice of the conditional use permit application.
Staff Analysis:
No Comment has been received by staff on this project as of this writing.
8.The applicant shall show that he has taken all reasonable steps to comply with the strict terms
of this title. If the applicant can show that the uses "allowed" under this title are not feasible,
such showing shall support an application for a conditional use permit.
Staff Analysis:
City code allows for the use to be conditionally permitted.
9.Adverse impact on other development within the city shall be minimized as far as possible.
Staff Analysis:
Staff finds that there is likely no evidence of impact on other development in the city.
10.The sequence and timing of any development conditionally permitted hereunder may be
controlled as appropriate.
Staff Analysis:
Staff finds that likely no need to control the sequence and timing of the project.
11.The duration of any development conditionally permitted hereunder may be controlled.
Staff Analysis:
Staff finds that since this is a permanent building there would be no reason to control the
duration of the development.
12.Any permit granted hereunder may contain provisions for assuring that the development is
maintained properly.
Staff Analysis:
As this is a privately owned business with competition for occupancy, the owner has a vested
interest in its appearance and maintenance.
13.Any permit granted hereunder may designate the exact location and nature of the permitted
development.
Staff Analysis:
The applicant will be required to meet building codes and set back requirements therefore
exact location and nature of development would likely not be necessary.
14.Any permit granted hereunder may require the provisions for on site or off site public facilities
or service.
Staff Analysis:
Staff does not find that on or off site public facilities or service are likely needed, as this will be
a storage shed and no utilities will be needed.
PO Box 5604 – 5160 Yellowstone Avenue, Chubbuck, ID 83202
208.237.2430 – Fax 208.237.2409
www.CityofChubbuck.us
15.Any permit granted hereunder may require more restrictive standards than those otherwise
required by this title.
Staff Analysis:
The Commission should evaluate criteria and public comment to determine if more restrictive
standards are needed.
16.Notwithstanding the time deadlines established elsewhere in this title for processing
applications, the city council may, if it deems such action necessary, require studies of the social,
economic, fiscal and environmental effects of the proposed conditional use prior to the
granting or denying of the application therefor, and the applicable time deadline shall be
extended accordingly. (Ord. 320 § 1, 1989: Ord. 246 § 2, 1983: Ord. 241 § 7-4, 1983)
Staff Analysis:
Staff does not find likely cause for additional studies to be required.
18.28.050: CONSISTENCY WITH COMPREHENSIVE PLAN:
No variance shall be granted, nor any conditional use permit issued, nor any revision to this title adopted,
unless such action is consistent with the city's comprehensive plan.
EXAMPLE MOTIONS
APPROVAL (WITH 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, and having
found that those criteria for approving a Conditional Use Permit request are satisfied, I move to approve
the Conditional Use Permit as described in the application materials with the following conditions:
1.……………. (if found necessary by LUDC).
APPROVAL (WITHOUT 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, and having
found that those criteria for approving a Conditional Use Permit request are satisfied, I move to approve
the Conditional Use Permit 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, and having
found that those criteria for approving a Conditional Use Permit request are not satisfied, I move to
deny the Conditional Use Permit 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]
REPORT BY: Paul Andrus
pandrus@cityofchubbuck.us
(208) 237-2430
REPORT DATED June 4, 2019
*Staff comments in this report are based solely
upon evidence available at the time of the report.
PO Box 5604 – 5160 Yellowstone Avenue, Chubbuck, ID 83202
208.237.2430 – Fax 208.237.2409
www.CityofChubbuck.us
Additional information may be brought to light at
or before the hearing.
EXHIBITS:
1.Application for Conditional Use
2.Conditional Use Questionnaire
3.Maps
a.Vicinity / Site
b.Zoning
4.Design Review Minutes
5.Evidence of Notices (on file w/ staff)
Conditional Use Permit
Questionnaire
Applicant:
Address:
City:
State: Zip:
1. Describe how this application will be beneficial to the neighborhood or otherwise foster public health, safety
or welfare.
2. How will this Application produce a positive impact on transportation facilities, public utilities, public parks
or the natural environment?
3. What account has been taken of noise and traffic conditions in the vicinity of the land for which the
application is sought?
4. What account has been taken of the character and use of the buildings and land adjoining and in the
vicinity of the property for which the permit is sought, together with the number of persons residing or working
in such buildings or upon said land? How is the proposed development compatible?
Revised 1-25-2017 PBA1 of 3
The proposed assisted living/memory care facility will provide much needed, high quality care for the senior
population in the area. The convenient location will allow family members easy access for frequent visits.
Located on the soon-to-be Parkway, the convenient location will allow easy access in and out of the facility
without adding traffic to nearby residential areas. The building will be constructed to meet or exceed current
building and energy code standards.
The location is immediately adjacent to the soon-to-be Parkway which will be a very high traffic area. It will be
very easy to get on and off of the Parkway. In addition, the site is very near to the upcoming freeway
interchange which will connect the building to the region without burdening the city traffic network.
The existing site is farmland, but directly south of the building is a future mixed-use development envisioned to
have independent living housing and compatible medical uses. The assisted living/memory care facility is very
compatible with these proposed uses. In addition, it is compatible with the numerous residences in the vicinity,
as it allows people to be near to their loved ones who need or want additional care.
Grace Assisted Living
To Be Determined
Chubbuck
Idaho 83202
5. Explain how the permit, if granted, will not work an unreasonable hardship upon surrounding property
owners by virtue of its physical nature or by the impact of changes made in the landscape or natural scenery
of said land?
6. What considerations have been given to the aesthetic qualities of the proposed use and surrounding lands?
7. Address how adverse impacts on other developments within the City have been minimized as much as
possible.
8. Describe the sequence and timing of the proposed development.
9. How will the development be properly maintained?
2 of 3
Conditional Use Permit Questionnaire
Revised 1-25-2017 PBA
The permit will allow the construction of a new assisted living/memory care facility. The use will benefit the
community by providing a high quality housing alternative for the residents. In addition, the building is single-
story, and designed to fit in nicely with the smaller residential scale buildings nearby.
The building has been designed to fit in nicely with the surrounding area. Although the building is large, it is
broken up with modulating wall planes and roof heights. This breaks the large mass into smaller more
residential scaled volumes.
We do not anticipate this building having adverse impacts on any other developments within the city.
Final design for the building is underway, and is expected to be complete by late Spring/early Summer.
Construction is anticipated to begin in early Summer with completion and occupancy early next year.
The owners operate a few other very similar projects in the southern Idaho area. In addition, they have
extensive experience owing and operating these types of facilities over the past thirty years. They have full
time staff committed to the ongoing maintenance of their properties.
10 Designate the exact location and nature of the development.
11. Which on-site or off-site public services are required for this development? (E.g. - Sanitation, Water,
sewer, other.)
12. List which, if any, studies of social, economic, or environmental effect have been required of this
application. (Examples: Traffic Study, Water or Sewer Capacity Study, Storm-Water Drainage, etc.)
Revised 1-25-2017 PBA
Conditional Use Permit Questionnaire
3 of 3
The development is located in the proposed lot 1, block 1, of the Northside Crossing subdivision.
Sanitation. Water. Sewer. Electricity. Police. Fire. Ambulance.
None
NORTHGATE PARKWAY (SIPHON ROAD)
(RIGHT-OF-WAY IMPROVEMENTS BY OTHERS)WHITAKER ROAD(BY OTHERS) AURORA ST(BY OTHERS)FUTUR
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X
P
A
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NO.ITEM DATE
REVISIONS
PROJECT:
DATE:
9233 WEST STATE STREET
BOISE, IDAHO 83714
PHONE (208) 639-6939
FAX (208) 639-6930
SHEET NO.
GRACE ASSISTED LIVING
DESIGN REVIEW SITE PLAN
CHUBBUCK, IDAHO
PRELIMINARY NOT FOR CONSTRUCTION
C1.0
18-170
3/22/2019
PRELIMINARY - NOT FOR CONSTRUCTIONP:\18-170\CAD\EXHIBITS\18-170 DR SITE PLAN.DWG, TODD ARNOLD, 5/14/2019, DWG TO PDF.PC3, 24X36 L [PDF]
PROPOSED LOT 1, BLOCK 1, NORTHSIDE CROSSING SUB.,
CITY OF CHUBBUCK, BANNOCK COUNTY, IDAHO
MARCH 2019
GRACE ASSISTED LIVING
SITE PLAN
0 30 60 90
Plan/Profile Scale: 1" = 30'
KEYNOTES
PLAN PREPARER
LEGEND
SHEET NOTES
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CCCCHCHDDDB1B2B1AB5B3B4B6B7MK8MK9MK1MK191Curtis Co.,WilburEXPR10Dispenser, Multi Flavor Hot PowderedDrink1Bunn-O-Matic02500.0001Dispenser, HotWater1Bunn-O-Matic30200.1000Filter,Water1TurboAirMUR-28LRefrigerator, Undercounter, LowProfile1Bunn-O-Matic37300.0004Dispenser,Beverage/Non-Carbonated1VollrathXLBC1F-1826-13Display Case,Non-Refrigerated1AdvanceTabco1014B-05Sink,Undermount1T & SBrassB-0227Faucet, DeckMount1DukeManufacturingEP303SWTable, HotFoodA5.11A5.2A5.3A5.0111AABBCC.5DDEEGHIJJKKLLC.1C.111223665577889910101111121212.213131414151515.6161616.81717181818.81919202020.220.6212122220.70.8J.9J.915.815.8I.5I.5C.420.927272828G.86.82424J.7J.7UNIT 1X1-1U153UNIT 1x1-1U152UNIT 0x1-1U155UNIT 0x1-1U154UNIT 1x1-1U157UNIT 1x1-1U156UNIT 0x1-1U158UNIT 0x1-1U161UNIT 0x1-1U160UNIT 1x1-1U163UNIT 1x1-1U162UNIT 1x1-1U165UNIT 1x1-1U164CORRIDOR157UNIT 2x1-2U138UNIT 1x1-1U101UNIT 1x1-1U102UNIT 1x1-1U103UNIT 1x1-1U104UNIT 1x1-1U105UNIT 0x1-1U106UNIT 0x1-1U107UNIT 0x1-1U108UNIT 1x1-1U109UNIT 1x1-1U111UNIT 0x1-1U110UNIT 1x1-1U112UNIT 0x1-1U113UNIT 1x1-3U114UNIT 1x1-2U115UNIT 2x2x1-2U116UNIT 2x2x1-2U118UNIT 1x1-1U117UNIT 1x1-1U119UNIT 0x1-1U120UNIT 0x1-1U121UNIT 0x1-1U122UNIT 0x1-1U123UNIT 1x1-1U124UNIT 0x1-1U125UNIT 0x1-1U126UNIT 0x1-1U127UNIT 1x1-1U128UNIT 0x1-1U129UNIT 0x1-1U130UNIT 1x2-1U131UNIT 2x2x1-1U132UNIT 1x2-1U133UNIT 2x2x1-1U134UNIT 0x1-1U135UNIT 0x1-1U136UNIT 0x1-2U137UNIT 1x1-1U139UNIT 1x1-1U141UNIT 1x1-1U142UNIT 0x1-1U143UNIT 0x1-1U144UNIT 0x1-1U145UNIT 1x1-1U146UNIT 0x1-1U147UNIT 1x1-1U148UNIT 1x1-1U149VESTIBULE100LOBBY101RECEPTION102OFFICE 1103OFFICE 2104OFFICE 3105OFFICE 4106OFFICE 5107THERAPY108SALON109JAN. 2111MECH.112ELEC.113LAUNDRY115CORRIDOR116CORRIDOR117CORRIDOR118STORAGE119NURSE120MEDS121WOMEN122MEN123RESIDENTLOUNGE124DINING125PRIVATE DINING126LIBRARY127BISTRO128THEATER129ACTIVITY130ACTIVITY131CORRIDOR132KITCHEN133TOILET134HALL135JAN. 1140PANTRY136CORRIDOR137CORRIDOR138CORRIDOR139CORRIDOR141MC VESTIBULE142GATHERING143MC DINING146MC KITCHENETTE147MC MEDS148MC SALON149MC OFFICE150CORRIDOR153CORRIDOR154CORRIDOR155CORRIDOR156CORRIDOR1583026 SFCOURTYARD 025309 SFCOURTYARD 033985 SFCOURTYARD 04UNIT 2x1-1U151A5.42143A5.52341A5.64123A5.74123MMM.6NNPPM.9M.9FFG.3G.315.415.715.7229' - 4 1/2"A5.03A5.02A5.13A5.12A5.22A5.23A5.32A5.33219' - 4"209' - 4"112' - 1 1/2"117' - 3"OXYGEN114BSTORAGE114A25250.10M.2R232326264G.1Q25.225.723.8UNIT 1x1-1U140UNIT 0x1-1U150UNIT 0x1-1U159A.8A.2A.6A.4G.9H.9P.726.326.726.8C.8P.5J.2UNIT 2x1-2MM103UNIT 0x1-2MM101UNIT 0x1-2MM102UNIT 0x1-2MM104UNIT 0x1-2MM105UNIT 0x1-2MM106UNIT 0x1-2MM107UNIT 0x1-2MM108UNIT 0x1-2MM109CORRIDOR141UNIT 0x1-2MM110UNIT 0x1-2MM111UNIT 0x1-2MM113UNIT 0x1-2MM115UNIT 0x1-2MM112UNIT 0x1-2MM117UNIT 0x1-2MM114UNIT 0x1-2MM116UNIT 2x1-1MM118UNIT 0x1-2MM119UNIT 0x1-2MM120CORRIDOR151CORRIDOR152CORRIDOR1513346 SFCOURTYARD 01GENERAL NOTES FLOOR A. EACH SUB-CONTRACTOR TRADE SHALL VERIFY EXISTING CONDITIONS AND REPORT ANY DISCREPANCIES WITH THE DRAWINGS TO THE ARCHITECT PRIOR TO THE BEGINNING OF CONSTRUCTION.B. ALL EXTERIOR DIMENSIONS ARE TO THE FACE OF FOUNDATION STEM WALL. SEE DETAILS FOR TYPICAL EXTERIOR WALL CONSTRUCTION AT FOUNDATION.C. VERIFY ALL EXTERIOR FLOOR PLAN DIMENSIONS WITH FOUNDATION PLAN.D. ALL INTERIOR WALL DIMENSIONS ARE TO FACE OF STUD UNLESS OTHERWISE NOTED. DIMENSIONS TO ACCESSIBLE CONDITIONS ARE TYPICALLY TO FACE OF FINISH.E. SEE UNIT TYPE ENLARGED FLOOR PLANS FOR ALL UNIT DIMENSIONS, KEYNOTES AND FOR UNIT DOOR AND WINDOW CALLOUTS.F. SEE UNIT TYPE REFLECTED CEILING PLANS FOR ALL UNIT REFLECTED CEILING PLANS. G. SEE ENLARGED REFLECTED CEILING PLANS FOR ALL COMMON AREA REFLECTED CEILINGS.H. ANY THROUGH OR MEMBRANE PENETRATION OF FIRE-RESISTIVE CONSTRUCTION TO COMPLY WITH 2012 IBC SECTION 712. SEE SHEET A11.0. TESTED AND LISTED ASSEMBLIES TO BE PROVIDED TO FIELD INSPECTOR.I. ALL FRAMING, FIXTURES AND EQUIPMENT TO BE INSTALLED TO BE IN ACCORDANCE WITH THE MANUFACTURERS REQUIREMENT, ACCEPTED BUILDING STANDARDS AND CONFORM TO ALL BUILDING CODES.J. FOR EXTENTS OF FIRE RATED CONSTRUCTION, SEE CODE PLANS AND BUILDING CODE SUMMARY, SHEET A0.1.K. FURNITURE (SHOWN DASHED) IS FOR INFORMATION ONLY AND NOT IN CONTRACT.4' - 6"12' - 6"4' - 6"2' - 3"2' - 3"2' - 3"2' - 3"21' - 6"2' - 0"2' - 0"4' - 0"9A4.010A4.010A4.02A4.3FRONT RIGHT: A2.1FRONT LEFT: A2.2BACK RIGHT: A2.3BACK LEFT: A2.4NOT FOR CONSTRUCTIONDRAWNFILE DATESHEETThis document is the property of THE ARCHITECTSOFFICE, PLLC and is not to be duplicated withoutwritten authorization.REVISIONSTHE ARCHITECTS OFFICE, FILEcSEALPROJECT499 MAIN STREET(208) 343-2931BOISE, IDAHO TAOIDAHO.COA2.0OVERALL FLOOR PLAN18-608GRACEASSISTEDLIVING ATCHUBBUCKCHUBBUCK, IDAHODAVID RUBY, AIAMay 10, 2019 1/16" = 1'-0"1FLOOR PLAN - OVERALLNORTH 1/8" = 1'-0"2ENLARGED CANOPY PLANNORTH 1" = 80'-0"KEY PLAN - FLOOR PLAN -OVERALL
CCCCHB1B2B1AB5B3B4B6B71Curtis Co.,WilburEXPR10Dispenser, Multi Flavor Hot PowderedDrink1Bunn-O-Matic02500.0001Dispenser, HotWater1Bunn-O-Matic30200.1000Filter,Water1TurboAirMUR-28LRefrigerator, Undercounter, LowProfile1Bunn-O-Matic37300.0004Dispenser,Beverage/Non-Carbonated1VollrathXLBC1F-1826-13Display Case,Non-Refrigerated1AdvanceTabco1014B-05Sink,Undermount1T & SBrassB-0227Faucet, DeckMountCCCCHB1B2B1AB5B3B4B6B71Curtis Co.,WilburEXPR10Dispenser, Multi Flavor Hot PowderedDrink1Bunn-O-Matic02500.0001Dispenser, HotWater1Bunn-O-Matic30200.1000Filter,Water1TurboAirMUR-28LRefrigerator, Undercounter, LowProfile1Bunn-O-Matic37300.0004Dispenser,Beverage/Non-Carbonated1VollrathXLBC1F-1826-13Display Case,Non-Refrigerated1AdvanceTabco1014B-05Sink,Undermount1T & SBrassB-0227Faucet, DeckMountGENERAL NOTES FLOOR A. EACH SUB-CONTRACTOR TRADE SHALL VERIFY EXISTING CONDITIONS AND REPORT ANY DISCREPANCIES WITH THE DRAWINGS TO THE ARCHITECT PRIOR TO THE BEGINNING OF CONSTRUCTION.B. ALL EXTERIOR DIMENSIONS ARE TO THE FACE OF FOUNDATION STEM WALL. SEE DETAILS FOR TYPICAL EXTERIOR WALL CONSTRUCTION AT FOUNDATION.C. VERIFY ALL EXTERIOR FLOOR PLAN DIMENSIONS WITH FOUNDATION PLAN.D. ALL INTERIOR WALL DIMENSIONS ARE TO FACE OF STUD UNLESS OTHERWISE NOTED. DIMENSIONS TO ACCESSIBLE CONDITIONS ARE TYPICALLY TO FACE OF FINISH.E. SEE UNIT TYPE ENLARGED FLOOR PLANS FOR ALL UNIT DIMENSIONS, KEYNOTES AND FOR UNIT DOOR AND WINDOW CALLOUTS.F. SEE UNIT TYPE REFLECTED CEILING PLANS FOR ALL UNIT REFLECTED CEILING PLANS. G. SEE ENLARGED REFLECTED CEILING PLANS FOR ALL COMMON AREA REFLECTED CEILINGS.H. ANY THROUGH OR MEMBRANE PENETRATION OF FIRE-RESISTIVE CONSTRUCTION TO COMPLY WITH 2012 IBC SECTION 712. SEE SHEET A11.0. TESTED AND LISTED ASSEMBLIES TO BE PROVIDED TO FIELD INSPECTOR.I. ALL FRAMING, FIXTURES AND EQUIPMENT TO BE INSTALLED TO BE IN ACCORDANCE WITH THE MANUFACTURERS REQUIREMENT, ACCEPTED BUILDING STANDARDS AND CONFORM TO ALL BUILDING CODES.J. FOR EXTENTS OF FIRE RATED CONSTRUCTION, SEE CODE PLANS AND BUILDING CODE SUMMARY, SHEET A0.1.K. FURNITURE (SHOWN DASHED) IS FOR INFORMATION ONLY AND NOT IN CONTRACT.KEY NOTES:#1. SEMI-RECESSED, NON-LOCKING FIRE EXTINGUISHER CABINET MOUNTED WITH FIRE EXTINGUISHER HANDLE AT +48" A.F.F. MAX.2. BRACKET MOUNTED 'K' TYPE FIRE EXTINGUISHER WITH HANDLE AT +48 A.F.F. MAX.3. ELECTRICAL METERS AND PANELS, VERIFY EXACT LOCATION WITH UTILITY AND ELECTRICAL DRAWINGS.4. 1-HOUR WALL CONSTRUCTION FOR 4'-0" PERPENDICULAR TO 2-HOUR FIRE WALL.5. HANDRAIL MOUNTED ON WOOD TRIM TYPICAL. SEE 20/A10.1.6. PAINTED WOOD TRIM TYPICAL AT BOTH SIDES OF ALL CORRIDORS AND HALLWAYS. SEE 21/A10.1 FOR TYPICAL DETAIL.7. GRADES AT ENTRY DOORS TO BE NO MORE THAN 2% IN ALL DIRECTIONS FOR A MINIMUM DISTANCE OF 5'-0" PERPENDICULAR TO DOORS.8. ACCESSIBLE DRINKING FOUNTAINS.9. PARTIAL HEIGHT WALL WITH TOP AT 48" A.F.F. PROVIDE WOOD CAP STAINED TO MATCH WOODWORK.10. AUTOMATED DOOR PUSH BUTTON MOUNTED IN WALL AT 48" A.F.F.11. CONCRETE PATIO/WALK TO BE FLUSH WITH INTERIOR FINISH FLOOR. SLOPE TO DRAIN NOT TO EXCEED 1.5% IN ANY DIRECTION. PATIOS/WALKS NOT SHOW AT BUILDING PERIMETER (FOR CLARITY), COORDINATE WITH LANDSCAPE DRAWINGS.12. APPROXIMATE LOCATION OF 20" X 30" METAL ATTIC ACCESS HATCH. VERIFY EXACT LOCATION WITH ROOF FRAMING AND HVAC DRAWINGS.13. 5% OF TABLES TO BE ACCESSIBLE PER ANSI 902.14. DASHED LINE INDICATES CEILING BREAK OR SOFFIT ABOVE. SEE REFLECTED CEILING PLANS.15. RAISED PLANTER BED. SEE LANDSCAPE DRAWINGS.16. PROJECTOR AND SCREEN BY OWNER.17. FIRE RISER LOCATION. SEE PLUMBING DRAWINGS.18. INSTALL 4'-0" HIGH PLASTIC LAMINATE (OR FRP) AT BACK AND SIDE OF JANITOR SINK.19. NOT USED.20. FURR-OUT WALLS IN CORRIDORS FOR RECESSED ELECTRICAL PANELS. GYPSUM BOARD OF STANDARD CORRIDOR WALL TYPE TO EXTEND BEHIND, TYPICAL.21. LANDSCAPE AREA. SLOPE FINISH GRADE AWAY FROM BUILDING AT 2% MINIMUM. COORDINATE WITH LANDSCAPE PLANS.22. RAISED GARDEN PLANTER BED. COORDINATE WITH SITE PLAN, A1.0.23. 60" DIA. CLEAR FLOOR SPACE AT ALL UNIT PATIO'S TYPICAL. 1.5% MAX. SLOPE IN ANY DIRECTION.24. DOOR AT THIS LOCATION TO BE 20 MINUTE FIRE RATED WITH CLOSER.25. POST SIGN ADJACENT TO EXIT OF ASSEMBLY AREAS STATING "MAXIMUM OCCUPANCY ###". OCCUPANCY PER OCCUPANT LOAD TABLE ON SHEET A0.1.26. POST SIGN ON DOOR TO ELEC ROOM STATING "FIRE ALARM CONTROL PANEL".FRONT RIGHT: A2.1FRONT LEFT: A2.2BACK RIGHT: A2.3BACK LEFT: A2.4BBCC.5DEEGHHIC.1C.11122665577889910101111121212.213131414151515.6G.8UNIT 1X1-1U153UNIT 1x1-1U152UNIT 0x1-1U155UNIT 0x1-1U154UNIT 1x1-1U157UNIT 1x1-1U156UNIT 0x1-1U158UNIT 1x1-1U139UNIT 1x1-1U141UNIT 1x1-1U142UNIT 0x1-1U143UNIT 0x1-1U145VESTIBULE100LOBBY101RECEPTION102OFFICE 1103OFFICE 2104OFFICE 3105OFFICE 4106OFFICE 5107THERAPY108SALON109JAN. 2111MECH.112ELEC.113STORAGE114ALAUNDRY115CORRIDOR116CORRIDOR117CORRIDOR118STORAGE119NURSE120MEDS121WOMEN122MEN123RESIDENTLOUNGE124DINING125LIBRARY127BISTRO128THEATER129ACTIVITY130CORRIDOR156CORRIDOR1585309 SFCOURTYARD 033985 SFCOURTYARD 04UNIT 2x1-1U151A5.642A5.7412FFG.3G.31A4.01A4.02A4.02A4.03A4.03A4.05A4.06A4.06A4.09A4.0A3.43A3.03234' - 7"2' - 0"16' - 4"7' - 8"8' - 4"24' - 0"2' - 0"25' - 8"2' - 0"24' - 0"8' - 4"3' - 3"20' - 9"2' - 0"25' - 6"47' - 6"15' - 3"15' - 3"15' - 9 1/4"6' - 3 3/8"4' - 10"6' - 8"3' - 2 1/2"1' - 11"2' - 1 1/2"6' - 0 3/4"6' - 9 1/4"15' - 9 5/8"5' - 3 3/8"4' - 10 1/2"6' - 3 1/2"6' - 1"6' - 5"6' - 7 5/8"2' - 0"15' - 3"7' - 5 3/8"7' - 7 1/2"6' - 2 1/2"5' - 10 1/2"20' - 5 1/2"1' - 6 1/8"6' - 6 7/8"8' - 0"8' - 0"8' - 0"8' - 0"8' - 0 5/8"2' - 5 1/4"16' - 2 3/4"7' - 9 1/4"16' - 2 3/4"24' - 0"8' - 4"14' - 0"10' - 0"2' - 0"2' - 0"13' - 6 3/4"19' - 3"2' - 0"2' - 0"2 3/4"16' - 0"24' - 0"16' - 0"2 3/4"23' - 9 1/4"2 3/4"9' - 0 1/4"13' - 6 5/8"8' - 3 1/4"9' - 10 7/8"4' - 3 1/2"9' - 10 1/8"7' - 7 3/8"2' - 0"5' - 6"2' - 0"4' - 0"2' - 0"8' - 4"1' - 3 1/2"19' - 6 1/2"2' - 0"9' - 0 3/8"2' - 0"2' - 0"4"16' - 9 3/8"10' - 8 5/8"5' - 3 1/2"7' - 8 3/8"5' - 0 1/2"24' - 2 1/8"25' - 6"23' - 3 3/8"2' - 0"7' - 11"4' - 6"4' - 6"4' - 6"2' - 0"22' - 1 3/8"56' - 2 3/4"23' - 6 1/2"2' - 0"2' - 0"27' - 8"16' - 0"16' - 2 3/4"23' - 9 1/4"23' - 9 1/4"2 3/4"2' - 0"23' - 6 1/2"24' - 2 3/4"2 3/4"2' - 10"4' - 6"3' - 3"2' - 0"4' - 0"2' - 0"3' - 3"1' - 11 1/2"1' - 3"4 1/2"14' - 2 3/8"7A4.0A6.17A6.18A6.1910A6.111A6.112131415A6.11617A6.118A6.21A6.119A6.22A6.26102101FFFFFCDDDDD2X6W1W12X62X62X62X62X62X62X6A10.02A10.01A10.01-1/2"FD-1/2"FDFDFDFD22A10.1129130131132133134135137138112139125140A141108109110107W1W1GAS2X62X6CC8"5' - 0"8"5' - 0"8"5' - 0"143142126C145144DDDDIII147HHHH101025156TYP.12121214520TYP.6TYP.1111111111112123TYP.2121212516824826142624174276TYP.5156TYP.56TYP.20TYP.6TYP.A10.02A3.21A3.13A3.13A3.13A3.13A3.11UNIT 0x1-1U159A3.11A3.11A3.11A3.11A3.11A3.13A3.13A3.13A3.13C9' - 10"OXYGEN114B140B132AH3' - 0"10' - 10 5/8"6' - 7 7/8"5' - 10 3/8"5' - 5 5/8"13130.1013' - 3"48' - 4"14' - 0"10' - 0"2' - 0"2' - 0"UNIT 0x1-1U150UNIT 1x1-1U140146NEW FULL-HEIGHT WALL CONSTRUCTION.2-HOUR FIRE RATED WALL CONSTRUCTION.CONSTRUCTION TYPE PER SHEET A10.0F=FLOOR, W=WALL, R=ROOF/CEILINGCOMMON AREA DOOR NUMBER CALLOUTS PER SHEET A9.0. SEE UNIT PLAN FOR TYPICAL UNIT DOOR CALLOUTS.COMMON AREA WINDOW TYPE CALLOUTS PER SHEET A9.1. SEE UNIT PLAN FOR TYPICAL UNIT WINDOW TYPE CALLOUTS.FLOOR PLAN ###NOT FOR CONSTRUCTIONDRAWNFILE DATESHEETThis document is the property of THE ARCHITECTSOFFICE, PLLC and is not to be duplicated withoutwritten authorization.REVISIONSTHE ARCHITECTS OFFICE, FILEcSEALPROJECT499 MAIN STREET(208) 343-2931BOISE, IDAHO TAOIDAHO.COA2.1FLOOR PLAN - FRONT RIGHT18-608GRACEASSISTEDLIVING ATCHUBBUCKCHUBBUCK, IDAHODAVID RUBY, AIAMay 10, 2019 1" = 80'-0"KEY PLAN - FLOOR PLAN - FRONT RIGHT 1/8" = 1'-0"1FLOOR PLAN - FRONT RIGHTNORTH
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1SPARENO.1Norlake RefrigeratedBoxes14' x 7 -8" Overall(O.D.)Refrigerator, Walk-InUnit1OlympicShelvingEpoxy CoatedShelving1Norlake RefrigeratedBoxes7'- x 6'-8
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1Ice-O-MaticICE0250HAIce Maker w/oBin1Ice-O-MaticB25PPBin,Ice1ManitowocIceBy SodaProviderDispenser, Ice/Beveragew/Rack1AdvanceTabcoKAG-306Table, Work, 16 gauge, Back Splash w/Undershelf1Curtis Co.,WilburBy CoffeeProviderIced TeaBrewer1Curtis Co.,WilburBy CoffeeProviderCoffee Maker,Automatic1Curtis Co.,WilburBy CoffeeProviderCoffeeGrinder1Curtis Co.,WilburBy CoffeeProvider1AdvanceTabco93-3-54-18RLSink, NSF, 3 comp, 16gauge1AdvanceTabco7-PS-60Hand Sink, WallMount1Fisher53120Faucet, SplashMountK06K07K08K09K10K11K12K13K14
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K46K47K48K50K51K52K53K54K41K49K41.1K43.2K43K44K43.1 CHDDDMK8MK9MK1MK191DukeManufacturingEP303SWTable, HotFoodGENERAL NOTES FLOOR A. EACH SUB-CONTRACTOR TRADE SHALL VERIFY EXISTING CONDITIONS AND REPORT ANY DISCREPANCIES WITH THE DRAWINGS TO THE ARCHITECT PRIOR TO THE BEGINNING OF CONSTRUCTION.B. ALL EXTERIOR DIMENSIONS ARE TO THE FACE OF FOUNDATION STEM WALL. SEE DETAILS FOR TYPICAL EXTERIOR WALL CONSTRUCTION AT FOUNDATION.C. VERIFY ALL EXTERIOR FLOOR PLAN DIMENSIONS WITH FOUNDATION PLAN.D. ALL INTERIOR WALL DIMENSIONS ARE TO FACE OF STUD UNLESS OTHERWISE NOTED. DIMENSIONS TO ACCESSIBLE CONDITIONS ARE TYPICALLY TO FACE OF FINISH.E. SEE UNIT TYPE ENLARGED FLOOR PLANS FOR ALL UNIT DIMENSIONS, KEYNOTES AND FOR UNIT DOOR AND WINDOW CALLOUTS.F. SEE UNIT TYPE REFLECTED CEILING PLANS FOR ALL UNIT REFLECTED CEILING PLANS. G. SEE ENLARGED REFLECTED CEILING PLANS FOR ALL COMMON AREA REFLECTED CEILINGS.H. ANY THROUGH OR MEMBRANE PENETRATION OF FIRE-RESISTIVE CONSTRUCTION TO COMPLY WITH 2012 IBC SECTION 712. SEE SHEET A11.0. TESTED AND LISTED ASSEMBLIES TO BE PROVIDED TO FIELD INSPECTOR.I. ALL FRAMING, FIXTURES AND EQUIPMENT TO BE INSTALLED TO BE IN ACCORDANCE WITH THE MANUFACTURERS REQUIREMENT, ACCEPTED BUILDING STANDARDS AND CONFORM TO ALL BUILDING CODES.J. FOR EXTENTS OF FIRE RATED CONSTRUCTION, SEE CODE PLANS AND BUILDING CODE SUMMARY, SHEET A0.1.K. FURNITURE (SHOWN DASHED) IS FOR INFORMATION ONLY AND NOT IN CONTRACT.FRONT RIGHT: A2.1FRONT LEFT: A2.2BACK RIGHT: A2.3BACK LEFT: A2.4KEY NOTES:#1. SEMI-RECESSED, NON-LOCKING FIRE EXTINGUISHER CABINET MOUNTED WITH FIRE EXTINGUISHER HANDLE AT +48" A.F.F. MAX.2. BRACKET MOUNTED 'K' TYPE FIRE EXTINGUISHER WITH HANDLE AT +48 A.F.F. MAX.3. ELECTRICAL METERS AND PANELS, VERIFY EXACT LOCATION WITH UTILITY AND ELECTRICAL DRAWINGS.4. 1-HOUR WALL CONSTRUCTION FOR 4'-0" PERPENDICULAR TO 2-HOUR FIRE WALL.5. HANDRAIL MOUNTED ON WOOD TRIM TYPICAL. SEE 20/A10.1.6. PAINTED WOOD TRIM TYPICAL AT BOTH SIDES OF ALL CORRIDORS AND HALLWAYS. SEE 21/A10.1 FOR TYPICAL DETAIL.7. GRADES AT ENTRY DOORS TO BE NO MORE THAN 2% IN ALL DIRECTIONS FOR A MINIMUM DISTANCE OF 5'-0" PERPENDICULAR TO DOORS.8. ACCESSIBLE DRINKING FOUNTAINS.9. PARTIAL HEIGHT WALL WITH TOP AT 48" A.F.F. PROVIDE WOOD CAP STAINED TO MATCH WOODWORK.10. AUTOMATED DOOR PUSH BUTTON MOUNTED IN WALL AT 48" A.F.F.11. CONCRETE PATIO/WALK TO BE FLUSH WITH INTERIOR FINISH FLOOR. SLOPE TO DRAIN NOT TO EXCEED 1.5% IN ANY DIRECTION. PATIOS/WALKS NOT SHOW AT BUILDING PERIMETER (FOR CLARITY), COORDINATE WITH LANDSCAPE DRAWINGS.12. APPROXIMATE LOCATION OF 20" X 30" METAL ATTIC ACCESS HATCH. VERIFY EXACT LOCATION WITH ROOF FRAMING AND HVAC DRAWINGS.13. 5% OF TABLES TO BE ACCESSIBLE PER ANSI 902.14. DASHED LINE INDICATES CEILING BREAK OR SOFFIT ABOVE. SEE REFLECTED CEILING PLANS.15. RAISED PLANTER BED. SEE LANDSCAPE DRAWINGS.16. PROJECTOR AND SCREEN BY OWNER.17. FIRE RISER LOCATION. SEE PLUMBING DRAWINGS.18. INSTALL 4'-0" HIGH PLASTIC LAMINATE (OR FRP) AT BACK AND SIDE OF JANITOR SINK.19. NOT USED.20. FURR-OUT WALLS IN CORRIDORS FOR RECESSED ELECTRICAL PANELS. GYPSUM BOARD OF STANDARD CORRIDOR WALL TYPE TO EXTEND BEHIND, TYPICAL.21. LANDSCAPE AREA. SLOPE FINISH GRADE AWAY FROM BUILDING AT 2% MINIMUM. COORDINATE WITH LANDSCAPE PLANS.22. RAISED GARDEN PLANTER BED. COORDINATE WITH SITE PLAN, A1.0.23. 60" DIA. CLEAR FLOOR SPACE AT ALL UNIT PATIO'S TYPICAL. 1.5% MAX. SLOPE IN ANY DIRECTION.24. DOOR AT THIS LOCATION TO BE 20 MINUTE FIRE RATED WITH CLOSER.25. POST SIGN ADJACENT TO EXIT OF ASSEMBLY AREAS STATING "MAXIMUM OCCUPANCY ###". OCCUPANCY PER OCCUPANT LOAD TABLE ON SHEET A0.1.26. POST SIGN ON DOOR TO ELEC ROOM STATING "FIRE ALARM CONTROL PANEL".AABBC.5DEEGHIC.1C.115.6161616.81717181818.81919202020.220.62121222215.815.8C.427272828G.824UNIT 1x1-1U101UNIT 1x1-1U102UNIT 1x1-1U103UNIT 1x1-1U104UNIT 1x1-1U105UNIT 0x1-1U106UNIT 0x1-1U108DINING125PRIVATE DINING126LIBRARY127ACTIVITY131CORRIDOR132KITCHEN133TOILET134HALL135JAN. 1140PANTRY136CORRIDOR137??CORRIDOR139CORRIDOR141MC VESTIBULE142GATHERING143MC DINING146MC KITCHENETTE147CORRIDOR1543026 SFCOURTYARD 02A5.4214A5.5241FFG.3G.315.715.711A4.012A4.012A4.03A4.14A4.14A4.17A4.17A4.1A3.01209' - 4"11' - 5 1/2"8' - 4"14' - 6 1/2"17' - 8"4' - 4"2' - 0"21' - 6"2' - 6"8' - 4"5' - 6"8' - 4"10' - 2"2' - 0"11' - 10"30' - 11 1/4"5 1/2"8' - 4 1/8"4' - 11"32' - 2 1/4"4' - 0"52' - 0"6' - 6"16' - 0"23' - 0"6' - 6"8' - 0"8' - 0"EQ.EQ.EQ.EQ.10' - 1 1/4"8' - 6 3/4"3' - 0 1/8"4' - 2"2' - 0"7' - 6"4' - 4 3/8"4' - 5 5/8"4' - 1 3/8"4' - 2 5/8"2 3/4"24' - 0"28' - 4"4' - 0"4' - 0"2' - 0"2' - 0"2' - 0"2' - 0"4' - 6"2' - 10"2' - 0"6' - 11 1/8"3' - 11"14' - 6 1/2"5' - 5 5/8"4' - 6"4' - 6"4' - 11 1/8"22' - 9 3/4"4' - 6 3/8"4' - 6"5' - 0 5/8"9' - 3"14' - 1"22' - 0"3' - 10 1/2"4' - 2"4' - 2"11' - 9 1/2"4' - 0"4' - 0"11' - 9 5/8"10' - 5 3/8"23' - 6 1/2"24' - 2 3/4"2 3/4"2' - 0"5' - 9 3/8"4' - 8"3' - 7 3/8"4' - 0 5/8"5' - 0"23' - 9 1/4"23' - 9 1/4"16' - 2 3/4"2 3/4"8' - 0"4' - 0"5' - 1"23' - 8 1/2"2' - 0"3' - 5 5/8"2' - 0"8' - 9 1/2"2' - 0"2' - 4"2' - 0"11' - 8"1' - 2 1/2"2' - 0"9' - 3 1/2"2' - 0"16' - 4 1/2"5' - 0"5' - 0"8"8"7' - 1 5/8"6' - 10 7/8"A6.26GGGGGCF103111153152154151150149118148127128119M104M105BDDDDDCCIIA10.0222A10.12X62X62X62X6W1W1CC2X62X62X62X62X62X6CCC1121111111212111111116TYP.2525121555146TYP.6TYP.6TYP.126TYP.51146TYP.6TYP.12122020A3.13A3.13A3.13A3.13A3.13----A3.11A3.111W5STAINLESS STEEL OVER GYP. BD. FULL HEIGHT THIS SIDE ONLY.A6.27A6.28A6.112131415A6.11SIM.A6.2DDDIIFFFC13A6.52342526DG.125.22' - 7 1/2"23.8UNIT 0x1-2MM101UNIT 0x1-2MM102UNIT 2x1-2MM103UNIT 0x1-2MM104UNIT 0x1-2MM105UNIT 0x1-2MM106UNIT 0x1-2MM107UNIT 0x1-2MM108UNIT 0x1-2MM109A.8A.2A.6A.4G.9H.9BATHING14426.31' - 0"8"1' - 0"C.810CORRIDOR151CORRIDOR1516' - 1 7/8"3346 SFCOURTYARD 01NEW FULL-HEIGHT WALL CONSTRUCTION.2-HOUR FIRE RATED WALL CONSTRUCTION.CONSTRUCTION TYPE PER SHEET A10.0F=FLOOR, W=WALL, R=ROOF/CEILINGCOMMON AREA DOOR NUMBER CALLOUTS PER SHEET A9.0. SEE UNIT PLAN FOR TYPICAL UNIT DOOR CALLOUTS.COMMON AREA WINDOW TYPE CALLOUTS PER SHEET A9.1. SEE UNIT PLAN FOR TYPICAL UNIT WINDOW TYPE CALLOUTS.FLOOR PLAN ###NOT FOR CONSTRUCTIONDRAWNFILE DATESHEETThis document is the property of THE ARCHITECTSOFFICE, PLLC and is not to be duplicated withoutwritten authorization.REVISIONSTHE ARCHITECTS OFFICE, FILEcSEALPROJECT499 MAIN STREET(208) 343-2931BOISE, IDAHO TAOIDAHO.COA2.2FLOOR PLAN FRONT LEFT18-608GRACEASSISTEDLIVING ATCHUBBUCKCHUBBUCK, IDAHODAVID RUBY, AIAMay 10, 2019 1" = 80'-0"KEY PLAN - FLOOR PLAN - FRONT LEFT 1/8" = 1'-0"1FLOOR PLAN - FRONT LEFTNORTH
IJKLL112236655778899101011111212131314140.70.8J.9J.9I.56.8UNIT 0x1-1U161UNIT 0x1-1U160UNIT 1x1-1U163UNIT 1x1-1U162UNIT 1x1-1U165UNIT 1x1-1U164CORRIDOR157UNIT 2x1-2U138UNIT 0x1-1U123UNIT 0x1-1U125UNIT 0x1-1U126UNIT 0x1-1U127UNIT 1x1-1U128UNIT 0x1-1U129UNIT 0x1-1U130UNIT 1x2-1U131UNIT 2x2x1-1U132UNIT 1x2-1U133UNIT 2x2x1-1U134UNIT 0x1-1U135UNIT 0x1-1U136UNIT 0x1-2U137UNIT 0x1-1U144UNIT 1x1-1U146UNIT 0x1-1U147UNIT 1x1-1U148UNIT 1x1-1U149CORRIDOR153CORRIDOR155CORRIDOR156CORRIDOR1585309 SFCOURTYARD 033985 SFCOURTYARD 04A5.64123MMM.6NPPM.915.415.44A4.04A4.08A4.08A4.0214' - 6 1/2"2' - 0"5' - 9"2' - 0"7' - 3"16' - 9"8' - 4"19' - 10 1/2"4' - 1 1/2"2' - 0"25' - 8"2' - 0"24' - 0"8' - 4"24' - 0"2' - 0"60' - 5 1/2"2' - 0"2' - 0"8' - 0"14' - 0"8' - 4"24' - 2 3/4"1' - 7 3/4"22' - 1 1/2"8' - 0"8' - 2 3/4"11' - 9 1/2"2' - 0 1/2"2 3/4"2 3/4"2 3/4"2 3/4"2 3/4"1' - 6 3/4"1' - 10"4' - 2 3/4"19' - 10 1/2"16' - 0"16' - 0"30' - 6"26' - 0"16' - 0"16' - 0"16' - 0"8' - 2 3/4"16' - 0"24' - 0"24' - 0"47' - 6 1/2"25' - 8"2' - 0"2' - 0"16' - 2 3/4"23' - 9 1/4"23' - 9 1/4"2 3/4"12' - 1 1/4"6' - 11 1/8"5' - 0"5' - 7 5/8"6' - 1 1/2"24' - 0"2 3/4"23' - 6 1/2"6' - 2 3/4"16' - 0"24' - 0"16' - 2 3/4"2 3/4"2' - 0"2' - 0"A6.261061051241141238"5' - 0"A6.262X62X62X62X6CC11211122222222411206TYP.156TYP.5121111212156TYP.51411345A3.11A3.11A3.11A3.11A3.11A3.11A3.11A3.11A3.11A3.11A3.12A3.22A3.13A3.13A3.13A3.13A3.13A3.13A3.13A3.23A3.23A3.11A3.11A3.13A3.31A3.31A1.21GENERAL NOTES FLOOR A. EACH SUB-CONTRACTOR TRADE SHALL VERIFY EXISTING CONDITIONS AND REPORT ANY DISCREPANCIES WITH THE DRAWINGS TO THE ARCHITECT PRIOR TO THE BEGINNING OF CONSTRUCTION.B. ALL EXTERIOR DIMENSIONS ARE TO THE FACE OF FOUNDATION STEM WALL. SEE DETAILS FOR TYPICAL EXTERIOR WALL CONSTRUCTION AT FOUNDATION.C. VERIFY ALL EXTERIOR FLOOR PLAN DIMENSIONS WITH FOUNDATION PLAN.D. ALL INTERIOR WALL DIMENSIONS ARE TO FACE OF STUD UNLESS OTHERWISE NOTED. DIMENSIONS TO ACCESSIBLE CONDITIONS ARE TYPICALLY TO FACE OF FINISH.E. SEE UNIT TYPE ENLARGED FLOOR PLANS FOR ALL UNIT DIMENSIONS, KEYNOTES AND FOR UNIT DOOR AND WINDOW CALLOUTS.F. SEE UNIT TYPE REFLECTED CEILING PLANS FOR ALL UNIT REFLECTED CEILING PLANS. G. SEE ENLARGED REFLECTED CEILING PLANS FOR ALL COMMON AREA REFLECTED CEILINGS.H. ANY THROUGH OR MEMBRANE PENETRATION OF FIRE-RESISTIVE CONSTRUCTION TO COMPLY WITH 2012 IBC SECTION 712. SEE SHEET A11.0. TESTED AND LISTED ASSEMBLIES TO BE PROVIDED TO FIELD INSPECTOR.I. ALL FRAMING, FIXTURES AND EQUIPMENT TO BE INSTALLED TO BE IN ACCORDANCE WITH THE MANUFACTURERS REQUIREMENT, ACCEPTED BUILDING STANDARDS AND CONFORM TO ALL BUILDING CODES.J. FOR EXTENTS OF FIRE RATED CONSTRUCTION, SEE CODE PLANS AND BUILDING CODE SUMMARY, SHEET A0.1.K. FURNITURE (SHOWN DASHED) IS FOR INFORMATION ONLY AND NOT IN CONTRACT.KEY NOTES:#1. SEMI-RECESSED, NON-LOCKING FIRE EXTINGUISHER CABINET MOUNTED WITH FIRE EXTINGUISHER HANDLE AT +48" A.F.F. MAX.2. BRACKET MOUNTED 'K' TYPE FIRE EXTINGUISHER WITH HANDLE AT +48 A.F.F. MAX.3. ELECTRICAL METERS AND PANELS, VERIFY EXACT LOCATION WITH UTILITY AND ELECTRICAL DRAWINGS.4. 1-HOUR WALL CONSTRUCTION FOR 4'-0" PERPENDICULAR TO 2-HOUR FIRE WALL.5. HANDRAIL MOUNTED ON WOOD TRIM TYPICAL. SEE 20/A10.1.6. PAINTED WOOD TRIM TYPICAL AT BOTH SIDES OF ALL CORRIDORS AND HALLWAYS. SEE 21/A10.1 FOR TYPICAL DETAIL.7. GRADES AT ENTRY DOORS TO BE NO MORE THAN 2% IN ALL DIRECTIONS FOR A MINIMUM DISTANCE OF 5'-0" PERPENDICULAR TO DOORS.8. ACCESSIBLE DRINKING FOUNTAINS.9. PARTIAL HEIGHT WALL WITH TOP AT 48" A.F.F. PROVIDE WOOD CAP STAINED TO MATCH WOODWORK.10. AUTOMATED DOOR PUSH BUTTON MOUNTED IN WALL AT 48" A.F.F.11. CONCRETE PATIO/WALK TO BE FLUSH WITH INTERIOR FINISH FLOOR. SLOPE TO DRAIN NOT TO EXCEED 1.5% IN ANY DIRECTION. PATIOS/WALKS NOT SHOW AT BUILDING PERIMETER (FOR CLARITY), COORDINATE WITH LANDSCAPE DRAWINGS.12. APPROXIMATE LOCATION OF 20" X 30" METAL ATTIC ACCESS HATCH. VERIFY EXACT LOCATION WITH ROOF FRAMING AND HVAC DRAWINGS.13. 5% OF TABLES TO BE ACCESSIBLE PER ANSI 902.14. DASHED LINE INDICATES CEILING BREAK OR SOFFIT ABOVE. SEE REFLECTED CEILING PLANS.15. RAISED PLANTER BED. SEE LANDSCAPE DRAWINGS.16. PROJECTOR AND SCREEN BY OWNER.17. FIRE RISER LOCATION. SEE PLUMBING DRAWINGS.18. INSTALL 4'-0" HIGH PLASTIC LAMINATE (OR FRP) AT BACK AND SIDE OF JANITOR SINK.19. NOT USED.20. FURR-OUT WALLS IN CORRIDORS FOR RECESSED ELECTRICAL PANELS. GYPSUM BOARD OF STANDARD CORRIDOR WALL TYPE TO EXTEND BEHIND, TYPICAL.21. LANDSCAPE AREA. SLOPE FINISH GRADE AWAY FROM BUILDING AT 2% MINIMUM. COORDINATE WITH LANDSCAPE PLANS.22. RAISED GARDEN PLANTER BED. COORDINATE WITH SITE PLAN, A1.0.23. 60" DIA. CLEAR FLOOR SPACE AT ALL UNIT PATIO'S TYPICAL. 1.5% MAX. SLOPE IN ANY DIRECTION.24. DOOR AT THIS LOCATION TO BE 20 MINUTE FIRE RATED WITH CLOSER.25. POST SIGN ADJACENT TO EXIT OF ASSEMBLY AREAS STATING "MAXIMUM OCCUPANCY ###". OCCUPANCY PER OCCUPANT LOAD TABLE ON SHEET A0.1.26. POST SIGN ON DOOR TO ELEC ROOM STATING "FIRE ALARM CONTROL PANEL".FRONT RIGHT: A2.1FRONT LEFT: A2.2BACK RIGHT: A2.3BACK LEFT: A2.4NEW FULL-HEIGHT WALL CONSTRUCTION.2-HOUR FIRE RATED WALL CONSTRUCTION.CONSTRUCTION TYPE PER SHEET A10.0F=FLOOR, W=WALL, R=ROOF/CEILINGCOMMON AREA DOOR NUMBER CALLOUTS PER SHEET A9.0. SEE UNIT PLAN FOR TYPICAL UNIT DOOR CALLOUTS.COMMON AREA WINDOW TYPE CALLOUTS PER SHEET A9.1. SEE UNIT PLAN FOR TYPICAL UNIT WINDOW TYPE CALLOUTS.FLOOR PLAN ###NOT FOR CONSTRUCTIONDRAWNFILE DATESHEETThis document is the property of THE ARCHITECTSOFFICE, PLLC and is not to be duplicated withoutwritten authorization.REVISIONSTHE ARCHITECTS OFFICE, FILEcSEALPROJECT499 MAIN STREET(208) 343-2931BOISE, IDAHO TAOIDAHO.COA2.3FLOOR PLAN BACK RIGHT18-608GRACEASSISTEDLIVING ATCHUBBUCKCHUBBUCK, IDAHODAVID RUBY, AIAMay 10, 2019 1/8" = 1'-0"1FLOOR PLAN - SOUTH EASTNORTH 1" = 80'-0"KEY PLAN - FLOOR PLAN - BACK RIGHTTYP.
KEY NOTES:#1. SEMI-RECESSED, NON-LOCKING FIRE EXTINGUISHER CABINET MOUNTED WITH FIRE EXTINGUISHER HANDLE AT +48" A.F.F. MAX.2. BRACKET MOUNTED 'K' TYPE FIRE EXTINGUISHER WITH HANDLE AT +48 A.F.F. MAX.3. ELECTRICAL METERS AND PANELS, VERIFY EXACT LOCATION WITH UTILITY AND ELECTRICAL DRAWINGS.4. 1-HOUR WALL CONSTRUCTION FOR 4'-0" PERPENDICULAR TO 2-HOUR FIRE WALL.5. HANDRAIL MOUNTED ON WOOD TRIM TYPICAL. SEE 20/A10.1.6. PAINTED WOOD TRIM TYPICAL AT BOTH SIDES OF ALL CORRIDORS AND HALLWAYS. SEE 21/A10.1 FOR TYPICAL DETAIL.7. GRADES AT ENTRY DOORS TO BE NO MORE THAN 2% IN ALL DIRECTIONS FOR A MINIMUM DISTANCE OF 5'-0" PERPENDICULAR TO DOORS.8. ACCESSIBLE DRINKING FOUNTAINS.9. PARTIAL HEIGHT WALL WITH TOP AT 48" A.F.F. PROVIDE WOOD CAP STAINED TO MATCH WOODWORK.10. AUTOMATED DOOR PUSH BUTTON MOUNTED IN WALL AT 48" A.F.F.11. CONCRETE PATIO/WALK TO BE FLUSH WITH INTERIOR FINISH FLOOR. SLOPE TO DRAIN NOT TO EXCEED 1.5% IN ANY DIRECTION. PATIOS/WALKS NOT SHOW AT BUILDING PERIMETER (FOR CLARITY), COORDINATE WITH LANDSCAPE DRAWINGS.12. APPROXIMATE LOCATION OF 20" X 30" METAL ATTIC ACCESS HATCH. VERIFY EXACT LOCATION WITH ROOF FRAMING AND HVAC DRAWINGS.13. 5% OF TABLES TO BE ACCESSIBLE PER ANSI 902.14. DASHED LINE INDICATES CEILING BREAK OR SOFFIT ABOVE. SEE REFLECTED CEILING PLANS.15. RAISED PLANTER BED. SEE LANDSCAPE DRAWINGS.16. PROJECTOR AND SCREEN BY OWNER.17. FIRE RISER LOCATION. SEE PLUMBING DRAWINGS.18. INSTALL 4'-0" HIGH PLASTIC LAMINATE (OR FRP) AT BACK AND SIDE OF JANITOR SINK.19. NOT USED.20. FURR-OUT WALLS IN CORRIDORS FOR RECESSED ELECTRICAL PANELS. GYPSUM BOARD OF STANDARD CORRIDOR WALL TYPE TO EXTEND BEHIND, TYPICAL.21. LANDSCAPE AREA. SLOPE FINISH GRADE AWAY FROM BUILDING AT 2% MINIMUM. COORDINATE WITH LANDSCAPE PLANS.22. RAISED GARDEN PLANTER BED. COORDINATE WITH SITE PLAN, A1.0.23. 60" DIA. CLEAR FLOOR SPACE AT ALL UNIT PATIO'S TYPICAL. 1.5% MAX. SLOPE IN ANY DIRECTION.24. DOOR AT THIS LOCATION TO BE 20 MINUTE FIRE RATED WITH CLOSER.25. POST SIGN ADJACENT TO EXIT OF ASSEMBLY AREAS STATING "MAXIMUM OCCUPANCY ###". OCCUPANCY PER OCCUPANT LOAD TABLE ON SHEET A0.1.26. POST SIGN ON DOOR TO ELEC ROOM STATING "FIRE ALARM CONTROL PANEL".FRONT RIGHT: A2.1FRONT LEFT: A2.2BACK RIGHT: A2.3BACK LEFT: A2.4GENERAL NOTES FLOOR A. EACH SUB-CONTRACTOR TRADE SHALL VERIFY EXISTING CONDITIONS AND REPORT ANY DISCREPANCIES WITH THE DRAWINGS TO THE ARCHITECT PRIOR TO THE BEGINNING OF CONSTRUCTION.B. ALL EXTERIOR DIMENSIONS ARE TO THE FACE OF FOUNDATION STEM WALL. SEE DETAILS FOR TYPICAL EXTERIOR WALL CONSTRUCTION AT FOUNDATION.C. VERIFY ALL EXTERIOR FLOOR PLAN DIMENSIONS WITH FOUNDATION PLAN.D. ALL INTERIOR WALL DIMENSIONS ARE TO FACE OF STUD UNLESS OTHERWISE NOTED. DIMENSIONS TO ACCESSIBLE CONDITIONS ARE TYPICALLY TO FACE OF FINISH.E. SEE UNIT TYPE ENLARGED FLOOR PLANS FOR ALL UNIT DIMENSIONS, KEYNOTES AND FOR UNIT DOOR AND WINDOW CALLOUTS.F. SEE UNIT TYPE REFLECTED CEILING PLANS FOR ALL UNIT REFLECTED CEILING PLANS. G. SEE ENLARGED REFLECTED CEILING PLANS FOR ALL COMMON AREA REFLECTED CEILINGS.H. ANY THROUGH OR MEMBRANE PENETRATION OF FIRE-RESISTIVE CONSTRUCTION TO COMPLY WITH 2012 IBC SECTION 712. SEE SHEET A11.0. TESTED AND LISTED ASSEMBLIES TO BE PROVIDED TO FIELD INSPECTOR.I. ALL FRAMING, FIXTURES AND EQUIPMENT TO BE INSTALLED TO BE IN ACCORDANCE WITH THE MANUFACTURERS REQUIREMENT, ACCEPTED BUILDING STANDARDS AND CONFORM TO ALL BUILDING CODES.J. FOR EXTENTS OF FIRE RATED CONSTRUCTION, SEE CODE PLANS AND BUILDING CODE SUMMARY, SHEET A0.1.K. FURNITURE (SHOWN DASHED) IS FOR INFORMATION ONLY AND NOT IN CONTRACT.A5.21IIJJKLL171718181919202021212222J.9J.915.815.8I.520.928282424UNIT 0x1-1U107UNIT 1x1-1U109UNIT 1x1-1U111UNIT 0x1-1U110UNIT 1x1-1U112UNIT 0x1-1U113UNIT 1x1-3U114UNIT 1x1-2U115UNIT 2x2x1-2U116UNIT 2x2x1-2U118UNIT 1x1-1U117UNIT 1x1-1U119UNIT 0x1-1U120UNIT 0x1-1U121UNIT 0x1-1U122UNIT 1x1-1U124CORRIDOR137CORRIDOR153CORRIDOR1543026 SFCOURTYARD 02A5.4243A5.52341MMNNPPM.915.415.415.715.7A5.22A5.231A4.11A4.12A4.12A4.15A4.16A4.18A4.1101' - 8 3/8"12' - 8"3' - 9 1/4"221' - 10 1/2"24' - 0"8' - 4"36' - 6 1/2"2' - 0"24' - 0"8' - 4"21' - 10"2' - 2"2' - 0"11' - 10"31' - 4 3/4"7' - 9 1/4"16' - 0"2 3/4"23' - 9 1/4"23' - 1 1/4"10 3/4"22' - 10 1/2"2 3/4"8' - 4"2 3/4"21' - 7 1/4"2 3/4"3' - 11 1/4"2' - 0"14' - 9 7/8"2' - 9 1/8"2' - 0"8' - 11 1/2"15' - 0 1/2"8' - 4"25' - 10 1/2"21' - 11"8' - 4"47' - 9 1/2"23' - 6 1/2"2 3/4"9' - 3"38' - 1"23' - 6 1/2"6' - 1 1/2"24' - 0"2 3/4"2 3/4"3' - 7"4' - 8 5/8"4' - 6"9' - 8"4' - 6"10' - 0"7' - 8 3/4"6' - 4"8' - 8"3' - 0"23' - 9 1/4"23' - 9 1/4"16' - 2 3/4"2 3/4"2' - 0"2' - 0"9' - 11 1/8"7' - 8 3/4"2' - 0"2' - 0"2' - 0"A6.2612CCCCCCCCCC115116117120121104122A6.26C2X62X6W32X62X62X62X62X616TYP.6TYP.6TYP.5441111111212121111111555556TYP.6TYP.6TYP.6TYP.A3.13A3.13A3.13A3.13A3.13A3.13A3.11A3.11A3.11A3.11A3.11A3.11A3.16A3.22A3.22A3.14A3.32A3.32A3.33A3.41M10612--2525M.2R232' - 0"4' - 0"2626Q25.7A3.32A3.32A3.33A3.32A3.32A3.32A3.32UNIT 0x1-2MM111UNIT 0x1-2MM110UNIT 0x1-2MM113UNIT 0x1-2MM115UNIT 0x1-2MM112UNIT 0x1-2MM117UNIT 0x1-2MM114UNIT 0x1-2MM116UNIT 2x1-1MM118UNIT 0x1-2MM119UNIT 0x1-2MM120H.9P.726.726.8MC MEDS148MC SALON149MC OFFICE150M107M108FAP.5J.249' - 5 1/2"8' - 4"14' - 0"5' - 5 1/2"4' - 8"2' - 0"15' - 0"7' - 0"7' - 0"CORRIDOR151CORRIDOR151CORRIDOR152A6.111SIM. SINGLE3346 SFCOURTYARD 01NEW FULL-HEIGHT WALL CONSTRUCTION.2-HOUR FIRE RATED WALL CONSTRUCTION.CONSTRUCTION TYPE PER SHEET A10.0F=FLOOR, W=WALL, R=ROOF/CEILINGCOMMON AREA DOOR NUMBER CALLOUTS PER SHEET A9.0. SEE UNIT PLAN FOR TYPICAL UNIT DOOR CALLOUTS.COMMON AREA WINDOW TYPE CALLOUTS PER SHEET A9.1. SEE UNIT PLAN FOR TYPICAL UNIT WINDOW TYPE CALLOUTS.FLOOR PLAN ###NOT FOR CONSTRUCTIONDRAWNFILE DATESHEETThis document is the property of THE ARCHITECTSOFFICE, PLLC and is not to be duplicated withoutwritten authorization.REVISIONSTHE ARCHITECTS OFFICE, FILEcSEALPROJECT499 MAIN STREET(208) 343-2931BOISE, IDAHO TAOIDAHO.COA2.4FLOOR PLAN BACK LEFT18-608GRACEASSISTEDLIVING ATCHUBBUCKCHUBBUCK, IDAHODAVID RUBY, AIAMay 10, 2019 1" = 80'-0"KEY PLAN - FLOOR PLAN - BACK LEFT 1/8" = 1'-0"1FLOOR PLAN - BACK LEFTNORTHTYP.
J:\Planning\Design Review\MINUTES Design Review\2019\Grace @ Chubbuck assisted living\04.16.19 minutes - w applicant.docx 1
Planning Department
PO Box 5604 – 5160 Yellowstone Avenue, Chubbuck, ID 83202
208.237.2430 – Fax 208.237.2409
www.CityofChubbuck.us
Design Review Committee Meeting Minutes
April 16, 2019
Applicant: Grace at Chubbuck, LLC. 890 North Cole Road, Boise, ID 83704
Proposed site address: TBD East Siphon Road (North Gate)
Present: Kevin England, Mayor; Rodney Burch, Public Works Director; Don Matson, Senior
Planner, Bridger Morrison, City Engineer; Bill Guiberson, Police Chief; Merlin
Miller, Fire Marshal; Paul Andrus, City Planner; Ray Griffin, Building Official; Nelli
Simmons, Office Administrator.
Colter Kamo, the owner, was in attendance. David Ruby, the architect, was on a conference call.
Meeting today is a site plan review for an assisted living center on East Siphon Road and
Whitaker Road.
PROJECT REQUIREMENTS
TRAFFIC SAFETY AND TRAFFIC CONGESTION:
o Depth of access is a concern. This applies to both entrances with how tight it is if
there is a car trying to enter and exit at the same time. Bridger will send the Access
Management Guideline to David. Width is not the concern just the depth.
o Site triangles are discusses in the Access Management Guideline Bridger is sending.
TRAFFIC STUDIES, UTILITY STUDIES:
o Sidewalks need to connect from the building site sidewalks to the street sidewalks
with ADA access.
OUTDOOR ADVERTISING: Ray will process the sign permit application.
LANDSCAPING: 5% of the paved area needs to be landscaped. A 10’ landscaping strip is required
on the street frontage. 1 tree every 50 feet needs to be planted, they can be clumped together.
Tree list was provided.
STRUCTURES AND SITE LAYOUT:
o Sanitation trucks need more room to turn around. They will add a hammerhead to
the plans. Deliveries will be by the kitchen.
PRETREATMENT: Minimum 1,500 gallon grease or oil/silt separator
o To be on Building plans
EXTERIOR LIGHTING:
o Lighting needs to be shielded to prevent light trespass.
J:\Planning\Design Review\MINUTES Design Review\2019\Grace @ Chubbuck assisted living\04.16.19 minutes - w applicant.docx 2
ENGINEERING:
o Final plat needs to be approved by City Council.
o Secondary irrigation water will need to be implemented when the development gets
close to Grace.
o Meter size will be emailed.
FIRE DEPARTMENT:
o Merlin Miller will provide lock box information to David.
o Building is sprinkled so the plans need to be approved by the State Fire Marshall and
they are 2 months out.
BUILDING DEPARTMENT: Plans will go to Ray for approval.
o Applicant would like the address to be Siphon Road. Siphon Road will possibly change
names.
POLICE DEPARTMENT: No issues
o Near the Porte Cochere is usually where the fire trucks park and a car can still get
around the emergency vehicles. Stripes will be near the doors so no one will park.
Applicant will review the plans and make the necessary changes for wider space. Fire
code for the Porte Cochere is 13’6” high.
NONRESIDENTIAL WASTEWATER PERMIT:
o Required with building permit.
CONDITIONAL USE PERMIT
o Conditional Use Permit application can be submitted at any time. It will take about 60
days. The application will go before the Land Use commission.
BUSINESS LICENSE:
o Required and will take approx. 2 weeks.
DEVELOPMENT AGREEMENT:
o The Development Agreement is required before the final plat. This agreement may
be with Lyn Yost, Rodney Burch will make that decision.
IMPACT FEES
o Impact fees were given to applicant. Water and sewer connection fees will also be
required.
The meeting minutes were emailed on 4-16-19 to Colter kamo_c@hotmail.com and David Ruby
david@taoidaho.com. Their web site is Grace Senior Communities.com
Public Works Department
PO Box 5604 – 5160 Yellowstone Avenue, Chubbuck, ID 83202
208.237.2430 – Fax 208.237.2409
www.CityofChubbuck.us
SAFE T GUARD STORAGE BUILDING
APPLICATION FOR A CONDITIONAL USE PERMIT- STAFF REPORT
CITY OF CHUBBUCK LAND USE AND DEVELOPMENT COMMISSION
MEETING ON JUNE 11, 2019
STAFF FINDINGS SUMMARIZED
A Storage building is Conditionally Permitted in a C-2 Commercial Zone.
Design Review and approval was done Dec. 11, 2017 before downtown plan and rezone
from Industrial to C-2 General Commercial.
The applicant has met the City Code requirements to be heard for a Conditional Use
Permit.
After reviewing the application against public comment and the criteria and standards
of section 18.28.040 and 18.28.050 of municipal code, the Commission shall make a
decision to approve with conditions, approve without conditions, deny, or table the
decision.
FACTS
1.REQUEST:An application for Conditional Use Permit for a storage building in a C-2 General
Commercial Zone. The subject property is located at 4563 Burley Drive, Chubbuck, Idaho. The
proposal will be evaluated against criteria in City Code 18.28.040C. Type of Action: Decision
CONDITIONAL USE QUESTIONNAIRE
Background
Design review approved for Storage building to convert outside storage to indoor storage
held Dec. 11, 2017.
Property was zoned Industrial at the time of the Design Review on Dec. 11, 2017, when a
storage facility was allowed outright in an Industrial Zone.
Application by the City to rezone came to the Land Use Commission on August 14, 2018.
There was comment and concern on how present businesses would be affected going
forward.
The Application for rezone from Industrial to C-2 General Commercial went to the City
Council on September 5, 2018.
Rezone for downtown was done by ordinance 777 on September 19, 2018 thus making
storage units an existing nonconforming use.
There will be no change to the use, only that the outdoor storage will be converted to indoor
storage.
Time and weather was a factor in not getting an earlier start on the building.
Building permit was applied for on May 14, 2019.
PO Box 5604 – 5160 Yellowstone Avenue, Chubbuck, ID 83202
208.237.2430 – Fax 208.237.2409
www.CityofChubbuck.us
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). The Commission may approve with or without conditions, may table a decision, or
may recommend denial of the application.
OWNER:
Safe-T-Gard Storage
Spring Creek Homes
Nick Jensen
4604 Burley Dr.
Chubbuck, ID 83202
APPLICANT:
Safe-T-Gard Storage
Spring Creek Homes
Nick Jensen
4604 Burley Dr.
Chubbuck, ID 83202
LOCATION 4563 Burley Dr.
SITE CHARACTERISTICS & ZONING:
CURRENT ZONING: C-2 General Commercial
PROJECT SIZE: One Lot
VIEWS: Screening fence and gate generally
visible from the street on one side.
TOPOGRAPHY: Generally flat
EXISTING STRUCTURES: Existing storage
building on the North as part of current site
SURROUNDING LAND USES AND ZONING:
NORTH: C-2 General Commercial
EAST: 2 lots of R-2 Single Family Residential then C-2 General Commercial
SOUTH: C-2 General Commercial
WEST: R-2 Single Family Residential
TRAFFIC COUNTS:
There are no traffic counts available from BTPO for Burley Drive.
SERVICES:
ACCESS STREET: Access to the subject property will be from Burley Dr.
FIRE PROTECTION: City
SEWAGE DISPOSAL: City – None needed
CULINARY WATER SERVICE: City – None needed
PROCEDURES:
1.In accordance with City Code 18.28.020 and Resolution 2018-11, a complete petition and fees
for a Conditional Use Permit were filed with the City at least 29 days prior to the public hearing
and which contained the appropriate documents.
2.In accordance with City Code 18.28.20, the application is scheduled to be heard at the June 11,
2019 Regular Meeting of the Land Use Commission at a public hearing
3.In accordance with City Code 18.28.020, notice of the public hearing shall be provided as
follows:
a.Publication in the Idaho State Journal at least 15 days prior to the hearing;
b.Notice posted at the exterior of the property
PO Box 5604 – 5160 Yellowstone Avenue, Chubbuck, ID 83202
208.237.2430 – Fax 208.237.2409
www.CityofChubbuck.us
c.Mailing to those within a 300 ft. radius of the property
d.Notices posted prominently at the City office at least 10 days prior to the hearing.
4.The hearing will be conducted in accordance with procedures established by City Code 18.28.020.
APPLICABLE LAWS AND PLANS:
1. Idaho Code
a. §67-6512, Special use permits, conditions and procedures
2. Chubbuck Comprehensive Plan (as amended)
3. Chubbuck City Code
a. Title 18, Land Use
POLITICAL SUBDIVISION/AGENCY COMMENTS:
1. No other comments received at the time of this report.
PUBLIC COMMENTS:
1. Two written comments received June 3, 2019: Scott Harris and Deloris Barrus
STANDARDS FOR REVIEWING A CONDITIONAL USE PERMIT
The following code regarding CUPs should be used in evaluating and weighing the application:
18.28.040 C. Criteria and Standards:
C. Criteria And Standards: The following criteria and standards shall be applied in determining whether
to grant or deny any application under the terms of this title for a conditional use permit, and in
considering and defining the conditions (if any) to be imposed upon a conditional use permit
granted hereunder:
1.The use for which such permit is sought must not be injurious to the neighborhood or otherwise
detrimental to the public health, safety or welfare.
Staff Analysis:
Staff finds that there is likely no evidence that the use for which the permit is sought would be
injurious to the neighborhood nor public health, safety or welfare.
2.The permit sought shall not produce an adverse impact on the economic values of adjacent
properties.
Staff Analysis:
Staff is not aware of any negative economic impact to adjacent properties caused by the
proposed use as the use will not change.
3.The permit sought shall not produce a negative impact on transportation facilities, public
utilities, schools, public parks or the natural environment any greater than had the strict terms
of this title been satisfied.
Staff Analysis:
Staff finds that the evidence suggest that the negative impact on transportation facilities, public
utilities, schools, public parks or the natural environment would be no greater than if the strict
terms were satisfied.
4.Account shall be taken of noise and traffic conditions in the vicinity of the land for which the
permit is sought.
Staff Analysis:
Staff finds that the evidence would suggest that the trips per day would be the same as the
current as the use will not change thus a net zero impact of noise and traffic.
PO Box 5604 – 5160 Yellowstone Avenue, Chubbuck, ID 83202
208.237.2430 – Fax 208.237.2409
www.CityofChubbuck.us
5.Account shall be taken of the character and use of the buildings and land adjoining and in the
vicinity of the property for which the permit is sought, together with the number of persons
residing or working in such buildings or upon said land; and the permit, if granted, shall not
work an unreasonable hardship upon surrounding property owners by virtue of its physical
nature or by the impact of changes made in the landscape of said land.
Staff Analysis:
The building will complement the buildings already on the site and will be enclosing the storage
thus limiting the hardship on surrounding property owners
6.Account shall be taken of the aesthetic qualities of the proposed use and surrounding lands.
Staff Analysis:
Outdoor storage will be enclosed thus making it more aesthetically pleasing.
7.Account shall be taken of the support or opposition expressed by persons entitled to receive
notice of the conditional use permit application.
Staff Analysis:
Two comments have been received by staff on this project as of this writing (Included).
8.The applicant shall show that he has taken all reasonable steps to comply with the strict terms
of this title. If the applicant can show that the uses "allowed" under this title are not feasible,
such showing shall support an application for a conditional use permit.
Staff Analysis:
City code allows for the use to be conditionally permitted.
9.Adverse impact on other development within the city shall be minimized as far as possible.
Staff Analysis:
Staff finds that there is likely no evidence of impact on other development in the city.
10.The sequence and timing of any development conditionally permitted hereunder may be
controlled as appropriate.
Staff Analysis:
Staff finds that likely no need to control the sequence and timing of the project.
11.The duration of any development conditionally permitted hereunder may be controlled.
Staff Analysis:
Staff finds that since this is a permanent building on private land there would be no reason to
control the duration of the development.
12.Any permit granted hereunder may contain provisions for assuring that the development is
maintained properly.
Staff Analysis:
As this is part of the Safe-T-Guard Storage, the owner has a vested interest in its appearance
and maintenance.
13.Any permit granted hereunder may designate the exact location and nature of the permitted
development.
Staff Analysis:
PO Box 5604 – 5160 Yellowstone Avenue, Chubbuck, ID 83202
208.237.2430 – Fax 208.237.2409
www.CityofChubbuck.us
The applicant will be required to meet building codes and set back requirements therefore
exact location and nature of development would likely not be necessary.
14.Any permit granted hereunder may require the provisions for on site or off site public facilities
or service.
Staff Analysis:
Staff does not find that on or off site public facilities or service are likely needed, as this will be
a storage shed and no utilities will be needed.
15.Any permit granted hereunder may require more restrictive standards than those otherwise
required by this title.
Staff Analysis:
The Commission should evaluate criteria and public comment to determine if more restrictive
standards are needed.
16.Notwithstanding the time deadlines established elsewhere in this title for processing
applications, the city council may, if it deems such action necessary, require studies of the social,
economic, fiscal and environmental effects of the proposed conditional use prior to the
granting or denying of the application therefor, and the applicable time deadline shall be
extended accordingly. (Ord. 320 § 1, 1989: Ord. 246 § 2, 1983: Ord. 241 § 7-4, 1983)
Staff Analysis:
Staff does not find likely cause for additional studies to be required.
18.28.050: CONSISTENCY WITH COMPREHENSIVE PLAN:
No variance shall be granted, nor any conditional use permit issued, nor any revision to this title adopted,
unless such action is consistent with the city's comprehensive plan.
EXAMPLE MOTIONS
APPROVAL (WITH 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, and having
found that those criteria for approving a Conditional Use Permit request are satisfied, I move to approve
the Conditional Use Permit as described in the application materials with the following conditions:
1.……………. (if found necessary by LUDC).
APPROVAL (WITHOUT 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, and having
found that those criteria for approving a Conditional Use Permit request are satisfied, I move to approve
the Conditional Use Permit 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, and having
found that those criteria for approving a Conditional Use Permit request are not satisfied, I move to
deny the Conditional Use Permit request as described in the application materials.
PO Box 5604 – 5160 Yellowstone Avenue, Chubbuck, ID 83202
208.237.2430 – Fax 208.237.2409
www.CityofChubbuck.us
I find that the petition fails to comply with… [CITE SPECIFIC STANDARD WHICH IS NOT MET AND
DESCRIBE WHY IT WAS NOT MET]
REPORT BY: Paul Andrus
pandrus@cityofchubbuck.us
(208) 237-2430
REPORT DATED: June 4, 2019
*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:
1.Application for Conditional Use
2.Conditional Use Questionnaire
3.Maps
a.Vicinity / Site
b.Zoning
4.Design Review Minutes
5.Written comments from Scott Harris and
Delores Barrus
6.Evidence of Notices (on file w/ staff)
Conditio nal Use Perm it
Questionnaire
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CHUBBUCK
I D R H D
1. Describe how this application will be beneficial to the neighborhood or otherwise foster public health, safety
or welfare.
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2. How will this Application produce a positive impact on transportation facilities, public utilities, public parks
or the natural environment?
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3. What account has been taken of noise and traffic conditions in the vicinity of the land for which the
application is sought?
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4. What account has been taken of the character and use of the buildings and land adjoining and in the
vicinity of the property for which the permit is sought, together with the number of persons residing or working
in such buildings or upon said land? How is the proposed development compatible?
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5. Explain how the permit, if granted, will not work an unreasonable hardship upon surrounding property
owners by virtue of its physical nature or by the impact of changes made in the landscape or natural scenery
of said land?
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6. What considerations have been given to the aesthetic qualities of the proposed use and surrounding lands?
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7. Address how adverse impacts on other developments within the City have been minimized as much as
possible.
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8. Describe the sequence and timing of the proposed development.
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C o nd itio na l U se Pe rm it Q uestio nnaire
11 Designate the exact location and nature of the development.
11. Which on-site or off-site public services are required for this development? (E.g. - Sanitation, Water,
sewer, other.)
12. List which, if any, studies of social, economic, or environmental effect have been required of this
application. (Examples: Traffic Study, Water or Sewer Capacity Study, Storm-Water Drainage, etc.)
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J:\Planning\Design Review\MINUTES Design Review\2017\012.11.17 storage units Con Jensen.docx
Planning Department
PO Box 5604 – 5160 Yellowstone Avenue, Chubbuck, ID 83202
208.237.2430 – Fax 208.237.2409
www.CityofChubbuck.us
Design Review Meeting
December 11, 2017
Applicant: Tari and Con Jensen - Spring Creek Homes
Proposed site address: 4563 Burley Drive
Present: Mayor England; Rodney Burch, Public Works Director; Devin Hillam, Planning &
Development Director; Bridger Morrison, City Engineer; Randy Severe, Police
Chief; Merlin Miller, Fire Marshal; Paul Andrus, City Planner; Tom Holmes, City
Attorney; Nelli Simmons, Office Administrator.
Meeting today is a site plan review for storage units on Burley Drive.
Tari was in attendance to explain their plan. The Jensen’s would like to build storage units next
to the south fence on the present RV storage at their business Safe-T-Gard location. The RV
storage will be removed.
PROJECT REQUIREMENTS
TRAFFIC SAFETY AND TRAFFIC CONGESTION: The parking lot will be paved between the north
and proposed south storage buildings. There will be enough room at the east end of the lot for
turn arounds.
OUTDOOR ADVERTISING: no changes
DRAINAGE: Stormwater drainage needs to be engineered and retained on site. When the
building permit is submitted the calculations for storm water retention will need to be included .
EXTERIOR LIGHTING: Lighting needs to be shielded to prevent light trespass.
ENGINEERING: Platting has been done
FIRE DEPARTMENT: No issues
BUILDING DEPARTMENT: Plans will go to Ray for approval.
POLICE DEPARTMENT: No issues
BUSINESS LICENSE: In place
Minutes from today’s meeting were e-mailed to schomes@msn.com on December 12, 2017
Public Works Department
PO Box 5604 – 5160 Yellowstone Avenue, Chubbuck, ID 83202
208.237.2430 – Fax 208.237.2409
www.CityofChubbuck.us
SOUTHWEST TOWNHOMES DIVISION 1
PRELIMINARY PLAT REQUEST - STAFF REPORT
CITY OF CHUBBUCK LAND USE AND DEVELOPMENT COMMISSION
REGULAR MEETING ON JUNE 11, 2019
STAFF FINDINGS SUMMARIZED
After reviewing the Southwest Townhomes Division 1 preliminary plat, Staff finds that it appears to meet
the code requirements with the following comments:
The development will provide two access points, private streets, connecting to Whitaker Road
and Chubbuck Road.
The private streets within the subdivision will run on easements over each duplex parcel.
Sidewalks will be provided on the perimeter of the interior streets and to Whitaker and
Chubbuck roads.
Required side yard setbacks will be measured from the property lines, front/garage setbacks
are measured from the sidewalk (or curb where there is no sidewalk).
FACTS
REQUEST: The applicant proposes a 40 lot Preliminary Plat for 37 duplex residential building lots in the
Southwest Townhomes subdivision, Division 1. It includes two access points to the street network, on
Whitaker and Chubbuck roads (see Exhibits 1 and 2).
Background: Recommendation/approval of this preliminary plat shall be whether it meets the
requirements of the City of Chubbuck ordinance and State of Idaho statutes.
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). The Commission may recommend approval with or without conditions, may table a
decision, or may recommend denial of the application.
OWNER:
Whitaker Farm Associates LLC
940 Cahina Way
Pocatello, ID 83204
APPLICANT:
Cal Kunkel
2729 Aspen Way
Billings, MT 59106
PROFESSIONAL SERVICES:
Connect Engineering
1150 Hollipark Dr
Idaho Falls, ID 83401
LOCATION: SE ¼ of Section 3, Township 6 South, Range 34 East, of the Boise Meridian. Generally
located on the east side of the Union Pacific Railroad and Highland Storage, north of Chubbuck
Road and west of Whitaker Road in Chubbuck, Idaho at 4931 Whitaker Road.
PO Box 5604 – 5160 Yellowstone Avenue, Chubbuck, ID 83202
208.237.2430 – Fax 208.237.2409
www.CityofChubbuck.us
SITE CHARACTERISTICS & ZONING:
CURRENT ZONING: Limited Residential (R-2)
and Industrial (I) (under application for R-2)
CURRENT LAND USE: Pasture, vacant
PROJECT SIZE: ±9.14 acres
VIEWS: Generally visible from all directions
TOPOGRAPHY: Generally flat
EXISTING STRUCTURES: There are older sheds
near Whitaker Road on the larger parcel.
RECENT TRAFFIC COUNTS:
2015: Chubbuck Rd at Valenty Rd, 12,834/day
2017: Chubbuck Rd E of Whitaker Rd, 12,246/day
2018: Chubbuck Rd at UPRR, 13,718/day
2015: Whitaker Rd at Vern Rd, 1,280/day
BTPO TRAFFIC DEMAND MODEL ESTIMATE:
2018: Chubbuck Rd (adjacent), 13,784/day
2018: Whitaker Rd (adjacent), 1,746/day
SURROUNDING LAND USES AND ZONING
NORTH: Agriculture, radio tower and single family residential; Industrial (I) and Limited Residential (R-2)
zones
EAST: Single family homes (including manufactured homes) and church along Whitaker Road; Limited
Residential (R-2) zone
SOUTH: Businesses and single family homes (including manufactured homes) along both sides of
Chubbuck Road; Limited Residential (R-2), Limited Commercial (C-1) and General Commercial (C-2)
zones
WEST: Union Pacific Railroad, Highland and Intermountain self-storage properties, and other light
industrial uses; Industrial (I) zone
SERVICES:
ACCESS STREET: Whitaker and Chubbuck roads (City streets)
FIRE PROTECTION: City
SEWAGE DISPOSAL: City
CULINARY WATER SERVICE: City
PROCEDURES:
1. In accordance with City Code 17.12.030-050 and Resolution 2018-011, a complete petition and
fees for a preliminary plat were filed with the City and which contained the appropriate
documents and which contained 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 11,
2019 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
a. Title 16, Land Improvement Standards
PO Box 5604 – 5160 Yellowstone Avenue, Chubbuck, ID 83202
208.237.2430 – Fax 208.237.2409
www.CityofChubbuck.us
b. Title 17, Land Development, specifically (others may be identified by staff, LUDC, City
Council or others)
c. Title 18, Land Use
PUBLIC COMMENTS:
1. No written comments were received as of this report.
STANDARDS FOR REVIEWING A PRELIMINARY PLAT
1. Is the Preliminary Plat consistent with the City’s Comprehensive Plan?
Staff has identified the following 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.
Goal Objective Policy Staff Comment
Ch. 4, Goal 5:
Encourage compatible
land uses
5.1: Encourage transition
of land use to avoid
conflicts
a. Adhere to land use
designations of the
Comp Plan Map
R-2 zoning adheres to
the map, which
designates the area as
“Medium Density
Residential” and Mixed
Use.”
Ch. 5, Goal 1 Provide
for safe and free-flowing
traffic for all
modes of transportation
1.7: provide a connected
network of pedestrian
friendly streets
a. Design new streets
to connect with other
streets.
g. Provide sidewalks
along both sides of
streets
The proposal appears to
conform to the policy. It
attaches to two streets.
Ch. 6, Goal 2:
Encourage new
development that is
compatible with
existing buildings
2.1: Use design
guidelines, standards,
incentives to ensure
compatible development
with existing
development
a. Bulk/height of new
residential infill shall
be similar in scale to
surrounding residential
development.
The proposal appears to
conform to the policy; it
is in the same zoning
district and most of the
duplexes will be single
story.
2. Does the Preliminary Plat comply with all the applicable laws and ordinances?
CITY CODE TITLE 17- LAND DEVELOPMENT
Compliant Standards and Staff Comments
Yes No N/A City Code City Standard and Staff Comments
X 17.12.030,
17.12.050 Copies to be Submitted, Notice and Fee
Staff
Comments
The applicant has completed the requirements of these
sections.
PO Box 5604 – 5160 Yellowstone Avenue, Chubbuck, ID 83202
208.237.2430 – Fax 208.237.2409
www.CityofChubbuck.us
Yes No N/A City Code City Standard and Staff Comments
X Department
Comments
Public Works:
1) This department has reviewed the applicant’s proposal
for compliance, finds that it meets the code
requirements. Concerns have been addressed by the
applicant.
X Department
Comments
Engineering:
1) This department has reviewed the applicant’s proposal
for compliance, finds that it meets the code
requirements. Applicant has addressed all comments.
X Department
Comments
Maintenance / Operations:
1) This department has reviewed the applicant’s proposal
for compliance and no deficiencies have been
reported.
X Department
Comments
Fire Department:
1) This department has reviewed the applicant’s proposal
for compliance and no deficiencies have been
reported.
X Department
Comments
Police Department:
1) This department has reviewed the applicant’s proposal
for compliance and no deficiencies have been
reported.
CITY CODE TITLE 18- LAND USE
Compliant Standards and Staff Comments
Yes No N/A City Code City Standard and Staff Comments
X
18.08.042A Height and area Regulations
Staff
Comments
This is proposed in the R-2 zone and is limited to 35 ft high and
8500 sf minimum lot size (per 2-unit building).
X 18.08.044 Lot Width to depth ratio
Staff
Comments
The lots will be in the R-2 zone and are within the maximum
ratio of 1:2.
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
Comments Applicant has provided all information required of this section.
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
Comments
Applicant has provided a preliminary plat showing existing
contours and all other information required of this section.
PO Box 5604 – 5160 Yellowstone Avenue, Chubbuck, ID 83202
208.237.2430 – Fax 208.237.2409
www.CityofChubbuck.us
Yes No N/A City Code City Standard and Staff Comments
X 17.12.180 Proposed Conditions Data
Staff
Comments
Applicant has provided a preliminary plat showing proposed
conditions including lot dimensions, easement use and
locations, and street layout including proposed dedication of
additional right-of-way.
X 17.12.190 Proposed Utility Methods
Staff
Comments
Water and sewer will be built into the development. All lots will
remain under one ownership with private streets and
easements.
PUBLIC IMPROVEMENT REQUIREMENTS
Improvement Description
Water Water mainlines with services will be constructed and connected to existing
water mainlines.
Sewer Sewer mainlines with services will be constructed and connected to existing
sewer mainlines.
Streets
Right-of-way has been dedicated at the entrances, and the interior (private)
streets will be constructed per 16.12.020C and in accordance with the
comprehensive plan.
Storm Drainage Storm water from the project will be retained on site.
Pressurized Secondary
Irrigation
Secondary irrigation facilities will be designed and constructed in accordance
with section 16.12.230 of city code.
Parks Cash in Lieu of Park, or Park Impact Fees, will be required at a later date and will
be determined by Public Works.
EXAMPLE MOTIONS
APPROVAL:
Having reviewed the petition materials, staff report, and all testimony presented before and by the City
in this hearing as part of the record against criteria established by City Code 17.12.100, and having
found that those criteria for approving a preliminary plat request are satisfied, I move to recommend
approval of the preliminary plat as described in the application materials to the City Council with the
following conditions and waiver recommendations:
1. (if found necessary by LUDC).
APPROVAL (NO CONDITIONS):
Having reviewed the petition materials, staff report, and all testimony presented before and by the City
in this hearing as part of the record against criteria established by City Code 17.12.100, and having
found that those criteria for approving a preliminary plat request are satisfied, I move to recommend
approval of the preliminary plat as described in the application materials.
PO Box 5604 – 5160 Yellowstone Avenue, Chubbuck, ID 83202
208.237.2430 – Fax 208.237.2409
www.CityofChubbuck.us
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:
Don Matson, Senior Planner
dmatson@cityofchubbuck.us
(208) 237-2430
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. DATE: June 3, 2019
EXHIBITS
1. Reference Map
2. Application for Preliminary Plat
3. Plat
4. Narrative for Preliminary Plat
5. Maps
a. Future Land Use
b. Current Zoning
6. Evidence of Notice
a. Site Postings
b. Agency notices on file w/staff
Subject
Property
Exhibit 1: Reference Map
Southwest Townhomes
Patriot Square
Highland
Storage
Chubbuck Rd UPRRYellowstone AveWhitaker RdHiline Rd
Exhibit 2
Line TableLine #L1L2L3L4L5L6L7L8L9L10L11L12L13L14L15L16Length18.6441.6830.797.4848.4715.5258.5826.5434.2214.8237.2956.36128.1981.2955.7412.48DirectionN00° 32' 36"EN30° 21' 15"WN52° 51' 45"ES89° 35' 52"ES41° 20' 03"EN88° 53' 12"ES42° 45' 19"ES01° 07' 36"ES88° 51' 15"WN01° 07' 36"WS88° 51' 08"WN56° 24' 02"WN30° 19' 27"WN89° 29' 55"WN29° 36' 29"WS00° 03' 00"W41.50' UTILITY EASEMENT41.50' UTILITY EASEMENT26.50'INGRESS/EGRESSEASEMENT39.00' UTILITY EASEMENT24.00' INGRESS/EGRESS EASEMENT39.00' UTILITY EASEMENT24.00' INGRESS/EGRESS EASEMENTL7L6L5L2L1
52.49'N0°32'34"E
115.09'S89°27'26"E 74.00'N0°32'34"E
115.09'
N0°32'34"E
115.09'S89°27'26"E 74.00'N0°32'34"E
115.09'
S0°32'34"W
115.09'S89°27'26"E 74.00'N0°32'34"E
115.09'74.00'N0°32'34"E
115.09'S89°27'26"E 74.00'S89°27'26"E 74.00'N0°32'34"E
115.09'S89°27'26"E 77.35'N0°32'34"E 109.12'
S1°07'36"E 93.02'
N0°32'34"E 109.12'
S0°32'34"W 109.12'
N0°32'34"E 109.12'S89°27'26"E 78.00'N1°08'18"W 90.34'N89°27'26"W 87.65'S89°27'26"E 93.28'N89°27'26"W 93.26'N39°58'24"E141.8
8
'
S0°32'34"W 112.11'
N1°08'18"W 112.22'
N0°32'34"E 109.72'
S0°32'34"W 109.63'N89°29'55"W 78.00'N0°32'34"E 111.99'N89°29'55"W 78.00'S0°32'34"W 112.05'N89°29'55"W 78.00'S0°32'34"W 111.88'N89°29'55"W 78.00'N0°32'34"E 111.94'
S0°32'34"W 111.82'N89°29'55"W 78.00'S1°07'36"E
111.73'N89°29'55"W81.29'N0°32'34"E 110.11'
S0°32'34"W 110.12'L13L14S0°32'34"W
110.11'L12L11L10L9L8
S88°51'10"W117.84'N88°51'07"E113.84'N1°08'15"W
622.62'S89°30'26"E 446.39'N1°07'26"W 307.00'
N1°07'26"W 78.00'
N1°07'26"W 90.00'N89°27'26"W 766.00'S1°07'26"E 475.00'S89°27'26"E 269.58'S1°08'14"E
623.01'
N0°32'34"E 109.12'L4L3
S89°26'54"E 554.84'N1°08'18"W 28.84'
S1°07'36"E 72.29'
55.68'L15L16102.00'74.00'74.00'74.00'74.00'74.00'74.00'74.00'74.00'115.14'74.00'78.01'4.00'S89°27'26"E 78.00'78.00'78.00'30.79'S89°27'26"E 65.93'28.84'
101.72'
64.84'
143.13'
64.83'
174.47'83.51'86.80'114.64'114.64'78.00'78.00'78.00'78.00'78.00'78.03'141.33'141.33'102.69'102.69'93.11'104.80'113.90'93.02'
89.66'
28.96'78.00'78.00'78.00'109.12'78.00'78.00'78.00'16.00'27.33'MAILBOX PAD72.00'S0°32'34"W
110.14'R42.25'34.50' INGRESS/EGRESS EASEMENT34.50' INGRESS/EGRESS EASEMENT34.50' INGRESS/EGRESS EASEMENT34.50' INGRESS/EGRESS EASEMENT26.50' INGRESS/EGRESS EASEMENT26.50' INGRESS/EGRESS EASEMENT26.50' INGRESS/EGRESS EASEMENT26.50' INGRESS/EGRESS EASEMENT47.00' UTILITY EASEMENT47.00' UTILITY EASEMENT47.00' UTILITY EASEMENT47.00' UTILITY EASEMENT39.00' UTILITYEASEMENT39.00' UTILITY EASEMENT39.00' UTILITY EASEMENT39.00' UTILITY EASEMENTN89°29'15"W1362.36'S1°07'26"E 78.00'S89°27'26"E15.00'S89°27'22"E50.02'12.27'N89°27'22"W50.02'12.27'154.94'147.06'S89°27'26"E 187.00'N89°27'26"W 187.00'N89°27'26"W15.00'26.50' INGRESS/EGRESSEASEMENTN89°29'15"W659.31'N0°30'45"E37.33'PRELIMINARY PLAT FORSOUTHWEST TOWNHOMES DIVISION NO. 1 BEING LOCATED IN THE SOUTH EAST 1/4 OF SECTION 3, TOWNSHIP 6SOUTH, RANGE 34 EAST, B.M., BANNOCK COUNTY, IDAHODWG NAME:DATE:PROJECT:PAGE NO:5-14-20194141 S 58 W, IDAHO FALLS, IDAHO208-715-4380 83402SOUTHWEST TOWNHOMES, DIV. NO. 1CHUBBUCK LAYOUT.DWG1 OF 1WHITAKER ROAD
BURLEY DRIVE
EAST CHUBBUCK ROADVICINITY MAPN.T.S.PROJECTLOCATIONSURVEYOR'S CERTIFICATEPRELIMINARYHIGHLAND STORAGE & PROP LLCINST. NO. 20012703DEE GREENE
INST. NO. 91003258
KIM ERICKSON
INST. NO. 20405579
B&K ENTERPRISES LLC
INST. NO. 21115885
DYKMAN REALTY LLC
INST. NO. 20926468
FRED S WOODININST. NO. 2040156VERLIN C DABELLINST. NO. 771895ARLEY D LISHINST. NO. 97003463RICHARD HILLMANINST. NO. 21709744BRANDON HOLSTINST. NO.21809187JONATHAN BAUMEISTERINST. NO. 21311828RICHARD D HILLMANINST. NO. CV-2010-2074IERICH BROADCASTING IDAHO LLCINST. NO. 21107828UNION PACIFIC RAILROAD
23111023REBAR WITH ALUMINUMCAP FOUNDINS. 21612719ITD BRASS CAP FOUNDINS. 20520363REBAR WITH ALUMINUMCAP FOUNDINS. 20700877WHITAKER ROADEAST CHUBBUCK ROADSURVEYOR'S CERTIFICATEPRELIMINARYThe Civil Connection1150 Hollipark Dr. Idaho Falls, ID 83401208.681.8590PRIVATE DRIVE ISLE CROSS SECTIONNTS8.00'PARALLELPARKING STALL34.50'1.00'15.75'15.75'VARIES4.00'CONCRETESIDEWALKVARIESWATER METERCURB STOPVARIES8" PIT RUN4" OF 34" AGGREGATE2.5" PLANT MIX PAVEMENTExhibit 3
1150 Hollipark Dr.
Idaho Falls, Idaho 83401
208.681.8590
To: City of Chubbuck
From: Blake Jolley. P.E.
Subject: Southwest Division 1 Preliminary Plat
1. The subdivision proposal complies with applicable provisions of this title.
Applicant Response: We have met with City Staff and the City Attorney to go over the design of the
preliminary plat and have not been informed of any items that do not qualify.
2. The subdivision proposal complies in principle with all applicable City design standards and development
regulations.
Applicant Response: We have met with City Staff and the City Attorney to go over the design of the
preliminary plat and have not been informed of any items that do not qualify.
3. The subdivision proposal complies with all applicable zoning requirements of the underlying zoning district,
applicable overlays, and other applicable development standards.
Applicant Response: We have met with City Staff and the City Attorney to go over the design of the
preliminary plat and have not been informed of any items that do not qualify.
4. All public facilities including streets, sidewalks, curbs, gutters, 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.
Applicant Response: We have met with City Staff and the City Attorney to go over the design of the
preliminary plat and have not been informed of any items that do not qualify. All drive isles shall be private an
shall be privately maintained. A public utility easement will be shown on the plat for the city water and sewer
along with an easement for the power.
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 one hundred (100) or more new peak hour
trips; or
Exhibit 2
Exhibit 4
b. The added volume is equal to one thousand (1,000) vehicles per day.
Applicant Response: This has not been requested by Public Works at this time. We have met with City Staff
and the City Attorney to go over the design of the preliminary plat and have not been informed of any items that
would require a TIS.
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.
Applicant Response: We have met with City Staff and the City Attorney to go over the design of the
preliminary plat and have not been informed of any items that do not qualify.
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.
Applicant Response: We have met with City Staff and the City Attorney to go over the design of the
preliminary plat and have not been informed of any items that do not qualify.
8. Public utilities are provided to the newly created lots in public rights-of-way or in appropriately sized
easements. (Ord. 773, 2018)
Applicant Response: We have met with City Staff and the City Attorney to go over the design of the
preliminary plat and have not been informed of any items that do not qualify. All drive isles shall be private an
shall be privately maintained. A public utility easement will be shown on the plat for the city water and sewer
along with an easement for the power.
Sincerely,
Blake Jolley
Professional Engineer
Exhibit 5: Maps
a. Future Land Use
Southwest Townhomes
Subject
Property
Chubbuck RdUPRR Whitaker RdYellowstone Ave
Chubbuck RdUPRR Whitaker RdExhibit 5: Maps
b. Current Zoning
Southwest Townhomes
Subject
Property
Exhibit 6: Evidence of Notice
a. Site Postings
Chubbuck Road Frontage (5/20/19)
Postings include notices for zone change public hearings
Whitaker Road Frontage (5/20/19)
Public Works Department
PO Box 5604 – 5160 Yellowstone Avenue, Chubbuck, ID 83202
208.237.2430 – Fax 208.237.2409
www.CityofChubbuck.us
APPLICATION FOR A ZONE CHANGE
AND MASTER DEVELOPMENT PLAN
FOR HARVEST SPRINGS CREATIVE COMMUNITY
STAFF REPORT
CITY OF CHUBBUCK LAND USE AND DEVELOPMENT COMMISSION
REGULAR MEETING ON JUNE 11, 2019
SUMMARY
DESCRIPTION: Applicant requests a Change in Zoning for 267 acres from the Agriculture (A) zone to the
Creative Community - Harvest Springs (CC-HS) zoning district, creation of the CC-HS zoning district, and
approval of the Harvest Springs Master Development Plan.
STAFF FINDINGS: After review the application, Staff finds that it likely meets the requirements for the
Change in Land Use District and approval of the Master Development Plan.
The Comprehensive Plan Future Land Use map designates this area for Commercial, Mixed
Use, and Low Density development. The Creative Community zone provides for a mix of land
uses that range in intensity vs. separate traditional zoning districts. The CC zone is intended to
further the policies of the Comprehensive Plan to a greater extent than traditional zoning.
The proposed Master Development Plan and CC-HS zoning district aim to create an expansion
of the City that provides a mix of housing types and affordability and with a robust network of
bike and pedestrian facilities.
Surrounding properties are farms, rural residential lots, and undeveloped land. Interstate
Highway 15 (I-15) lies to the east.
FACTS
BACKGROUND: The three parcels on this site were part of a larger annexation into the City of Chubbuck in
October of last year by Ordinance No. 779. The site is north and west of the new I-15 interchange.
The CC zone requirements are included in Exhibit 3 and applicable Goals, Objectives, and Policies from
the Comprehensive Plan are included in Exhibit 4.
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).
The Commission may recommend approval with or without conditions, may table a decision, or may
recommend denial of the application.
PO Box 5604 – 5160 Yellowstone Avenue, Chubbuck, ID 83202
208.237.2430 – Fax 208.237.2409
www.CityofChubbuck.us
OWNER:
Kevin Loveland
RT 6 Box 682
Pocatello, ID 83202
APPLICANT:
Harvest Springs JV
3141 Trevor St.
Pocatello, ID 83201
LOCATION: The site is in Section 35, Township 5 South, Range 34 East, of the Boise Meridian, Idaho.
Generally located north of the Siphon Road extension to I-15, east of Hiline Road, south of the Tyhee
Road alignment, and west of I-15 in Chubbuck, Idaho.
SITE CHARACTERISTICS & ZONING
CURRENT ZONING: Agriculture (A)
PROJECT SIZE: ±267.07 acres
VIEWS: Visible from neighboring parcels, as
well as from the east and west
TOPOGRAPHY: Sloping from east down to
west, and north/south to two seasonal
drainages
EXISTING STRUCTURES: None
RECENT TRAFFIC COUNTS:
2016: Tyhee Rd at Hiline Rd, 1,291/day
2016: Hiline Rd at site, 3,155/day
2016: Hiline Rd so. of Siphon, 4,197/day
2016: Siphon Rd at UPRR, 1,961/day
2017: Siphon Rd at UPRR, 1,807/day
SURROUNDING LAND USES AND ZONING
NORTH: Rural residential lots and undeveloped land; Bannock County Residential Suburban zone
EAST: Farming; Chubbuck and Bannock County Agriculture zones
SOUTH: Rural residential lots and farming; Bannock County Agriculture zone and City of Chubbuck
General Commercial (C-2) zone
WEST: Rural residential lots and farming; Chubbuck and Bannock County Agriculture zones
SERVICES:
ACCESS STREET: Hiline Road; future connection through to Siphon Road extension
FIRE PROTECTION: City
SEWAGE DISPOSAL: City
CULINARY WATER SERVICE: City
PROCEDURES:
1. In accordance with City Code 18.28.020 and Resolution 10-2007, a complete petition and fees
for a Change of Land Use District were filed with the City at least 29 days prior to the public
hearing and which contained the appropriate documents.
2. In accordance with City Code 18.28.20, the application is scheduled to be heard at the June 11,
2019 Regular Meeting of the Land Use and Development Commission at a public hearing.
3. In accordance with City Code 18.28.020, notice of the public hearing was provided as follows:
a. Publication in the Idaho State Journal at least 15 days prior to the hearing;
b. Notice posted at the exterior of the property
c. Mailing to those within a 300 ft. radius of the property
d. Notices posted prominently at the City office at least 10 days prior to the hearing.
4. The hearing will be conducted in accordance with procedures established by City Code 18.28.020.
PUBLIC COMMENTS:
1. No written comments were received as of this report.
PO Box 5604 – 5160 Yellowstone Avenue, Chubbuck, ID 83202
208.237.2430 – Fax 208.237.2409
www.CityofChubbuck.us
APPLICABLE LAWS AND PLANS:
1. Idaho Code: §67-65 Local Land Use Planning
2. Chubbuck Comprehensive Plan (as amended)
3. Chubbuck City Code: Title 18, Land Use
18.28.050: CONSISTENCY WITH COMPREHENSIVE PLAN:
No variance shall be granted, nor any conditional use permit issued, nor any revision to this title adopted,
unless such action is consistent with the city's comprehensive plan.
The Comprehensive Plan Future Land Use map designates this area for Commercial, Mixed Use, and
Low Density land uses and development. The Creative Community zone provides for a mix of land uses
that range in intensity than are typically found separately in traditional zoning districts. The CC zone is
intended to further the policies of the Comprehensive Plan to a greater extent than traditional zoning.
Goals, objectives and policies from the Plan that help guide development and are relevant to this
application are included in Exhibit 4.
EXAMPLE MOTIONS
APPROVAL (WITH 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, and having
found that those criteria for approving the new CC Harvest Springs zone, the Harvest Springs Master
Development Plan, and the Zone Change request are satisfied, I move to approve
the Zone Change, creation of the CC-HS zone, and Harvest Springs Master Development Plan as
described in the application materials with the following conditions:
1. ……………. (if found necessary by LUDC).
APPROVAL (WITHOUT 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, and having
found that those criteria for approving the new CC Harvest Springs zone, the Harvest Springs Master
Development Plan, and the Zone Change request are satisfied, I move to approve
the Zone Change, creation of the CC-HS zone, and Harvest Springs Master Development Plan 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, and having
found that those criteria for approving the new CC Harvest Springs zone, the Harvest Springs Master
Development Plan, and the Zone Change request are not satisfied, I move to
deny the Zone Change request, creation of the CC-HS zone, and Harvest Springs Master Development
Plan 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]
PO Box 5604 – 5160 Yellowstone Avenue, Chubbuck, ID 83202
208.237.2430 – Fax 208.237.2409
www.CityofChubbuck.us
REPORT:
Devin Hillam, Planning & Development Director
dhillam@cityofchubbuck.us
(208) 237-2430 ext. 139
Don Matson, Senior Planner
dmatson@cityofchubbuck.us
(208) 237-2430 ext. 208
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.
DATE: June 4, 2019
EXHIBITS
1. Reference Map
2. Application for Zone Change and Master Development Plan
a. Application and Legal Description
b. Project Maps
c. Master Plan Narrative
d. Typical Road Sections
3. Creative Community Zone Requirements
4. Draft Creative Community-Harvest Springs (CC-HS) Zoning Ordinance
5. Comprehensive Plan
a. Future Land Use Map
b. Applicable Goals, Objectives and Policies
6. Current Zoning Map and Proposed Change
7. Evidence of Notice
a. Site Postings
b. Mailing List
c. Copies of notices on file w/staff
Exhibit 1: Reference Map
Harvest Springs CC
UPRRYellowstone AveHiline RdSubject
Property
Siphon Rd
TyheeRd
Interchange
PO Box 5604 – 5160 Yellowstone Avenue, Chubbuck, ID 83202
208.237.2430 – Fax 208.237.2409
www.CityofChubbuck.us
Exhibit 2
Harvest Springs
Application for Zone Change and
Master Development Plan
PO Box 5604 – 5160 Yellowstone Avenue, Chubbuck, ID 83202
208.237.2430 – Fax 208.237.2409
www.CityofChubbuck.us
Exhibit 2a. Application and Legal Description
PO Box 5604 – 5160 Yellowstone Avenue, Chubbuck, ID 83202
208.237.2430 – Fax 208.237.2409
www.CityofChubbuck.us
Exhibit 2b. Project Maps
EngineersSurveyorsPlanners600 E. Oak St. Pocatello, ID 83201 (208) 234-0110 301 58th St. W. #138 Williston, ND 58801 (701) 572-0110TMDEVELOPER INFORMATIONNAMECONTACTADDRESS3141 TREVOR ST.POCATELLO, ID 83201PHONESHEET INFORMATIONDRAWN BYJOEL P. DIXONPROJECT #18090CHECKED BYJ. MITCHELL GREERFILE PATHR:\18\LOVELAND, KEVIN\CHUBBUCK SUBDIVISION - 18090\DES\BASE\HARVEST SPRINGS-4-23-19DATE CREATED07/01/18LAST REVISED04/15/19ZONING MAP FOR THE:HARVEST SPRINGS DEVELOPMENTLOCATED IN SECTION 35,TOWNSHIP 5 SOUTH, RANGE 34 EAST, B.M., BANNOCK COUNTY, IDAHOZONING MAP FOR:HARVEST SPRINGS DEVELOPMENTLOCATED IN SECTION 35,TOWNSHIP 5 SOUTH, RANGE 34 EAST, B.M., BANNOCK COUNTY, IDAHOI-15HILINE RD.HARVESTNORTHGATE PKWY.PRAIRIE ESTATESNORTHGATEINTERCHANGESPRINGSBLVD.SPRINGHILL DR.REFLECTION RIDGE DR.BUFFALO CK.
LAKERIDGE DR.AUTUMN BROOKLN.ROLLINGHILLSLOOP
PROJECTLOCATIONI-15VICINITY MAPYELLOWSTONE AVE.TYHEE RD.I-86HILINE RD.SIPHON RD.CHUBBUCK RD.LEGEND & NOTESBOUNDARY LINE- 267.0 AC +/-PROPOSED RIGHT OF WAY LINE00ARCH D SCALE (24"x36")ARCH B SCALE (12"x18")300150300150751501 INCH = 300 FEET1 INCH = 150 FEETNORTH
RESIDENTIAL ZONINGTOWN ZONINGVILLAGE ZONINGBUSINESS & RESEARCH PARK ZONINGHARVEST LAKE
EngineersSurveyorsPlanners600 E. Oak St. Pocatello, ID 83201 (208) 234-0110 301 58th St. W. #138 Williston, ND 58801 (701) 572-0110TMDEVELOPER INFORMATIONNAMECONTACTADDRESS3141 TREVOR ST.POCATELLO, ID 83201PHONESHEET INFORMATIONDRAWN BYJOEL P. DIXONPROJECT #18090CHECKED BYJ. MITCHELL GREERFILE PATHR:\18\LOVELAND, KEVIN\CHUBBUCK SUBDIVISION - 18090\DES\BASE\HARVEST SPRINGS-4-23-19DATE CREATED07/01/18LAST REVISED04/15/19OPEN SPACE/ TRANSPORTATION PLAN FOR THE:HARVEST SPRINGS DEVELOPMENTLOCATED IN SECTION 35,TOWNSHIP 5 SOUTH, RANGE 34 EAST, B.M., BANNOCK COUNTY, IDAHOMASTER PLAN:HARVEST SPRINGS DEVELOPMENTLOCATED IN SECTION 35,TOWNSHIP 5 SOUTH, RANGE 34 EAST, B.M., BANNOCK COUNTY, IDAHOI-15HILINE RD.HARVESTNORTHGATE PKWY.PRAIRIE ESTATESSTORMTHE SPRINGNORTHGATEINTERCHANGEHARVEST LAKECLUBHOUSEPOOLPLAYGROUNDEVENTLAWNSPRINGSBLVD.HARVESTGROVESTORM3.3 ac waterFARMHOUSEFLEXoutdoor spacerest/ snackslake rentalssales officeHOA officeevent spaceexerciseoutdoor yogapool supportSPRINGHILL DR.REFLECTION RIDGE DR.BUFFALO CK.
LAKERIDGE DR.AUTUMN BROOKLN.ROLLINGHILLSLOOPREFLECTION RIDGESPRINGHILL+/- 2.0 AC. POCKET PARKENTRYENTRYENTRY+/- 6.8 ACRESHARVEST SPRINGS JV(208) 221-8848RYAN SATTERFIELD+/- 3.2 ACRESCANAL +/- 5.5 ACRESCASCADE FALLS+/- 3.0 AC. POCKET PARK1915292562134244.7 AC91006.4 OS305542150343513146742734433PROJECTLOCATIONI-15VICINITY MAPYELLOWSTONE AVE.TYHEE RD.I-86HILINE RD.SIPHON RD.CHUBBUCK RD.LEGEND & NOTESBOUNDARY LINE- 267.0 AC +/-PROPOSED RIGHT OF WAY LINEPRINCIPAL ARTERIAL (100' ROW)- HARVESTSPRINGS BLVD.- 13.3 AC +/-MAJOR PARK/ TRAIL SYSTEM39.0 AC +/-POCKET PARKS +/- 10 ACPRIMARY RESIDENTIAL- 37' BACK TO BACKNEIGHBORHOOD RESIDENTIAL- 30'BACK TO BACK10' WALKING PATH- 5.25 MILES +/-00ARCH D SCALE (24"x36")ARCH B SCALE (12"x18")300150300150751501 INCH = 300 FEET1 INCH = 150 FEETNORTH 1.4 PP20 AC.0.8 PP1.0 PP8.8 AC.1.8 AC.20.0 AC.0.4 PP1.8 AC.5.0 OS0.2 PP20.0 AC.3.4 AC.4.0 AC.0.5 PP5.4 AC.0.6 PP4.5 AC.0.5 PP11.5 AC.10.3 AC.6.9 OS11.4 AC.1.3 AC.22.2 OS4.0 PP 51.8 AC. DEVELOPMENT AREACANAL +/- 1.0 ACRES7.1 ROWLAKE RIDGE3.2 OS0.0 PP3.7 ROWCANAL +/- 1.0 ACRESSPRINGHILL 7.2 OS2.0 PP5.6 ROWTHE SPRING6.9 OS1.8 PP14.8 AC. DEVELOPMENT AREA1.5 ROWCASCADE FALLS A2.3 OS1.6 PP24.2 AC. DEVELOPMENT AREA1.6 ROWCANAL +/- 5.5 ACRESCASCADE FALLS B0.29 OS1.6 PP20.5 AC. DEVELOPMENT PAD1.6 ROW10010.3 AC.0.3 PP4.9 AC.0.8 PP7.7 AC.1001.6 PP12.1 AC.100500.4 PP4.6 AC.0.4 PP4.9 AC.3.2 AC.0.3 PP4.4 AC.7.2 OS16.5 AC.1.9 AC.0.4 PP9.6 AC.753.2 OS20.3 AC.CASCADE FALLS ALAKERIDGEREFLECTION RIDGESPRINGHILLTHE SPRINGCASCADE FALLS B100 YEAR FLOOD BOUNDARY TO BE QUANTIFIED ANDADJUSTED WITH PROJECT100 YEAR FLOOD BOUNDARY TO BE QUANTIFIED ANDADJUSTED WITH PROJECT 25.0 AC. DEVELOPMENT AREA40 S.F. UNITSNET DENSITY= 1.8 UNITS/ AC150 M.F. UNITS/ 210 S.F. UNITSNET DENSITY= 14.0 UNITS/ AC100 M.F. UNITS/ 100 S.F. UNITSNET DENSITY= 9.85 UNITS/ AC200 M.F. UNITS250,000 S.F. COMMERCIAL150 M.F. UNITS200, 000 S.F. COMMERCIAL275 S.F./150 M.F. UNITS47.0 AC. DEVELOPMENT AREANET DENSITY= 11.1 UNITS/ AC0.5 PPPPROWPOCKET PARK (+/- 10.0 AC)OPEN SPACE (+/- 39.0 AC)ROAD (+/- 42.0 AC)OSSHEET SUMMARIESCOMMERICALRESIDENTIAL450,000 S.F. +/-750 UNITS625 UNITSM.F.RES.
PROJECTLOCATIONI-1500ARCH D SCALE (24"x36")ARCH B SCALE (12"x18")300150300150751501 INCH = 300 FEET1 INCH = 150 FEETEngineersSurveyorsPlanners600 E. Oak St. Pocatello, ID 83201 (208) 234-0110 301 58th St. W. #138 Williston, ND 58801 (701) 572-0110TMDEVELOPER INFORMATIONNAMECONTACTADDRESS3141 TREVOR ST.POCATELLO, ID 83201PHONESHEET INFORMATIONDRAWN BYJOEL P. DIXONPROJECT #18090CHECKED BYJ. MITCHELL GREERFILE PATHR:\18\LOVELAND, KEVIN\CHUBBUCK SUBDIVISION - 18090\DES\BASE\HARVEST SPRINGS-4-23-19DATE CREATED07/01/18LAST REVISED04/15/19VICINITY MAPOPEN SPACE/ TRANSPORTATION PLAN FOR THE:HARVEST SPRINGS DEVELOPMENTLOCATED IN SECTION 35,TOWNSHIP 5 SOUTH, RANGE 34 EAST, B.M., BANNOCK COUNTY, IDAHOYELLOWSTONE AVE.TYHEE RD.OPEN SPACE/ TRANSPORTATION PLAN FOR THE:HARVEST SPRINGS DEVELOPMENTLOCATED IN SECTION 35,TOWNSHIP 5 SOUTH, RANGE 34 EAST, B.M., BANNOCK COUNTY, IDAHONORTH
I-86HILINE RD.SIPHON RD.CHUBBUCK RD.I-15HILINE RD.HARVESTNORTHGATE PKWY.PRAIRIE ESTATESENTRYSTORMTHE SPRINGNORTHGATEINTERCHANGECLUBHOUSEPOOLPLAYGROUNDEVENTLAWNSPRINGSBLVD.HARVESTGROVESTORM3.3 ac waterFARMHOUSEFLEXoutdoor spacerest/ snackslake rentalssales officeHOA officeevent spaceexerciseoutdoor yogapool supportSPRINGHILL DR.REFLECTION RIDGE DR.BUFFALO CK.
LAKERIDGE DR.AUTUMN BROOKLN.ROLLINGHILLSLOOPREFLECTION RIDGESPRINGHILL4.0 AC. POCKET PARK+/- 2.0 AC. POCKET PARKENTRYENTRYENTRY+/- 1.0 AC. POCKET PARK+/- 6.8 ACRESHARVEST SPRINGS JV(208) 221-8848RYAN SATTERFIELD+/- 3.2 ACRESCANAL +/- 5.5 ACRESCASCADE FALLS+/- 3.2 AC. POCKET PARKLEGEND & NOTESBOUNDARY LINE- 267.0 AC +/-PROPOSED RIGHT OF WAY LINEPRINCIPAL ARTERIAL (100' ROW)- HARVESTSPRINGS BLVD.- 13.3 AC +/-MAJOR PARK/ TRAIL SYSTEM39.0 AC +/-POCKET PARKS +/- 10 ACPRIMARY RESIDENTIAL- 37' BACK TO BACK- 12.0 AC +/-NEIGHBORHOOD RESIDENTIAL- 30'BACK TO BACK- 17.0 AC +/-10' WALKING PATH- 5.25 MILES +/-PPROWPOCKET PARK (+/- 10.0 AC)OPEN SPACE (+/- 39.0 AC)ROAD (+/- 42.0 AC)OSHARVEST LAKESHEET SUMMARIES100 YEAR FLOOD BOUNDARY TO BE QUANTIFIED ANDADJUSTED WITH PROJECT100 YEAR FLOOD BOUNDARY TO BE QUANTIFIED ANDADJUSTED WITH PROJECT
FIRM PANEL 16005C0230D
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S 89°44'45" E 2648.98
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PROJECTLOCATIONI-1500ARCH D SCALE (24"x36")ARCH B SCALE (12"x18")300150300150751501 INCH = 300 FEET1 INCH = 150 FEETEngineersSurveyorsPlanners600 E. Oak St. Pocatello, ID 83201 (208) 234-0110 301 58th St. W. #138 Williston, ND 58801 (701) 572-0110TMDEVELOPER INFORMATIONNAMECONTACTADDRESS3141 TREVOR ST.POCATELLO, ID 83201PHONESHEET INFORMATIONDRAWN BYJOEL P. DIXONPROJECT #18090CHECKED BYJ. MITCHELL GREERFILE PATHR:\18\LOVELAND, KEVIN\CHUBBUCK SUBDIVISION - 18090\DES\BASE\HARVEST SPRINGS-4-23-19DATE CREATED07/01/18LAST REVISED04/15/19VICINITY MAPLEGEND & NOTESSITE SURVEY FOR THE:HARVEST SPRINGS DEVELOPMENTLOCATED IN SECTION 35,TOWNSHIP 5 SOUTH, RANGE 34 EAST, B.M., BANNOCK COUNTY, IDAHOYELLOWSTONE AVE.TYHEE RD.BOUNDARY LINE- 263.5 AC +/-PROPOSED RIGHT OF WAY LINE100 YEAR FLOOD BOUNDARYSITE SURVEY FOR THE:HARVEST SPRINGS DEVELOPMENTLOCATED IN SECTION 35,TOWNSHIP 5 SOUTH, RANGE 34 EAST, B.M., BANNOCK COUNTY, IDAHONORTH I-86HILINE RD.SIPHON RD.CHUBBUCK RD.HILINE RD.NORTHGATE PKWY.267 ACRESBARN ENTRYSTORMNORTHGATEINTERCHANGESTORMBUFFALO CK.HARVEST SPRINGS JV(208) 221-8848RYAN SATTERFIELDCANAL +/- 5.5 ACRESCURVE TABLE#C1C2RADIUS11659.16'11609.16'Δ0°20'19"9°30'09"ARCLENGTH68.88'1925.37'TANGENT34.44'964.90'CHORDBEARINGS 19°00'13" WS 13°05'08" WCHORDDISTANCE68.88'1923.16'LINE TABLE#L1L2L3L4L5L6L7L8L9L10L11BEARINGN 18°21'19" EN 26°17'16" EN 13°11'58" ES 19°06'42" WS 04°30'14" WS 21°40'02" WS 06°50'03" WS 11°58'04" ES 05°34'22" WS 19°36'28" WS 21°18'49" WDISTANCE318.85'314.45'241.08'121.71'208.59'209.14'203.49'162.34'103.40'103.17'243.43'WALTON ROAD PRAIRIE ESTATESINST. NO. 20721291
ANDREW DAVID STODDARD &
BROOKLYN JAYNE STODDARD
INST. NO. 21514658-9
THE JEFFERY D. DRISCOLLOR JULIE P. DRISCOLL
REVOCABLE TRUST
INST. NO. 21806673
TERRENCE J. MERZLOCK
& OLIVIA G. MERZLOCK
FAMILY TRUST
INST. NO. 20405858
TERRAVENTURE
DEVELOPMENT, LTD
INST. NO. 20827102
TERRAVENTURE
HOLDINGS, LTD
INST. NO. 20818555
ROBERT GALLOWAYINST. NO. 20202853KENT L. YOST & EMILEE M. YOSTINST. NO. 20018799ROBERT B. GALLOWAYINST. NO. 20202853 BRYAN TILLY &SHELLY TILLYINST. NO. 21508046TYHEE ESTATESFIRST ADDITIONINST. NO. 94002383
CITY OF CHUBBUCK
INST. NO. 21813722
SEE RECO`RD OF SURVEYFOR THE ADAMS COMPANYINST. NO. 20900258
1
36
2
35
2
35
353534 363536263525352635263427
INTERSTATE 15
PO Box 5604 – 5160 Yellowstone Avenue, Chubbuck, ID 83202
208.237.2430 – Fax 208.237.2409
www.CityofChubbuck.us
Exhibit 2c. Master Plan Narrative
Master Plan Narrative for
A New Neighborhood in Chubbuck, Idaho
March 2019
Harvest Springs Narrative 2
Master Plan Narrative
A Place, a Vision, an Opportunity
Located on the north end of the Portneuf Valley, Harvest Springs is a community
with purpose. It is designed to inspire creativity and bring people together. At Harvest
Springs, community matters, diversity is the design, and the outdoors and town
square are around the corner.
Harvest Springs will be an exciting, vibrant place to live. The variety of home styles
offered will provide quality options for people of all ages. Parks, shared play areas,
front porches, and trails are designed to provide neighborly interaction. Defining
features include a small lake, walking and biking trails, and open space that borders
many homes as well as a commercial center located within walking or biking distance
of the entire neighborhood. The town center and abundant community amenities
provide a home-town, neighborly atmosphere and everyday conveniences that make
life simple.
With magnificent views of the Pocatello foothills and Chubbuck’s city lights, Harvest
Springs has a serenity illuminated by morning sunrises and silhouetted by warm,
Idaho sunsets. With its combination of recreation and the natural beauty found from
gentle slopes, and breathtaking bluffs, Harvest Springs provides a favorite place for
people in all stages of life to call home.
We have produced the Architectural and Landscaping Design Guidelines to help
architects and homeowners capture this warmth and vision when designing for
Harvest Springs.
The specific guidelines outlined in this document help achieve this vision for the
neighborhood. Design guidelines provide an opportunity to enhance the community
character through the consistent application of style and materials. They also enhance
the pedestrian experience of a community by including visually interesting and safe
places to walk and socialize.
March 2019 3
Design Guidelines
Design Guidelines are paramount to establishing the quality of a community. These
design guidelines will create a distinct identity for Harvest Springs.
The Harvest Springs design guidelines are based on the following principles:
Community
People living in Harvest Springs will have trails, open space, and a commercial center
within walking distance. The design guidelines provide guidance on creating human-
scale architecture, providing visual interest, and encouraging the use of outdoor
spaces.
Open Space
Homes in Harvest Springs will be placed to take advantage of the generous open
space. Not only will homes have views of open space, they will also have convenient
access to this space. Homes will have garages that have side access, be rear loading,
or be set back 15 feet from the front of the house.
Quality
Quality is fundamental to Harvest Springs. The design guidelines outline the
requirements that must be adhered to in order to maintain the highest level of quality
within the neighborhood and commercial parcels.
Massing and Scale of Houses
Houses are set close to the front property line to create a social and pedestrian-
oriented environment. Entries to homes will be clearly visible and directly accessible
from the street upon which they front.
Variety of Design
A unique character for the streetscape will be achieved by avoiding the repetition of
identical buildings. Color, variation in roofline and materials, and other details will be
used to create variety and interest throughout the neighborhood.
Harvest Springs Narrative 4
Architecture
Architecture
These guidelines begin with a recommendation of styles for the houses
in Harvest Springs. Following the styles, different aspects of architecture
and landscape are addressed: general landscape design principles, street
trees, amenities, lighting, streetscape, and monumentation. Photographs
and drawings throughout the document illustrate examples of design
concepts encouraged for Harvest Springs. These options are possible in
all communities of Harvest Springs but may not necessarily be found in
each neighborhood.
Architectural Styles
Bungalow
Colonial
Country (Manor)
Contemporary Craftsman
French
Ranch
Traditional
Tudor
Types of House
Single Family
Condo
Apartment
Townhome
Bungalow
Ranch
Cottage (Vacation)
Cottage (Mansion)
Multi-family
Manor
March 2019 5
Landscape
Landscape
Plants play an important role in the design, quality, and function of a neighborhood.
Trees visually unify a street and provide shade from hot summer sun. Shrubs and
groundcovers add variety. Plants minimize impervious surfaces and collect drainage.
Plantings for each house should be layered to create ground-level, eye- level, and
overhead planes. Each lot will
have one chosen street tree per 30’
of frontage as per the covenants,
and at least fifteen percent of the
front yard covered by shrubs and
groundcovers other than turf.
Climate-appropriate plants that
use as little irrigated water as
possible are encouraged. A plant
list is also included at the end of
this landscape section. This list is
not intended to be all-inclusive;
rather it is an initial reference list.
The following principles are
provided to assist homeowners as
they landscape their yards:
1. Plan and Design
Just as a house starts with a plan,
so should a residential landscape. Hire a professional to prepare a plan or create your
own. It’s best to designate areas for specific activities and locate microclimates for
plants with different water requirements.
2. Create Practical Turf (Lawn) Areas
Turf requires twenty-five to fifty percent more water than trees and shrubs. For the
turf that you do have, water it properly.
Figure 1: Example of layering of plants. Shrubs and lawn create ground level plane,
small trees are the eye-level plane, and large canopy trees create the overhead plane.
Harvest Springs Narrative 6
3. Choose Low-Water Plants
In recognition that Southeast Idaho receives only 10-12 inches of rain annually (as
opposed to 30-40 inches in Midwestern and eastern states), choose native and water-
wise plants.
4. Use Mulches
Mulches reduce evaporation and help keep the soil cool. They also discourage weeds
and erosion. Organic mulches, such as wood chips, will break down and enrich the
soil over time.
5. Irrigate Efficiently
Know how much water you are applying to the landscape and adjust it as weather
conditions change throughout the growing season. Properly maintain any automatic
sprinkler systems. Place plants with similar water requirements in the same irrigation
zone.
In addition to the landscape around individual homes, street trees are an important
element of the landscape of the neighborhood. Street trees help create a human-scale
street where pedestrians feel comfortable, provide separation between pedestrians and
vehicles, and provide shelter from the elements. For the main entry along Harvest
Springs Boulevard, a tall, grand-scale street is recommended. Other streets should be
planted with medium street trees, while other areas may need small street trees.
Neighborhood parks and trails are also central elements of the landscape. There are a
variety of park and open spaces in Harvest Springs. Large parks and open areas will
have traditional turf grass while open space along trails should be planted with native
plants and should not be irrigated beyond the establishment period.
March 2019 7
Potential Street Trees for Harvest Springs
Common Hackberry (Celtis occidentalis)
Burr Oak (Quercus macrocarpa)
Amer Linden (Tilia Americana)
Hybrid Elm (Ulmus x hybrida)
Autumn Purple Ash (Fraxinus americana Autumn Purple)
Chinkapin Oak (Quercus muehlenbergii)
Sargent Cherry (Prunus sargentii)
Princess Kay Plum (Prunus nigra ‘Princess Kay’)
Redbud, Eastern (Cercis canadensis)
Thornless Cockspur Hawthorne (Crataegus curs-gali var.
inermis)
Grasses and Shrubs:
Burning Bush (Euonymus
alatus)
Karl Forester Grass
(Calamagrostis acutiflora)
Overdam Grass
(Calamagrostis arundinacea)
Figure 2: Common Hackberry
Figure 5: Thornless Cockspur Hawthorn
Figure 3: Eastern Red Bud
Figure 7: Karl Forester Grass
Figure 9: Overdam Grass Figure 8: Burning Bush
Figure 4: Sargent Cherry
Figure 6: Princess Kay Plum
Harvest Springs Narrative 8
Amenities
Amenities
One of the key amenities in Harvest Springs is the amount of open space offered to
residents. With at least 49 acres of the development focused on pocket parks and open
space; residents have a neighborhood designed as a place to gather. The open space
areas will vary in look and feel. Some of the areas will be left in their natural state.
Other areas will be landscaped with play structures, landscaped with no designated
play structures, or partially landscaped. As a part of creating a community that is
committed to being walkable, one of the planned amenities is a biking/walking path
along Harvest Springs Boulevard as well as one that wraps around the development
as a whole with access to the paths available throughout the development. Many of
the larger open areas are slated to have interactive and passive street art scattered
throughout. The variety of open space offered allows residents to have personal
experience with nature in a manner that suits their tastes. The open space and trails
map marks potential locations for the open space and trails.
Harvest Springs amenities, although not finalized, may include the following:
Lakes
Dog Park
Tot Area including a Splash Pad
Recreation/Leisure: Picnic Tables, Jogging Trails, Exercise Stations
Biking and Walking Trails (Including a trail along the Hiline Canal)
Interactive Street Art
Community Garden
Electrical Car Plug in Area
March 2019 9
Figure 11: Example of Interactive Street Art
Figure 12: Example of a Tot Area
Figure 10: Trails will wind throughout the neighborhood providing ample
opportunities for recreation and exercise
Harvest Springs Narrative 10
Lighting
Lighting
Street lighting is another community design element. Street lighting must be designed
with care to provide appropriate levels of light while avoiding over lighting, glare,
and light pollution. It is recommended that a street light be between twelve and
sixteen feet in height be chosen. Spacing between street lights shall be as
recommended by the manufacturer and is anticipated to be 80’-100’apart. Spacing
will account for offset lighting (lights on either side of the street, offset from each
other). A light of this size will provide light for pedestrians as well as vehicles. A
crucial element in selecting a street light is choosing a fixture that is a cutoff or full
cutoff fixture. Cutoff or full cutoff fixtures direct light downward and do not allow
for light pollution. Individual homeowners should also install cutoff or full cut-off.
Figure 13: Difference between cutoff and full cutoff lighting
Figure 16: Examples of cutoff and full cutoff
fixtures for homes
Figure 15: Pedestrian relationship to
lights of different heights Figure 14: Lighting option for streetscape
March 2019 11
Streetscape
Streetscape
The streets in Harvest Springs are designed to connect with each other and with
streets in adjoining neighborhoods. This connectivity promotes a cohesive
neighborhood and facilitates pedestrian travel. Appropriately scaled streets will create
a more inviting environment and, just as importantly, create a safer environment for
walkability by encouraging lower traffic speeds. It is intended that as part of the
appropriately scaled streets, a neighborhood block will be between 300-450 feet.
All streets, with the exception of alleys, will have a park strip with street trees and a
sidewalk. Alleys will have a buffer with shrubs. Houses and commercial buildings
close to the street will frame the street and provide definition to the edges. It is
intended that houses with a front loading garage will have 25 feet between the garage
door and the back of the sidewalk so as to prevent vehicles that may park in the
driveway from blocking the sidewalk. Most streets in neighborhoods will be
classified as medium streets or greater with parking allowed on both sides of the
street. However, exceptions may be made (such as along the lake front) for streets
classified as small streets which are differentiated by the parking allowed only on one
side of the street. These streets will be determined in the preliminary plat process.
Harvest Springs Narrative 12
Monumentation
Landscape Monumentation
Landscape monumentation is another important element of Harvest Springs.
Monumentation for this project is classified in the following categories:
Entry sign
Location signs (park, trail access, etc.)
Trail directional signs
Monumentation should be consistent with the architectural style of the community
with stone, brick and metal comprising the main monumentation materials. Signs
should also be scale-appropriate for their application. The entry sign should be the
dominant monumentation sign, with location signs subordinate to the entry sign and
followed by even smaller trail directional signs.
Figure 19: Example
monumentation for streets and
divisions
Figure 18: Example monumentation for houses Figure 17: Example monumentation
for trail markers and street signs
March 2019 13
Enforcement
The Architectural Guidelines shall be enforced by the Design Review Committee
appointed by the Home Owner’s Association hereinafter referred to as HOA. Said
Architectural Guidelines shall further require all owners to perpetually maintain all
improvements consistent with this master plan agreement, all annexation agreements
and all development agreements. Said Architectural Guidelines shall further provide
that any owner’s failure to perpetually comply with said Architectural Guidelines
shall result in the right of the HOA to place a lien on said violating owner’s property
for the cost of repair, replacement and enforcement.
Project Densities
The total number of Dwelling Units allowed on the Project Site is 1375 Dwelling
Units. The predominant housing type is single family residential. The anticipated unit
mix is 625 Single Family Units consisting single family detached, courtyard homes,
duplex, triplex and four-plex units as well as cottages (low and medium density
residential) and 750 Multi-Family Units consisting of townhomes, condominiums,
and stacked flats (high and medium density residential). The Project Site consists of
267 acres, of which at least 49 acres of Open Space and pocket parks will be
provided. The total residential density of 1375 units over the 267 acres is 5.15
units/acre, but when commercial store space is accounted for, the actual residential
density will be slightly higher. Accessory Dwelling Units do not count toward the
maximum number of Dwelling Units.
Land Use Designation
The following definitions for land use are an overview of what each designation
means. For a more detailed understanding of allowances in each area, see the Land
Use Table of the Zoning Ordinance.
Residential: This land use area is designed for comparatively low to medium density
development that emphasizes residential (single and multi-family) use, but also may
include appropriately scaled office, commercial, public/semipublic and
recreation/open space uses.
Village: This land use area is designed for medium to high density mixed use
development that includes residential (single and multi-family), office, commercial,
public/semipublic, recreation/open space uses, and certain compatible light industrial
uses.
Town: This land use area is designed for office, commercial and recreational uses, but
also includes residential (single and multi-family), public/semipublic, open space, and
certain compatible light industrial uses.
Harvest Springs Narrative 14
Business and Research Park: This land use area is designed to accommodate (but not
require) a mixture of all uses: residential (single and multi-family), office,
commercial, light industrial, recreational and public/semipublic uses. The principal
land use in this category should be office, commercial and light industrial.
PO Box 5604 – 5160 Yellowstone Avenue, Chubbuck, ID 83202
208.237.2430 – Fax 208.237.2409
www.CityofChubbuck.us
Exhibit 2d. Typical Road Sections
PROJECTLOCATIONI-15EngineersSurveyorsPlanners600 E. Oak St. Pocatello, ID 83201 (208) 234-0110 301 58th St. W. #138 Williston, ND 58801 (701) 572-0110TMDEVELOPER INFORMATIONNAMECONTACTADDRESSPHONESHEET INFORMATIONDRAWN BYJOEL P. DIXONPROJECT #CHECKED BYJ. MITCHELL GREERFILE PATHR:\18\LOVELAND, KEVIN\CHUBBUCK SUBDIVISION - 18090\DES\BASE\HARVEST SPRINGS-4-23-19DATE CREATEDLAST REVISEDVICINITY MAPROADWAY TYPICAL SECTIONS FOR THE:HARVEST SPRINGS DEVELOPMENTLOCATED IN SECTION 35,TOWNSHIP 5 SOUTH, RANGE 34 EAST, B.M., BANNOCK COUNTY, IDAHOYELLOWSTONE AVE.TYHEE RD.ROADWAY TYPICAL SECTIONS FOR THE:HARVEST SPRINGS DEVELOPMENTI-86HILINE RD.SIPHON RD.CHUBBUCK RD.ROAD C10.0' LANDSCAPING& RETENTION10.00' WALKING& BIKE PATH2.00' CURB & GUTTER2.00' CURB & GUTTER10.00' WALKING& BIKE PATH2.00' CURB & GUTTER2.00' CURB & GUTTER2.00' CURB & GUTTERHARVEST SPRINGS DRIVE (FULL BUILT-OUT) TYPICAL SECTIONHARVEST SPRINGS DRIVE (INITIAL) TYPICAL SECTIONSCALE = 5:1100' ROW30' PATH/ LANDSCAPEVARIES10' LANDSCAPINGRETENTION12' DRIVE LANE8.5' PARKING12' TURN LANE12' DRIVE LANE8.5' PARKING10' PLANTER/RETENTION5' SIDEWALKL 27.00'54'80.00'2.00' CURB & GUTTER100' ROW10' PLANTER/RETENTION5' SIDEWALK16.00'12' DRIVELANE12.00' DRIVELANE9' BOULEVARDSTRIP12' DRIVELANE12' DRIVELANE 9' PLANTER320.00'100.00'160.00'ROAD CL22.00'11.00'11.00'5.00'5.00'ALLEY TYPICAL SECTIONSCALE = 5:1SCALE = 5:1BUILDING
BUILDING
3141 TREVOR ST.POCATELLO, ID 832011809007/01/1804/15/19HARVEST SPRINGS JV(208) 221-8848RYAN SATTERFIELD
PROJECTLOCATIONI-15EngineersSurveyorsPlanners600 E. Oak St. Pocatello, ID 83201 (208) 234-0110 301 58th St. W. #138 Williston, ND 58801 (701) 572-0110TMDEVELOPER INFORMATIONNAMECONTACTADDRESS3141 TREVOR ST.POCATELLO, ID 83201PHONESHEET INFORMATIONDRAWN BYJOEL P. DIXONPROJECT #CHECKED BYJ. MITCHELL GREERFILE PATHR:\18\LOVELAND, KEVIN\CHUBBUCK SUBDIVISION - 18090\DES\BASE\HARVEST SPRINGS-4-23-19DATE CREATEDVICINITY MAPROADWAY TYPICAL SECTIONS FOR THE:HARVEST SPRINGS DEVELOPMENTLOCATED IN SECTION 35,TOWNSHIP 5 SOUTH, RANGE 34 EAST, B.M., BANNOCK COUNTY, IDAHOYELLOWSTONE AVE.TYHEE RD.ROADWAY TYPICAL SECTIONS FOR THE:HARVEST SPRINGS DEVELOPMENTI-86HILINE RD.SIPHON RD.CHUBBUCK RD.PRIMARY RESIDENTIAL TYPICAL SECTIONSCALE = 5:1PLPLCLPLPLNEIGHBORHOOD RESIDENTIAL (PARKING ONE SIDE/ ONE WAY) TYPICAL SECTIONSCALE = 5:120'9.5'2.00'5.00'4.00'8'PARKINGLANE12' DRIVELANE12' DRIVELANE20.50'47.50'1809007/01/1804/15/19HARVEST SPRINGS JV(208) 221-8848RYAN SATTERFIELDNEIGHBORHOOD RESIDENTIAL TYPICAL SECTIONSCALE = 5:1PLPLCL2.00'5.00'4.00'60.00'15.5'9.5'8.0' DRIVELANE7'PARKING50.0' ROW25.00'CL8' DRIVELANE7'PARKING2.00'5.00'4.00'45'ROW7'PARKING9' DRIVELANE9' DRIVELANE26'
PO Box 5604 – 5160 Yellowstone Avenue, Chubbuck, ID 83202
208.237.2430 – Fax 208.237.2409
www.CityofChubbuck.us
Exhibit 3
Creative Community Zone Requirements
Does the proposal comply with the purpose, intent,
and provisions of the Creative Community zone?
CITY CODE CHAPTER 18.21 CREATIVE COMMUNITY (CC) ZONE
Compliant Standards and Staff Comments
Yes No N/A City Code City Standard and Staff Comments
X 18.21.010.A Land Uses: Provide for a mix of land uses that range in intensity.
X
X
X
X
X
X
X
18.21.010.B Special Provisions:
1. Promote the public health, safety, and welfare;
2. Create functionally integrated developments that allow for a more
efficient and cost effective provision of public services;
3. Promote decreased suburban sprawl, under-developed sites, and
agricultural land development on the ex-urban fringe;
4. Promote increased community interactions through careful site
development which emphasizes pedestrian and bicycle modalities;
5. Encourage a variety of affordable housing types;
6. Establish reasonable design standards for development and
redevelopment within the zone in order to ensure that the built
environment is sustainably desirable and stable, that property values
are stable and maintained, and to enhance the image of the City of
Chubbuck; and
7. Allow for innovative designs that create visually pleasing and
cohesive patterns of development and multi-modal transportation.
X 18.21.020.B Minimum Area: All CC zoned developments shall have a minimum area
of five (5) acres.
X 18.21.020.C Density: In no case shall the net ret residential area be less than three
(3) dwelling units per acre.
X
18.21.020.E Surrounding Properties: Through use of design features such as
increased peripheral setbacks, architectural treatments, and
landscaped buffers, the developer shall demonstrate that sufficient
measures have been incorporated into the development plan to
assure that adjacent properties will not experience significant impacts.
X
18.21.020.F Pedestrian Realm: In order to achieve an overall walkable development,
appropriate land uses, pedestrian connections, cross easements,
common driveways, consistent site standards, etc., must be
coordinated within the respective CC Zone, even though properties
may be individually owned.
X
18.21.020.G Land Use Area Designation: The developer shall designate areas within
the CC Zone as Residential, Village, Town, or Business and Research
Park, and shall submit a list of permitted and conditionally permitted
uses within each proposed land use area from section 18.08.040 of
this title.
PO Box 5604 – 5160 Yellowstone Avenue, Chubbuck, ID 83202
208.237.2430 – Fax 208.237.2409
www.CityofChubbuck.us
Compliant Standards and Staff Comments
Yes No N/A City Code City Standard and Staff Comments
X
X
X
X
X
X
X
X
X
X
X
18.21.030.A Each proposed CC Zone shall be accompanied by a master
development plan (MDP) containing:
1. Aerial image showing the zone location, acreage, boundary, scale,
and north arrow;
2. Concept/bubble plans showing designated land uses areas, open
space, conceptual vehicle transportation system, and conceptual
bicycle and pedestrian transportation systems and facilities;
3. Phasing plan;
4. Existing transportation infrastructure, waterways, major utilities, and
easements, and floodplain boundaries;
5. Topography and significant features on or adjacent to the property;
6. Architectural renderings demonstrating the development's theme;
7. Narrative including a description of the densities of the project, a
description of the proposed public or quasi-public amenities, and a
description of how the development will satisfy the requirements of
this chapter; and
8. A land use area table showing the number of dwelling units,
commercial area, and densities within each respective land use area,
and the total acreage of open space by area, and a list of permitted
and conditional uses in each designated land use area.
9. A draft development agreement which includes proposed codes,
covenants, and restrictions (CC&Rs), which said CC&Rs demonstrating
how the developer intends to satisfy short and long-term obligations
of the zoning district.
10. Any other appropriate supplementary information that may also be
required by the Public Works Director.
11. Evidence of unified ownership or control.
X
18.21.030.B Remnant parcels left from old developments, rebuilds on existing
parcels, or pads within existing center developments, are required to
make reasonable compliance with mixed use development standards.
X
X
X
X
18.21.40.A Applicants within CC Zones shall prepare and submit a site plan and
submit a design book containing typical renderings, cross sections,
and plan views of the following:
1. Existing and proposed public street curb, gutter, sidewalk,
landscaping, streetlights, and pavement;
2. Yard areas between buildings and public streets, including trees,
grass shrubs, ground cover, signs, fencing, etc.;
3. Parking areas, walkways, driveways, landscaped areas, and
stormwater detention/retention areas;
4. Architectural features, including materials and colors, of buildings,
signs, light fixtures, trash enclosures, utility and loading area screen
walls, fencing plans, pedestrian furniture, and artwork.
PO Box 5604 – 5160 Yellowstone Avenue, Chubbuck, ID 83202
208.237.2430 – Fax 208.237.2409
www.CityofChubbuck.us
Compliant Standards and Staff Comments
Yes No N/A City Code City Standard and Staff Comments
X
X
X
X
X
X
X
X
X
X
X
X
18.21.50.A General Standards:
1. Common Ownership: The tract or tracts of land included must be
under one ownership or control or be the subject of a joint
application by the owners of all property included.
2. Appropriate Mix and Location of Uses: Demonstrate an appropriate
mix of land uses, judged on the tract's location in relation to
infrastructure, topography, and current/projected market demand.
a. Dense Land Use Areas: To maximize economic synergy and
prevent commercial sprawl, more intensive and dense land use
areas shall be located towards the center of the development or, if
it will be located next to an existing or planned similar area.
b. Village And Town Siting: The location of village and town areas
shall be located at a walkable distance from planned or existing
predominantly residential developments.
3. Bicycle And Pedestrian Pathways And Trails: Demonstrate an excellent
system of pathways, trails, and sidewalks which are useful, safe,
comfortable, and interesting, and which provide connectivity within
the development and adjacent properties.
a. Internal Connectivity: Pathways shall connect residential areas to
other residential neighborhoods and to nonresidential areas, to
open space common lots, recreational facilities, and to school bus
pick up locations. As a guideline, major two-way shared use paths
should be at least ten feet (10') wide and no path should be
smaller than five feet (5') wide. Design of these pathways shall
minimize street crossings to reduce conflict points.
b. Street Furniture: Within areas of intense commercial use, street
furniture which is related to the overall design theme of the
development may be required which may include benches, trash
receptacles, artwork, bike racks and facilities, etc. (To be addressed
with future commercial development projects.)
c. Transit: Upon recommendations from PRT and/or BTPO, bus
turnouts, shelters, stops, and other transit options may be
required. (To be addressed at a future date.)
d. Bike Lanes: Extensive use of bike lanes and other facilities and of
curb extensions/bulb-outs at intersections is encouraged and may
be required.
4. Peripheral Location Of Collectors And Arterials: To facilitate enhanced
mobility for people who walk and bike, required collectors and
arterials shall be located on the periphery of the development unless
otherwise demonstrated to be unfeasible or undesirable by the
developer or the City Council of staff through the approval process.
5. Ownership And Maintenance Of Open Space And Common Property:
Whenever private common open space, improvements, or other
property are provided, an association of owners or tenants shall be
created and incorporated for the purpose of maintaining such
commonly held property or improvement.
6. Gated Communities Prohibited: Gated communities are prohibited in
the CC Zone. (None are planned.)
PO Box 5604 – 5160 Yellowstone Avenue, Chubbuck, ID 83202
208.237.2430 – Fax 208.237.2409
www.CityofChubbuck.us
Compliant Standards and Staff Comments
Yes No N/A City Code City Standard and Staff Comments
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
18.21.50.B B. Building And Architectural Design And Standards..
1. Building Areas To Be Unencumbered.
2. Clustering.
3. Like Uses To Face Like Uses.
4. Landscaping: All areas not covered by buildings, or by off-street
car parking areas or driveways, shall be planted in lawn, trees and
shrubs, or otherwise landscaped and maintained in accordance
with an approved landscape plan; the use of extensive xeriscaping
is strongly encouraged.
5. Fencing Along Sidewalks And Streets Discouraged.
6. Buffering Of Nonresidential Uses From Residential Uses.
7. Utilities: Underground.
8. Storage Of Recreational Vehicles, Watercraft, Trailers, Campers,
Motorhomes, And Other Utility Vehicles To Be Screened.
9. Architectural Control Committee Required.
10. Product Mix: Each project shall provide a variety of home styles
to ensure a diverse and interesting street scene.
11. Corner Lots: Special attention should be paid to corner lots..
12. Entry Sidewalks And Front Porch.
13. Garages: The home and front yard rather than the garage shall
be the primary emphasis of the front elevation.
14. Multi-Family Housing to have an outward appearance of a
single-family dwelling. (Varies by district.)
15. Ground Level Aesthetics.
16. Access: All lots developed for residential purposes shall have
frontage along a public roadway, or be rear-loaded with alley
access, or front upon a "green court". All retail, civic, and office
buildings shall front onto streets.
17. Building Height as per code for each district.
18. Lighting: Streetlights shall conform to an approved theme.
19. Parking: Parking lots between a building and a collector or
arterial street are prohibited unless justified through the
applicable review approval process on a case-by-case basis.
20. Signage: Proper design and placement of signs and their lighting
shall be compatible with structures and uses. ed.
21. Open Space: Significant usable and functionally connected open
space shall be provided within the mixed use development,
depending upon size, scale, nature, and proximity of other
accessible open space amenities in the area of the development.
Open space may include, but is not limited to: commons, pocket
parks, plazas, outdoor dining, courtyards, natural or manmade
landscape features or focal points, fountains, waterfalls, other
water features, greenbelts, trail connections, playgrounds,
pavilions, and picnic areas. Stormwater drainage areas may be
incorporated into open space designs, provided that open space
amenities are provided for within.
PO Box 5604 – 5160 Yellowstone Avenue, Chubbuck, ID 83202
208.237.2430 – Fax 208.237.2409
www.CityofChubbuck.us
Exhibit 4
Draft Creative Community-Harvest Springs (CC-HS) Zoning Ordinance
1
Contents
Chapter 18.34: Creative Community - Harvest Springs Zoning District (CC-HS) ................ 1
18.34.010: APPLICABILITY; PURPOSE AND INTENT; ....................................................... 1
18.34.020: DEFINITIONS: ......................................................................................................... 5
18.34.030: MAXIMUM AND MINIMUM BUILD-OUT DENSITY AND OCCUPIED
FLOOR AREA; OPEN SPACE REQUIREMENTS .................................................................. 5
18.34.040: SCHEDULE OF GENERAL CONTROLS; LAND USE CHART .......................... 6
18.34.050: SCHEDULE OF GENERAL CONTROLS; BULK, LANDSCAPE, AND DESIGN
STANDARDS ........................................................................................................................... 14
18.34.060: GENERAL CONTROLS ........................................................................................ 16
18.34.070: PARKING STANDARDS ...................................................................................... 18
18.34.080: SIGNAGE STANDARDS ...................................................................................... 20
18.34.090: LANDSCAPING STANDARDS ........................................................................... 20
18.34.100: STREET STANDARDS ......................................................................................... 22
18.34.110: PARKS AND OPEN SPACE ................................................................................. 23
18.34.120: PLAN AND AGREEMENT CHANGES; ADMINISTRATION .......................... 24
Chapter 18.34: Creative Community - Harvest Springs Zoning District (CC-HS)
18.34.010: APPLICABILITY; PURPOSE AND INTENT; RELATIONSHIP TO OTHER
LAND USE AND DEVELOPMENT CONTROLS AND CODES; CHAPTER SUPERSEDES
PORTIONS OF CODE AS DESCRIBED
A. This chapter reflects the approved Master Development Plan (“MDP”) for the Harvest
Springs Creative Community zoning district as defined by municipal code section
18.08.010K and in accordance with municipal code chapter 18.21, and as described in this
chapter.
B. Boundary Legal Description:
A parcel of land located in Section 35, Township 5 South, Range 34 East, Boise Meridian,
Bannock County, Idaho described as follows:
Beginning at the South ¼ corner of Section 35, said point being monumented by a
3/4” diameter iron rod with top marked 35/2 per corner perpetuation recorded as Instrument
No. 20520350 in the official records of Bannock County; thence North 0°06’55” East,
(basis of bearing per the East zone of the Idaho State Plane Coordinate System) along the
East boundary line of a parcel of land belonging to Andrew David Stoddard & Brooklyn
Jayne Stoddard as described in warranty deeds recorded as Instrument Nos. 21514658-9,
the same being the longitudinal centerline of Section 35, a distance of 2650.69 feet to the
2
Northeast corner of said parcel of land, said point being the center 1/4 corner of Section
35, being monumented by a 5/8” by 30” rebar with aluminum cap per corner perpetuation
recorded as Instrument No. 20616613 in the official records of Bannock County; thence
North 89°48’40” West, along the North boundary lines of the Stoddard parcel, a parcel of
land belonging to Terrence J. Merzlock & Olivia G. Merzlock as described in warranty
deed recorded as Instrument No. 20405858, and the North boundary line of a parcel of land
belonging to the Jeffery D. Driscoll or Julie P. Driscoll revocable trust as described in
quitclaim deed recorded as Instrument No. 21806673 in the official records of Bannock
County, the same being the latitudinal centerline of Section 35, a distance of 1585.80 feet
to a point on the centerline of the Hiline canal; thence following along the said centerline
as shown on record of survey for the Adams Company recorded as Instrument No.
20900258 in the official records of Bannock County over the following five (5) courses: 1.
North 0°35’06” East a distance of 1029.73 feet; 2. North 9°31’31” East a distance of 808.83
feet; 3. North 18°21’19” East a distance of 318.85 feet; 4. North 26°17’16” East a distance
of 314.45 feet; 5. North 13°11’58” East a distance of 241.08 to a point on the North line of
said Section 35; thence South 89°46’49” East, along the North line of Section 35, a distance
of 1152.05 feet to the North 1/4 corner of Section 35, said point being a point on the West
boundary line of Prairie Estates Subdivision, a subdivision recorded as Instrument No.
20721291 in the official records of Bannock County; thence following along the West and
South boundary lines of Prairie Estates Subdivision over the following two (2) courses: 1.
South 0°06’55” West a distance of 1323.73 feet; 2. South 89°48’18” East a distance of
2384.09 feet more or less to the West right-of-way line of Interstate 15; thence following
along the West right-of-way line of Interstate 15 per Federal Aid Project Nos. I-15-2(3)71
& i-15-2(1)72 over the following eight (8) courses: 1. South 19°06’42” West a distance of
121.71 feet to a point of nontangency with a 11659.16 foot radius curve, the center of which
center bears South 70°49’38” East; 2. following along said curve to the left through a
central angle of 0°20’19” for an arc length of 68.88 feet (the chord of said curve bears
South 19°00’13” West a distance of 68.88 feet) to a point of nontangency; 3. South
4°30’14” West a distance of 208.59 feet to a point of non-tangency with a 11609.16 foot
radius curve, the center of which bears South 72°09’48” East; 4. following along said curve
to the left through a central angle of 9°30’09” for an arc length of 1925.37 feet (the chord
of said curve bears South 13°05’08” West a distance of 1923.16 feet) to a point of
nontangency; 5. South 21°40’02” West a distance of 209.14 feet; 6. South 6°50’03” West
a distance of 203.49 feet; 7. South 11°58’04” East a distance of 162.34 feet; 8. South
5°34’22” West a distance of 103.75 feet to a point on the Westerly boundary line of a parcel
of land belonging to the City of Chubbuck as described in warranty deed recorded as
Instrument No. 21813722 in the official records of Bannock County; thence following
along the Westerly boundary lines of said parcel of land over the following three (3)
courses: 1. South 19°36’39” West a distance of 102.90 feet, more or less; 2. South 9°23’19”
West a distance of 736.69 feet; 3. South 21°19’00” West a distance of 243.43 feet to a point
on the South line of said Section 35; thence North 89°51’08” West, along the South line of
Section 35, a distance of 1556.95 feet to the point of beginning. Containing 267.07 acres,
more or less.
C. Intent and Purpose: The intent and purpose of this zoning district is to further the specific
intent of the Creative Community district as set forth in municipal code 18.21.010 and to
specifically address the following goals:
3
1. A Place, a Vision, and an Opportunity: A goal of the Community Builder and the City
is that Harvest Springs captures the spirit of community by incorporating modern new
layout and design techniques. Through comprehensive site planning, building form and
detailing, and landscaping, Harvest Springs draws from the architectural elements of
old world design and reinterprets them in a sophisticated modern way utilizing sound
design principles. This design direction executed in a vibrant, mixed-use environment
establishes Harvest Springs as a truly memorable community. Lending to this vibrancy
are the public spaces in the Harvest Springs community plan and their ability to
accommodate a wide range of activities. These may include but are not limited to events
and activities such as water events at the Harvest Springs Lake, dog park, “tot” area
with splash pad, interactive street art, and a community garden. Christmas tree
lightings and other seasonal or holiday events, smaller live “park” setting
performances, poetry readings, and retail or restaurant events such as “A Taste of
Harvest Springs” in the Town Center area; and Retail and dining activities are
encouraged to flow out onto the sidewalks in the Town Center on a daily basis. Live
entertainment is allowed and encouraged in restaurants. The combination of the
character of the architecture and public spaces in Harvest Springs, along with the
activities and events that bring people to those spaces, creates the strong sense of place
that will enrich the lives of all residents of Chubbuck.
2. Fulfill the City’s Creative Community Public Benefit Objectives: A goal of the
Developer (“Community Builder”) and the City is that construction of The Harvest
Springs MDP, consistent with the MDP Approval and this Chapter, will fulfill the
public benefit objectives outlined in chapter 18.21.
3. Create Employment Opportunities: A goal of the Community Builder and City is to
provide Commercial, Retail, Office, and Light Industrial opportunities that are well-
integrated into the Harvest Springs zoning district, that promote the creation of jobs
and commerce, that are flexible to market conditions and that provide the opportunity
for the newly created households and residents to have a place to work and shop. The
Community Builder will also provide mixed-use opportunities to create meaningful
village centers that support local business activity and employment opportunities.
4. Create a Mix of Land Uses: A goal of the Community Builder and City is to develop a
mix of uses within the Harvest Springs zoning district that complements the range of
existing and planned uses within the City; respects the character of adjacent
neighborhoods; and utilizes existing availability and planned capacity of urban
services, access opportunities, and infrastructure systems located in proximity to the
district.
5. Protect the Environment: A goal of the Community Builder and City is to create a
creative community that seeks to protect the naturally constrained areas of the zoning
district and surrounding area, including stream beds, hillsides, and surface and
groundwater resources, through master planning concepts and, to the extent feasible,
through Low Impact Development technologies.
4
6. Create a Fiscally-Sound, Economically-Viable Community: A goal of the Community
Builder and City is to create an economically-viable Creative Community that provides
Office, Retail, Light Industrial, and other Commercial uses; preserves open spaces and
integrates open space corridors; provides recreational opportunities, necessary public
facilities, and a wide range of residential opportunities. The Community Builder and
City seek to ensure that these elements of the Harvest Springs zoning district are
fiscally sound and sufficient so they can aid in minimizing necessary up-front
infrastructure cost and upgrades as well as generate an adequate financial return to
justify the risk and cost of local and regional improvements to transportation, water,
sewer, and stormwater facilities. Opportunities to create positive fiscal performance
that are mutually beneficial to the City and Community Builder are to be pursued
7. Provide a Range of House Types and Lifestyles Opportunities: A goal of the
Community Builder and City is to provide within the Harvest Springs zoning district a
range of residential and lifestyle opportunities at urban densities within the City that
adequately responds to dynamic market factors over time, is accessible to all economic
segments of the population, and contributes to the City targets for accommodating
growth under the comprehensive plan.
8. Built-In Flexibility: A goal of the Community Builder and City is to create a
community with the flexibility to quickly respond and adapt to new and/or innovative
technology, construction methods and materials, land uses, housing types and
businesses. Recognizing that the future may include advances in these areas that do not
currently exist and that may prove to be fiscally or environmentally beneficial to the
Community Builder and City, the City shall allow flexibility in the use of new and/or
innovative technologies, construction methods and materials, land uses, housing types
and businesses that meet or exceed the design standards and guidelines throughout the
Harvest Springs MDP.
9. Sustainability: A goal of the Community Builder is to integrate Low Impact
Development techniques within the Harvest Springs zoning district in order to create a
community that is more livable, walkable, and sustainable for current and future
residents. Potential techniques include, but are not limited to, Low Impact
Development, recycling, and water conservation.
10. Make Development Decisions Predictable, Fair and Cost- Effective: A goal of the
City is to provide certainty, predictability and a stream-lined process for the review
and approval of Phases and Neighborhoods that are consistent with and implement
this district.
D. Relationship to other land use and development controls and codes; Chapter supersedes
portions of code as described:
1. With the establishment of this zoning district, modifications from municipal code are
allowed with the Harvest Springs zoning districts as applicable.
2. Where there appears to be a conflict between these standards and any other sections of
city code, the requirements set forth in this zoning district prevail. This district does
not prevail over life safety codes.
5
18.34.020: DEFINITIONS: [NOTE- THESE WILL BE FLESHED OUT WHEN ZONE FURTHER
DEVELOPED]
Assembly, Place of: The use of land for a meeting place where persons gather together for
purposes of attending civic, social, religious functions, recreational events or entertainment
performances on a regular or recurring basis including, but not limited to, religious institutions,
banquet facilities, funeral homes, theaters, conference centers, stadiums, or indoor or outdoor
recreational facilities, but excludes a "cultural facility" as defined by this chapter. A gathering of
less than twenty five (25) persons shall not be considered a place of assembly provided the
gathering is accessory and incidental to the principal use.
Community Builder:
Dwelling Unit, Accessory:
Lot, Irregular: Irregular Lots are defined as lots that are non-rectangular, lots with three sides, or
more than four sides and require special measurement techniques in order to achieve the purpose
of the specific setbacks
18.34.030: MAXIMUM AND MINIMUM BUILD-OUT DENSITY AND OCCUPIED FLOOR
AREA; OPEN SPACE REQUIREMENTS
A. The Harvest Springs zoning district will provide a mixture of uses include: residential,
commercial, office, light industrial, retail, educational, civic, and recreational uses such as
trails, parks, and open space.
B. Maximum and Minimum Number of Residential Units; A maximum of 1,375 residential
units are permitted within the zoning district including 625 single-family units (single-
family dwelling, single-family attached including townhomes or duplexes, triplex, or
quadplex) and 750 multi-family units (structures containing greater than five residential
units). To meet the overall net residential density requirement of section 18.21.020C and
the minimum established through the MDP approval process, in no instance shall the
district be built out to contain fewer than 900 residential units. Accessory dwelling units
shall not count toward the density calculations of this section. To ensure that the
Community Builder will fulfill the residential density requirements of this district, the
Public Works Director shall establish a mechanism by which to track platted lots and to
track current densities and may require that future developments contain greater densities
than proposed by the Community Builder. Accessory dwelling units do not count toward
the maximum number of dwelling units.
C. Maximum Square Feet of Occupied Floor Area for Non-Residential Uses: There is no
restriction on maximums square feet occupied floor area for non-residential uses provided
that City utilities and services are adequate to serve the area without negatively impacting
the ability to serve other planned or existing areas in or near the City.
D. Open Space Minimum Area Requirement: At least 49 acres of open space are required
within the district. Development of the open space areas shall be at least proportional to
the development area (e.g., if a plat contains 15% of the land area in the district, there shall
6
be built or existing, at least 15% of the proposed open space in the district); however,
recognizing that market or development patterns may cause a need to deviation from this
requirement, a deviation may be granted through the design book approval process. For
purposes of this zoning district, open space amenities as approved through the MDP are
found in Exhibit ___.
18.34.040: SCHEDULE OF GENERAL CONTROLS; LAND USE CHART
A. General controls for the zoning district are set forth in the schedule below. Specific uses
are permitted where indicated in the schedules by the letter "P". Where the letter "C"
appears, it denotes a use allowed in the district in question only upon issuance of a
conditional use permit as herein provided. An "X" indicates that the use is neither allowed
nor conditionally permitted. An “R” indicates a restriction on that use. Because no list can
be all encompassing, decisions on uses will be rendered by the Public Works Director with
appeal to the Land Use and Development Commission as a business item available to the
applicant. In making a determination of use, the Public Works Director shall consider
similar uses listed in the chart below, the character of the surrounding neighborhood, and
characteristics of the proposed use.
B. All non-residential uses/projects and residential uses/projects with structures containing
more than 5 dwellings shall be subject to the City’s Design Review Committee review and
approval.
C. Land Use Designation Areas Defined: Within the Harvest Springs zoning district are four
(4) land use designation areas with specific uses permitted, conditionally permitted, or
prohibited by this section. Whereas land uses may differ between the district and the private
covenants, all applications for new or modified uses within the zoning district must be
submitted with a recommendation from the reviewing body of home owners association.
These land use designation areas are adopted as Exhibit ___ of this chapter and prior to
design book and platting, are to be interpreted as not being hard, definite boundaries but
are rather, flexible to accommodate needs related to topography and grade, lot layout and
plat design, or other elements that may be identified during the platting process. Land Use
Designation Areas are as follows:
1. Residential (R): This land use area is designed for comparatively low to medium
density development that emphasizes residential (single and multi-family) use, but
also may include appropriately scaled office, commercial, public/semipublic and
recreation/open space uses. Home occupations may be allowed as defined.
2. Village (V): This land use area is designed for medium to high density mixed use
development that includes residential (single- and multifamily), office,
commercial, public/semipublic, recreation/open space uses, and certain compatible
light industrial uses without a predetermined emphasis on any single use.
3. Town (T): This land use area is designed for office, commercial and recreational
uses, but also includes residential (single- and multi-family), public/semipublic,
open space, and certain compatible light industrial uses.
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4. Business and Research Park (BRP): This land use area is designed to accommodate
(but not require) a mixture of all uses: residential (single- and multi-family), office,
commercial, light industrial, recreational and public/semipublic uses. The principal
land use in this category should be office, commercial and light industrial.
D. Land Use Charts:
1. Residential (R) Land use Designation Area
Use Permission Restriction
Residential
Single-family (detached) P
Single-family (attached) P
Duplex, Triplex, Quadplex R Permitted only when designed to
have an outward appearance of a
single-family dwelling unless a
design deviation is granted as part of
the design book approval process.
Multi-family (5+ units) R Permitted only when designed to
have an outward appearance of a
single-family dwelling unless a
design deviation is granted as part of
the design book approval process.
Accessory dwelling units P
Home Occupation, minor R Permitted unless objections by any
person as set forth in
section 18.12.032 of this title, in
which case the matter is treated as a
conditional use permit.
Home Occupation, major R Permitted unless objections by any
person as set forth in
section 18.12.032 of this title, in
which case the matter is treated as a
conditional use permit.
Model homes/Sales office P
Mixed use building (such
as commercial ground floor
& residential above)
X
Commercial
Auto sales X
Gas stations X
Sexually-based businesses X
Storage facilities X
Off-street parking facilities R Off-street parking is limited to
surface or sub-surface parking lots.
Parking lots must be set back 10 feet
from sidewalks and be lined with
buildings or a vegetative buffer.
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Parking lots between buildings and
functionally classified collector and
arterial streets are prohibited unless
justified through the applicable
review process.
General Office R See all other commercial uses
Personal and Professional
Services
R See all other commercial uses
All other commercial uses R Tenant spaces are limited to 5,000 sf
max.
Lodging
Hotel/Motel X
Short-term Rental P
Bed and Breakfast C
Industrial
Heavy Industrial X
Light Industrial X
Civic/Institutional
Assembly, Place of C; R Limited to size not to exceed 30,000
sf
School (public or private) C
Agriculture
Agriculture (except
livestock)
P
Livestock R As described and regulated in
municipal code 9.20.070-120, except
that section 9.20.110 is amended in
this zoning district to permit
chickens within the rear yard of any
single-family unit as described in
this Chapter, regardless of land use
designation area; and that all
livestock must be accessory to a
primary residential use only.
2. Village (V) Land use Designation Area
Use Permission Restriction
Residential
Single-family (detached) P
Single-family (attached) P
Duplex, Triplex, Quadplex R Permitted only when designed to
have an outward appearance of a
single-family dwelling unless a
design deviation is granted as part of
the design book approval process.
Multi-family (5+ units) R Permitted only when designed to
have an outward appearance of a
single-family dwelling unless a
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design deviation is granted as part of
the design book approval process;
Accessory dwelling units P
Home Occupation, minor R Permitted unless objections by any
person as set forth in
section 18.12.032 of this title, in
which case the matter is treated as a
conditional use permit.
Home Occupation, major R Permitted unless objections by any
person as set forth in
section 18.12.032 of this title, in
which case the matter is treated as a
conditional use permit.
Model homes/Sales office P
Mixed use building (such
as commercial ground floor
& residential above)
P
Commercial
Auto sales X
Gas stations X
Sexually-based businesses X
Storage facilities R Permitted only when form and design
are consistent with the district and/or
neighborhood’s architectural theme
and as recommended by the
community’s architectural review
committee.
Off-street parking facilities R Off-street parking is limited to
surface parking lots. Surface parking
lots must be set back 10 feet from
sidewalks and be lined with buildings
or vegetative buffer. Parking lots
between buildings and functionally
classified collector and arterial streets
are prohibited unless justified through
the applicable review process.
General Office R See all other commercial uses
Personal and Professional
Services
R See all other commercial uses
All other commercial uses R Supermarket and grocery stores are
limited to 15,000 sf max. Personal
services provided primarily to
neighborhood residents are limited to
10,000 square feet per tenant.
Lodging
Hotel/Motel X
Short-term Rental P
Bed and Breakfast C
Industrial
Heavy Industrial X
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Light Industrial X
Civic/Institutional
Assembly, Place of C; R Limited to size not to exceed 30,000
sf
School (public or private) C
Agriculture
Agriculture (except
livestock)
P
Livestock R As described and regulated in
municipal code 9.20.070-120, except
that section 9.20.110 is amended in
this zoning district to permit chickens
within the rear yard of any single-
family unit as described in this
Chapter, regardless of land use
designation area; and that all
livestock must be accessory to a
primary residential use only.
3. Town (T) Land use Designation Area
Use Permission Restriction
Residential
Single-family (detached) P
Single-family (attached) P
Duplex, Triplex, Quadplex R Permitted only when designed to
have an outward appearance of a
single-family dwelling unless a
design deviation is granted as part of
the design book approval process.
Multi-family (5+ units) R Permitted only when designed to
have an outward appearance of a
single-family dwelling unless a
design deviation is granted as part of
the design book approval process.
Accessory dwelling units P
Home Occupation, minor R Permitted unless objections by any
person as set forth in
section 18.12.032 of this title, in
which case the matter is treated as a
conditional use permit.
Home Occupation, major R Permitted unless objections by any
person as set forth in
section 18.12.032 of this title, in
which case the matter is treated as a
conditional use permit.
Model homes/Sales office P
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Mixed use building (such
as commercial ground floor
& residential above)
P
Commercial
Auto sales X
Gas stations X
Sexually-based businesses X
Storage facilities R Permitted only when form and design
are consistent with the district and/or
neighborhood’s architectural theme.
Off-street parking facilities R Surface parking lots must be set back
10 feet from sidewalks and be lined
with buildings or vegetative buffer.
Parking lots between buildings and
functionally classified collector and
arterial streets are prohibited unless
justified through the applicable
review process.
General Office P
Personal and Professional
Services
P
All other commercial uses R The following restrictions apply:
1. Building footprint must not be
larger than 35,000 sq. ft. Larger
buildings may be permitted by
CUP.
2. Drive-thrus and access lanes
between buildings and
sidewalks are not permitted.
3. Storage of non-retail materials
and making, assembling,
remodeling, repairing, altering,
finishing, or refinishing of its
products or merchandise is
permitted provided: a. These
activities are completely
screened within the premises
occupied by the establishment.
b. These activities are clearly
accessory to sales and display
activities.
Lodging
Hotel/Motel P
Short-term Rental P
Bed and Breakfast C
Industrial
Heavy Industrial X
Light Industrial C
Civic/Institutional
Assembly, Place of C
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School (public or private) C
Government facility
(excluding critical
infrastructure)
C
Media P
Agriculture
Agriculture (except
livestock)
P
Livestock R As described and regulated in
municipal code 9.20.070-120, except
that section 9.20.110 is amended in
this zoning district to permit chickens
within the rear yard of any single-
family unit as described in this
Chapter, regardless of land use
designation area; and that all
livestock must be accessory to a
primary residential use only.
4. Business and Research Park (BRP) Land use Designation Area
Use Permission Restriction
Residential
Single-family (detached) X
Single-family (attached) X
Duplex, Triplex, Quadplex R Permitted only when
designed to have an
outward appearance of a
single-family dwelling
unless a design deviation
is granted as part of the
design book approval
process.
Multi-family (5+ units) R Permitted only when
designed to have an
outward appearance of a
single-family dwelling
unless a design deviation
is granted as part of the
design book approval
process.
Accessory dwelling units P
Home Occupation, minor R Permitted unless
objections by any person
as set forth in
section 18.12.032 of this
title, in which case the
matter is treated as a
conditional use permit.
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Home Occupation, major R Permitted unless
objections by any person
as set forth in
section 18.12.032 of this
title, in which case the
matter is treated as a
conditional use permit.
Model homes/Sales office P
Mixed use building (such
as commercial ground floor
& residential above)
P
Commercial
Auto sales P
Gas stations P
Sexually-based businesses X
Storage facilities R Permitted only when
form and design are
consistent with the
district and/or
neighborhood’s
architectural theme.
Off-street parking facilities R Parking lots between
buildings and
functionally classified
collector and arterial
streets are prohibited
unless justified through
the applicable review
process.
General Office P
Personal and Professional
Services
P
All other commercial uses P
Lodging
Hotel/Motel P
Short-term Rental P
Bed and Breakfast C
Industrial
Heavy Industrial X
Light Industrial P
Civic/Institutional
Assembly, Place of C
School (public or private) C
Government facility
(excluding critical
infrastructure)
C
Media P
Agriculture
Agriculture (except
livestock)
P
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Livestock X
18.34.050: SCHEDULE OF GENERAL CONTROLS; BULK, LANDSCAPE, AND DESIGN
STANDARDS
A. Lot Size and Width: Lot sizes within the district are dictated by product type, setbacks,
and other specific lot standards described in chapter. An implementing Project must meet
the density requirements set forth in section 18.34.030 of this chapter, and lots must be of
sufficient size to meet dimensional standards of this section for their intended use.
B. Setbacks:
1. Chart:
Required Setbacks 4, 5, 7
Land Use
Front
Yard 1
(Min. –
Max)
Side
Yard
Side
Yard
@
Corner
Lot
Rear
Yard
Garage
(Street
Loaded) 2
Garage
(Alley
Loaded) 3
Residential 10’-25’ 6’ 10’ 5’ 15’ 5’
Village 10’-25’ 6’ 10’ 5’ 15’ 5’
Town 6 10’-25’ 6’ 10’ 5’ 15’ 5’
Business
and
Research
Park 6
10’-25’ 6’ 10’ 5’ 15’ 5’
Notes:
1. Front Yard is the area of the structure that faces either on a public street or
green court. Front yard is measured from the back of sidewalk, courtyard path,
or walkway; distance is measured from the closest edge of building materials
(e.g., if dwelling has front porch, the front porch shall be used to determine
distance; if dwelling does not have front porch, the closest edge of the
structure facing the front shall be used). Front yard maximum setback may be
increased where necessary due to topography.
2. Setbacks for street-loaded garages are measured from the front of the dwelling
as defined in Note 1.
3. Setbacks for alley-loaded garages are measured from the edge of the alley
right-of-way (private or public).
4. Note that Side Yard Setback does not apply to the common wall on
townhome, duplex, other similar attached dwellings or alternative lot
configurations as provided in this section.
5. Use easements may be utilized for provision of private yards.
6. Nonresidential uses and/or structures have no minimum side or rear yard
setback requirements; there may be no minimum front yard setback provided
that it can be successfully demonstrated that pedestrian or vehicular travel is
not negatively impacted.
7. Allowed Encroachments:
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a. Uncovered decks, patios, walkways, and other minor structural elements
less than 30 inches in height; and fences seven (7) feet in height or less;
are exempt from setback requirements.
b. Retaining walls, rockeries and heat pumps and other similar
mechanical/landscape features are allowed within setbacks.
c. Balconies above the first floor may intrude into Setbacks up to 2 feet
subject to applicable construction codes.
d. Chimneys and fireplaces, accent walls or pilasters, bay windows, eaves
and other similar minor structural or architectural elements may encroach
up to 2 feet into Setbacks subject to applicable construction codes.
2. Setbacks are measured from the outside wall of the foundation of a structure to
the property lines in a perpendicular fashion unless otherwise stated herein.
3. Irregular Lots: Setbacks for irregular lots as defined shall be as follows:
a. Front: Front setbacks shall be measured from the property line that abuts
the street from which the lot is addressed or takes primary access.
b. Rear: In the case of an irregularly shaped lot, a ten-foot line which is within
the lot and parallel to and most distant from the front lot line shall be
considered the rear lot line. For an alley loaded lot, the Setback is measured
from the lot line closest from the alley.
c. Side: All lot lines, which are not front or rear lot lines, shall be considered
side lot lines.
d. Pie-Shaped Lots: Setbacks on pie-shaped lots shall be measured at the
closest point between the proposed building and the angled lot line,
perpendicular to that lot line.
e. Cul-De-Sac Lots: Setbacks shall be taken from the nearest proposed
foundation corner, and measured perpendicular to the property lines.
f. Flag Lots: A flag lot is a lot so shaped that the building area (the “flag”) is
not adjacent to the street or alley on which the lot fronts, and which
includes an access strip (the “pole”) connecting the building area to the
street or alley. Setbacks shall be applied at the enlarged area of the lot
(“flag”), and front (or false front) setbacks shall be a minimum of ten feet
(10’) and side yard setbacks shall be a minimum of six feet (6’); whereas
rear setbacks shall be a minimum of five feet.
C. Alternative Lot Configurations: In order to promote creative and unique site designs,
alternative lot configurations are allowed within the Harvest Springs MDP. Alternative
lot configurations include, but are not limited to:
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1. Zero lot line developments
2. “Z” lot configurations
3. Common access easements configurations
4. Courtyard
D. Deviations from Dimensional Standards: The following deviations from dimensional
standards may be allowed by the City:
1. Front and side yard setbacks set by this chapter for residential structures may be
administratively reduced up to a maximum of ten percent (10%) provided that the
deviation does not result in a garage with a front yard setback of less than twenty
feet (20’) from the property line.
E. Building Height:
Land Use Maximum Height (in stories) 1, 2
Residential 2
Village 3
Town 4
Business and Research Park 4
1. Stories are the number of stories above grade at the front of the structure street
level. This does not restrict walkout basements for non-street fronting structure
areas.
2. The City Council may approve greater building heights than shown in the table
above if it identifies site or design characteristics that are unique to the
development such as size, scale, topography, or development amenities (e.g.,
rooftop gardens), that justify allowing greater building heights. Approved
structures with additional height may be required to employ suitable "step back"
architecture and other architectural features that create a development that is built
at the human scale, and is pedestrian friendly and architecturally diverse.
18.34.060: GENERAL CONTROLS
A. Building Areas To Be Unencumbered: Buildable areas must be unencumbered by setbacks,
public easements, and other physical constraints (such as topography or similar features).
B. Clustering: Buildings shall be clustered to preserve scenic or environmentally sensitive
areas in the natural state, or to consolidate small open spaces into larger, more usable areas
for common use and enjoyment. Clustered areas shall be carefully designed to abut upon
common open space or recreational amenities. Commercial developments shall be planned
17
as groups having common parking areas and common ingress and egress points in order to
reduce the number of vehicle and bike/pedestrian conflict point locations.
C. Like Uses To Face Like Uses: Where possible, "like land uses" shall face "like land uses" or
open space, i.e., retail across the street from retail, townhomes from townhomes, etc.
D. Fencing along Sidewalks and Streets Discouraged; Standards for When Used: To facilitate a
visually open public realm, unless otherwise required by this chapter, fencing along
sidewalks or streets, excluding alley ways, is strongly discouraged. Where such fencing is
used however, fencing plans which include heights, materials, and designs, shall be
reviewed as part of the design book review process and the City may impose necessary
conditions of approval in order to satisfy the intent and purpose of this chapter and section.
E. Buffering of Nonresidential Uses from Residential Uses: Where separation is desirable
between uses, landscaped buffers are preferred over fences and walls in order to create a
more visually open look. When fences are used between uses or properties within the
development, fencing shall be compatible in color, texture, and design in relationship to
building materials. Buffering may be required by the Land Use and Development
Commission, the City Council, or Design Review Committee between uses deemed
incompatible.
F. Utilities: Underground utilities, such as telephone, fiber, and electrical systems, are required
if included in the development. Appurtenances to these systems which can be effectively
screened may be exempted from this requirement if the City finds that such exemption will
not violate the intent or character of the proposed development. However, the developer
shall make efforts to group appurtenances together so as to minimize their distribution.
G. Storage Of Recreational Vehicles, Watercraft, Trailers, Campers, Motorhomes, And Other
Utility Vehicles To Be Screened: Watercraft, trailers, campers, motor homes and other
utility or recreational vehicles shall be stored within completely enclosed, lawfully
constructed buildings or within fenced enclosures at least six feet (6') behind the front line
and the street side line of the main building on the lot or parcel in a CC Zone, except that
said vehicles may be parked temporarily in front or side yards for no longer than twenty
four (24) hours.
H. Architectural Control Committee Required: The Harvest Springs development shall provide
for, and maintain, an Architectural Control Committee to ensure that the treatment of
building mass, materials, and exterior appurtenances create aesthetically pleasing structures
and a site that is in character with, and in proportion to, other surrounding buildings, while
still providing diversity in design and neighborhood identity. The committee shall review
and approve all themes and colors prior to design review committee and building permit
application submittals to the City and to significant exterior modifications to ensure
compliance with the approved Master Development Plan and Design Book.
I. Product Mix: A variety of different residential architectural styles have been approved
through the master development plan process. Neighborhoods that have nearly identical
homes and streets without variation in product placement and form are not allowed. In order
to ensure that the neighborhood is non-repetitive, homes with the same color scheme shall
not be built on adjacent lots on the same street or on lots directly or diagonally across the
street from one another.
J. Corner Lots: Special attention should be paid to corner lots. At least one home plan per
neighborhood shall be designed specifically for corner home sites. This home plan is
required to include wrap-around architecture to provide visual interest on both the front and
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corner side yard of the home, and the ability to turn the garage for side entry. An example
would be continuing a full-wrap of material accent onto the side facade, adding a
wraparound porch, or facing the home on a diagonal towards the intersection. Corner lot
development shall conform to product mix requirements of the previous section.
K. Entry Sidewalks and Front Porch: Single-family residences shall have building entry
sidewalks that connect directly to a street sidewalk or pathway.
L. Ground Level Aesthetics: Buildings shall be designed to relate to grade conditions with a
minimum of grading and exposed foundation walls, creating easy pedestrian access from
sidewalks, parking areas, etc. Commercial or mixed use buildings shall be designed with
contrasting ground floor architectural articulation in order to enhance street activity and
walkability. Windows, display windows, doors, and arcades must make up at least fifty
percent (50%) of street facing facades on the first story of commercial developments.
Window shapes and sizes shall be so designed to be compatible from building to building.
Tinted windows or windows with reflective film or glass are discouraged at street level.
M. Access: All lots developed for residential purposes shall have frontage along a public
roadway, or be rear-loaded with alley access, or front upon a "green court". All retail, civic,
and office buildings shall front onto streets.
18.34.070: PARKING STANDARDS
The standards for parking facilities are intended to promote vehicular and pedestrian safety and
efficient land use. Parking lot landscaping standards are provided in section 18.34.090 of this
Chapter.
A. Minimum Parking Requirements:
1. Residential uses or structures shall provide off-street parking spaces pursuant to the
chart below; Guest parking for residential uses and non-resident parking for mixed-use,
live work uses and home occupations is included within those required spaces.
Additional guest parking may be provided on-street. For mixed use projects, the
residential use portion of the structure shall satisfy the requirements of the chart below:
Required Spaces
Per Unit Use/Structure
Dwelling Unit, detached or attached less than
or equal to three dwellings 2
Dwelling Unit, attached more than three
dwellings 1.75
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Dwelling Unit, Accessory 1
Multi-family studio units 1
Group Quarters
Calculated in same manner as
non-residential uses
2. Non-residential uses: Off-street parking shall be provided to meet the demand of the
proposed land use. The applicant shall calculate this demand based on accepted
standards, such as published in the Institute of Transportation Engineer's Parking
Generation Reports. Mixed-use projects shall provide parking according to a shared
parking analysis that projects parking needs based on the peak hour of parking demand.
For example, a building with first-floor retail and office space and upper-floor
residential will be able to adjust total parking demand to address the fact that peak
residential parking demand will occur in the evening, while peak office parking demand
will occur during the day. This analysis shall be based on accepted methodologies, such
as the Urban Land Institute Shared Parking Study.
B. Parking Dimensions: Parking dimensions shall meet or exceed the following standards:
1. Spaces:
a. Standard space: 9.5 ft x 18 ft, with a 2 ft overhang permitted into non-pedestrian
areas.
b. Compact space: 8.5 ft x 16 ft, with a 2 ft overhang permitted into non-pedestrian
areas; up to 65% of total spaces may be compact.
c. Motorcycle space: 4.5 ft x 12 ft.
d. Parallel parking space: 24 ft x 7 ft.
2. Location of Parking: For single-family detached dwelling on a fee simple lot, the
parking must be provided on the lot it serves. For all other uses, the parking shall be
provided within five hundred feet (500’) of the use.
3. Drive aisle widths for parking lots with perpendicular parking is twenty-four feet (24)
minimum, and for angled parking is twenty feet (20’) minimum for two-way traffic.
C. Motorcycle and Bicycle Parking: Motorcycle and bicycle parking shall meet the
following standards:
1. All multi-family developments and non-residential uses may provide one motorcycle
space for every twenty-five (25) required automobile parking spaces in lieu of a
required automobile space.
2. All uses with 25 or more required parking spaces shall provide a designated bicycle
parking area to accommodate a minimum of five (5) bicycles. Such bicycle parking
shall provide a secure facility to which to lock bicycles and shall be located so as to
20
be reasonably convenient to the on-site use and not interfere with pedestrian or
automobile traffic. The City may require additional bicycle parking for facilities with
high expected bicycle traffic, such as schools.
18.34.080: SIGNAGE STANDARDS
A. Sign Standards Applicability: All Phases and Neighborhoods within the Harvest Springs
Community shall be subject to the definitions, standards, requirements and processes found
within this Chapter and the standards found within the Master Development Plan and
Design Book with the following standards:
1. Shopping center identification signs shall be designed with similar materials and
architectural character as the buildings within the shopping center so as to provide
a cohesive appearance.
2. A master sign plan that provides for consistent color, placement, materials and
design of all signs within the shopping center shall be submitted and approved
together with the application for the shopping center identification sign.
3. Water features, masonry, and/or landscaping should be incorporated into the design
to create visual interest.
4. Signs may be indirectly lit or have internally illuminated channel letters. Internally
illuminated plastic, or other similar material, faced box signs are not allowed.
5. Maximum height of shopping center identification sign is thirty feet (30’) including
its base, measured from the adjacent ground level. Signs of heights greater than
thirty feet (30’) may be conditionally permitted by the City after considering the
recommendation of the Community Builder, homeowners’ association, and/or
architectural control committee and after considering the criteria for conditional use
permits in this Title.
B. Neighborhood Identification Signs: Signs identifying each neighborhood within the MDP
shall be installed at the beginning and end of each neighborhood.
18.34.090: LANDSCAPING STANDARDS
A. Applicability: The provisions of this Section establish the landscape standards for the
Harvest Springs zoning district, and shall apply to all phases and neighborhoods within the
district except for detached single family residences, accessory dwelling units, attached
residential dwellings in buildings up to and including four (4) units, home occupations,
Temporary Uses, accessory uses, and clearing and grading associated with these uses. All
Phases and Neighborhoods, including those excepted above, are still subject to review by
the Design Review Committee.
B. Review Process:
1. A landscape plan designed or approved by either a landscape architect licensed in
the State of Idaho or Idaho State Master Gardener shall be submitted to the Design
Review Committee for review and approval.
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2. The landscaping plans shall contain generally accepted specifications and direction
for planting and maintenance such as, but not limited to, tree and shrub planting,
staking, and soil preparation.
C. Landscape Design: Landscape design shall be consistent with the approved master
development plan/design book and guidelines of this Chapter, and be appropriate to the
intended use of the site or building.
D. Landscape Materials: New landscape materials shall include species native to the area or
non-invasive naturalized species that have adapted to those climate conditions in the
following amounts: 75% ground covers and shrubs, 50% trees. Sixty percent (60%) of plant
materials must be drought tolerant. In addition, landscaping may include water features,
rock, wood, walls, fences and other similar decorative materials and artistic features.
Playfields, playgrounds, and other similar uses are exempt from the materials requirement.
E. Right-of-Way and Associated Landscape Tracts:
1. One (1) street tree per each thirty lineal feet (30’) of street frontage is required on
all streets. In addition, trees can be staggered, and/or planted in drifts or groves so
long as the total number of required trees is provided. Street trees must be a
minimum caliper of one-and-one-half inches (1.5”) diameter at breast height.
2. Medians and planter strips shall be planted with landscape materials per section
18.34.090.D of this Chapter. Trees, shrubs and groundcovers may be planted in
drifts, or as appropriate for stormwater quality/Low Impact Development.
3. Landscaping within planter strips adjacent to parking spaces must include a low
growing plant palette with a variety of textures, such as, but not limited to, low
grasses, groundcovers and perennials.
4. Portions of park strips may be paved to accommodate street furniture, leaving
appropriately sized tree wells for street trees.
F. Parking Lot Landscaping: The purpose of parking lot landscaping is to soften the visual
appearance, soften views of parking lots, add shade and reinforce safe pedestrian access to
buildings and connecting sidewalks. Parking lots with twelve (12) or more stalls shall
include:
1. One (1) tree for every ten (10) stalls located in islands or perimeter landscaping;
and
2. Total of all interior landscaped areas shall be at least ten percent (10%) of the total
parking area (including parking, maneuvering, and loading areas); and
3. All landscape areas must be planted with landscape materials per 18.09.090.D of
this Chapter, except where pedestrian access is provided. Landscaping adjacent to
parking spaces must include a low growing plant palette with a variety of textures,
such as, but not limited to, low grasses, groundcovers and perennials; and
22
4. Minimum width of all landscape areas is 4 feet. A reduction in width of up to two
(2) feet may be allowed for interior landscape areas (not adjacent to right-of-way)
provided the total required area is provided; and
5. A minimum six-foot wide perimeter of landscaping is required adjacent to rights-
of-way, except where vehicular ingress and egress is proposed. The perimeter
landscaping may include decorative walls, solid fences or vegetation to obscure
views of parking areas provided that any of the aforementioned screening
treatments are limited to a maximum height of four feet (4’).
G. Maintenance: To the extent necessary to remain, all landscaping shall be watered, weeded,
pruned, freed of pests, and replaced as necessary.
18.34.100: STREET STANDARDS
A. Purpose: The purpose of this Section is to establish standards for the design, configuration
and performance of all public and private streets within the Harvest Springs zoning district
in order to:
1. Ensure adequate access and connectivity throughout the Project Site;
2. Allow for flexibility in the design and location of streets; and
3. Establish a streetscape and street design that helps to define the character and image
of the Harvest Springs district.
B. Applicability: This section is applicable to all streets, alleys, private drives and other
vehicular accessways proposed within the zoning district. Specific land uses, site
conditions, visibility limitations and critical areas may result in variations to the street types
as permitted in this section. Standards not defined in this section will be governed by the
typical City of Chubbuck standards.
C. Street Types: Exhibit “E” of the approved Master Development Plan shows the
approximate location of streets classified as Arterials and Major and Minor Collectors. All
other streets and access will be Neighborhood streets, Private Roads, Shared Drives,
Auto/Pedestrian Shared Drives or Alleys and will be designed and located by the applicant
during the platting and/or development process associated with each parcel. These Phases
and Neighborhoods shall be designed to foster the development of a street grid system
throughout the Project Site. It is understood that street design is limited by geographical
features such as the Interstate 15, the Fort Hall Canal, and general topography.
D. Off-Site Connections Required: The Harvest Springs development shall stub streets to the
boundaries of abutting off-site property as generally shown in the approved master
development plan; the connection points on the approved MDP Circulation Map are
23
approximate. The actual design and location of connection points will be determined at the
preliminary plat stage of each phase by the Community Builder and City using a
collaborative process.
E. Review Criteria for Deviations: The requirements of this Section may be modified through
a deviation request for cause during the design book and preliminary platting phase. Street
sections may be modified to best fit the character of the proposed neighborhood and
respond to natural site features. Modifications to street sections related to on-street parking,
bicycle lanes, planter strips and/or sidewalks must meet the following guidelines as
applicable:
1. On-street parking is required the extent necessary to satisfy guest parking
requirement.
2. Bicycle lanes are only required to be included in street sections that are classified
higher than a Neighborhood Street. Bicycle lanes may be eliminated if an adequate
off-street trail facility is provided as a replacement.
3. A sidewalk may be eliminated if a separated trail section is provided as a
replacement. For example, where a paved multi-use trail is provided along the road
(it may be separated), the sidewalk may be eliminated on one or both sides.
F. Street Sections: As authorized by the master development plan approval, street sections for
all street types within the district shall be followed. These street sections are typical and
may vary subject to approval by the Public Works Director to accommodate specific site
and design conditions. Street sections may incorporate cross-slopes, crowns, inverts, and/or
super elevation to accommodate Low Impact Development or other design features.
18.34.110: PARKS AND OPEN SPACE
A. The Community Builder is responsible for the design and construction of the Parks. The
actual location and boundaries of Parks may vary but will be defined through the platting
stage.
B. Sensitive Areas and Buffers: Sensitive areas and buffers are the steep slopes (slopes above
35% grade), lowlands, and dry-stream beds. An effort shall be made to preserve and
protect and, in many cases, leave natural, sensitive areas and buffers. Trails, crossings,
encroachments, and improvements may be allowed within sensitive areas consistent with
a low impact development effort. These areas may be dedicated to the City as open space
at the time of phase platting.
C. Non-Sensitive Open Space: Open Space outside of sensitive areas and buffers includes,
but is not limited to, the plaza, Community Parks, trails, Neighborhood and Pocket Parks,
24
natural areas and stormwater ponds and infiltration facilities. Additional Parks may be
provided as individual phases are developed.
D. Stormwater ponds and facilities shall be designed as either passive or active Open Space
when practical. Passive Open Space facilities consisting of stormwater ponds shall be
designed to appear as a natural wetland or pond. Vegetation shall consist of no less than
70% native plant material typically found in and around Bannock County. Any fencing
required shall be designed and located such that it does not detract from the natural
character of the facility. If natural landscaping is intended to provide a long−term barrier
to human intrusion, temporary fencing may be permitted until such time as the
landscaping has matured to the point of providing the barrier.
E. Trail Plan: The Community Builder is responsible for the design and construction of the
trails shown on the Plan with approval by the City. The actual location of trails may vary
and will be defined through the platting process. Necessary trail construction will be
completed within the boundaries of each phase as constructed. Where feasible, trail
construction should avoid dead ends and incomplete segments.
F. Trail Standards: Trails will be built to the standards as described in Municipal Code
18.21.050.A.3. The following amenities may be included within trail corridors subject to
mutual agreement between the Community Builder and the City: rest stops, sculpture and
other art, pedestrian lighting, exercise stations, picnic tables, interpretive areas, Pocket
Parks/tot lots, drinking fountains, restrooms, and covered sheds, and other similar
amenities.
G. Park, Open Space, and Deviations from Plan: All Park, Recreation Facility, Open Space
and trail standards, cross sections and locations are general documents and may be
modified through the deviation process established by section 18.34.120.
18.34.120: PLAN AND AGREEMENT CHANGES; ADMINISTRATION
A. Purpose: The purpose of this section is to provide a process and criteria to interpret, modify
and/or amend the standards, processes, conditions, or provisions contained within the MDP
Approval as codified in this Chapter and in agreements with the Community Builder. In
addition, recognizing that not all potential issues can be anticipated over the life of this
development, it is the intent of this chapter to allow for flexibility s`o that Harvest Springs
zoning district can adapt to new information, changes in the market, and technological
advances over time.
25
B. Interpretations: Any dispute over the meaning of this Chapter shall be resolved first by an
interpretation from the Public Works Director. The Public Works Director shall issue a
written interpretation within ten (10) business days of receiving a written request for
clarification. The City Public Works Director’s interpretation may be appealed to the City
Council. The City Council shall hold a meeting on the interpretation appeal at the next
available regular meeting following the date upon which the request for an appeal to the
City Council is delivered to the Public Works Director. At the appeal, both the Public
Works Director and appellant shall be entitled to voice testimony to the Council for
consideration. The Community Builder or Community Builder Transferee shall exhaust its
remedies as set forth herein prior to exercising other remedies.
C. Appeal of Administrative Decisions to City Council: Final administrative decisions of this
Chapter may be appealed to the City Council.
D. Deviations from the Master Development Plan Approval: An Amendment to the Harvest
Springs Master Development Plan as approved may be requested by the Community
Builder or Community Builder Transferee. Minor deviations meeting the criteria as
described below may be approved administratively by the Public Works Director; Major
deviations not meeting the criteria for a minor deviation shall require the same review and
approval process as a zoning ordinance amendment as outlined in Idaho Code 67-6511.
E. Minor Deviation: A deviation to the approved master development plan shall be considered
minor if the change satisfies all of the following criteria:
1. The deviation will not increase the total number of dwelling units in the
development above the maximum number set forth in the approved master
development plan, or reduce the minimum number by more than ten percent (10%);
2. The deviation will not increase the total floor area of nonresidential uses by more
than ten percent (10%);
3. The deviation will not decrease the minimum, or increase the maximum density for
residential areas of the development beyond approved density ranges approved.
4. The deviation will not decrease the approved amount of open space or recreation
space;
5. The deviation will not increase any adverse environmental impact, provided that
additional environmental review may be required to determine whether such
change is likely to occur;
6. The deviation will not adversely impact the project's fiscal projections to the
detriment of the city;
7. The deviation will not significantly impact the overall design of the approved
master development plan;
8. The deviation will not significantly alter the size or location of any designated open
space resulting in a lowered level of service; and
26
9. The requested Amendment is a land use category change that does not increase the
land use category of a Development Parcel immediately adjacent to the perimeter
of the Project Site.
F. Project & Improvement Phasing: The concept master phasing plan approved through the
Master Development Plan approval process is intended to be a general guide and to reflect
current conditions. It is not the intent of the City to restrict other phasing opportunities
which correspond to changes in market conditions and technological advances nor to
restrict infrastructure and timing of the development which may differ from the approved
concept.
G. Responsibility of the Community to Ensure Compliance with this Chapter: Prior to any
applications being accepted by the City for review and approval, the Community Builder,
through a community association, homeowners’ association, or architectural control
committee, shall perform a review of the petition materials to ensure that the requirements
and intent and purpose of this zone are upheld and shall then provide a letter to the City to
accompany the application stating their findings and providing a recommendation.
H. Deviations from standards of this Chapter: In instances where the Community Builder or
interested party seeks a deviation from the City from regular standards of this code as may
be authorized in this Chapter (e.g., height, building and parking lot layouts, fencing and
screening, etc.), and in addition to any of the criteria related to the subject matter, the City
shall consider the following in making a decision:
1. Findings and Recommendation of the Community Builder, homeowners’
association, and/or the architectural control committee.
2. Whether the proposed deviation would conflict with the stated intent and purposes
of this Chapter and the adopted master development plan and design book.
Subject
Property
Exhibit 5: Comprehensive Plan
a. Future Land Use Map
Harvest Springs CC
Hiline RdSiphon Rd
TyheeRd
Interchange
PO Box 5604 – 5160 Yellowstone Avenue, Chubbuck, ID 83202
208.237.2430 – Fax 208.237.2409
www.CityofChubbuck.us
Exhibit 5
Comprehensive Plan
b. Applicable Goals, Objectives and Policies
(Abridged; Commission may find others)
LAND USE CHAPTER
GOAL OBJECTIVE POLICY
LU 1: Direct urban growth
to urban infill areas
1.1 Strongly protect prime
agricultural land from
development sprawl
c. To discourage sprawl and promote compact
development patterns, all new development projects
shall be located within City limits and the USB. All new
development shall be provided with adequate public
facilities and services, including water, sewer, roads,
parks, schools, police, and fire protection.
1.2: Coordinate the
provision of public services
and infrastructure with
proposed land use
c. Take advantage of existing investment in
infrastructure by encouraging infill and redevelopment
projects
LU 2: Improve residential
neighborhoods and ensure
their orderly and
financially sound
development
2.1: Improve the
appearance of residential
areas
b. Maintain a high standard of property maintenance
2.3: Raise pride of place
through provision of
amenities
a. Develop a meaningful park and trail system plan
2.4: Create safe,
interesting, and walkable
neighborhoods
a. Use the neighborhood design principles outlined in
Chapter 6, Objective 3.2, Policy a to guide the
development of neighborhood refinement plans
LU 3: Provide convenient
commercial service
locations and limit their
adverse impacts on
transportation systems,
residents, and visual
integrity.
3.1: Adopt appropriate
commercial zoning to
allow for a variety of
commercial goods and
services at community
centers, which should be
located within walking
distance of residents of
one or more
neighborhoods
a. Adopt appropriate Neighborhood Commercial
zoning to allow small-scale commercial development
at neighborhood centers that serves the daily needs of
neighborhood residents
LU 4: Expand light
manufacturing and
industry location
opportunities and require
the environmental
sensitivity of these firms
4.1: Zone appropriate
areas for industrial and
warehousing use
a. Locate industrial zones in areas that are
environmentally suitable
b. Locate industrial zones in proximity to necessary rail
and highway access
Land Use 5: Encourage
compatible land uses
5.1 Encourage a transition
of land use from low-
intensity land uses to
higher intensity land uses.
Purposefully arranged
land use transitions avoid
a. Adhere to land use designations on the
Comprehensive Plan Map.
b. Use a combination of zoning, performance
requirements, site planning, and transportation routes
to create the highest level of compatibility between
PO Box 5604 – 5160 Yellowstone Avenue, Chubbuck, ID 83202
208.237.2430 – Fax 208.237.2409
www.CityofChubbuck.us
conflicting uses while
keeping distances between
uses short enough to
facilitate communications,
transportation, and
human activity between
them.
adjacent uses while retaining a complementary mix of
possible uses within neighborhoods and communities.
c. Make use of planned unit developments (PUD) to
accommodate development on tracts with difficult
shape or location.
5.2 Encourage a mix of
compatible land uses in
new neighborhoods and in
redevelopment areas.
a. Use design standards to encourage compatibility of
mixed use development with surrounding areas.
b. Locate mixed-use areas along Yellowstone Avenue
and in new neighborhood centers.
TRANSPORTATION CHAPTER
GOAL OBJECTIVE POLICY
T 1: Provide for safe and
free-flowing traffic for all
modes of transportation
1.1: Increase the efficiency
of functional class roads
1.2 Expand the network of
functional class roads in
general accordance with
the functional class roads
map
a. Define routes for new or functional class roads with
requirements for development during subdivision.
1.3: Discourage through
traffic and high speeds in
residential areas
1.4 Encourage higher
densities and site designs
that support transit
a. Implement a policy of phasing public service
extensions over time in coordination with Bannock
County to protect prime agricultural land and increase
development densities to a level that will support
transit service.
1.5 Encourage bicycle and
pedestrian systems that
support transit and
provide an alternative
means of travel.
a. Continue to implement standards for sidewalks to
be constructed at the time of subdivision
development.
b. Work with Pocatello Regional Transit to develop
transit stops with bicycle racks, signs, benches, and
shelters.
1.6 Use innovative
financing strategies to
fund transportation
improvements
c. Utilize new neighborhood refinement plans to
ensure a connected street network
1.7 Provide a connected
network of pedestrian-
friendly streets and
pathways
a. Design new streets to connect with other streets,
except where topography or existing development
prevents a connection
b. Require street network plans as part of a
neighborhood plan
c. Minimize block-length standards to encourage
interconnected streets
d. Provide mid-block pedestrian pathways where long
blocks are necessary
e. Include sidewalks that connect buildings to the
public right-of-way for new commercial, institutional,
and residential development
f. Provide pedestrian and vehicular connections
between adjoining developments for new commercial,
PO Box 5604 – 5160 Yellowstone Avenue, Chubbuck, ID 83202
208.237.2430 – Fax 208.237.2409
www.CityofChubbuck.us
industrial, and institutional development, where
possible.
g. Provide sidewalks on both sides of all public streets
h. Design local streets serving residential areas as
“skinny” streets to slow traffic and accommodate
pedestrians and bicycles, as well as vehicles.
COMMUNITY DESIGN CHAPTER
GOAL OBJECTIVE POLICY
CD 1: Invest in the
improved appearance of
our city and stimulate
improvements by the
public sector
1.1: Improve compliance
with codes on property
appearance
a. Adopt a revised Development Code implementing
“smart” development concepts outlined in the Our
Valley Our Vision project
b. Define and adopt neighborhood refinement plans
1.2: Contribute to the
appearance of
neighborhoods and
communities through
placement and design of
public parks
a. Establish park standards and guidelines to enable
development of attractive, functional, low
maintenance parks that generally serve as the focal
points for neighborhoods and communities
CD 2: Encourage new
development that is
compatible with existing
buildings and
neighborhoods, and
promote and preserve the
quality of residential
neighborhoods
2.1: Use design guidelines,
standards, and incentives
to ensure that new infill
and redevelopment are
compatible with
established development
a. Bulk and height of the new residential infill and
redevelopment projects shall be similar in scale to
surrounding residential development
c. Encourage the development of well-landscaped
parking lots and buffer strips on major corridors
d. Encourage the development of plazas and
courtyards by commercial development that
encourage public gathering, particularly in the
neighborhood and community centers.
2.2: Encourage infill and
redevelopment to be
pedestrian-oriented
a. New infill and redevelopment housing shall be
designed so that;
b. Garages and carports are set back further from the
street than the front of the dwelling, and
c. Usable front porches or balconies are provided and
are oriented to the street.
e. Coordinate parking space standards and parking lot
designs with pedestrian, bicycle and transit systems.
CD 3: In new
neighborhoods, provide a
better mix of residential
and commercial land uses
and a more walkable
community
3.2: Use neighborhood
design principles for new
development within
Neighborhood Plan
Districts, as defined on the
Growth Management Plan
Map
a. New neighborhoods shall be designed to meet the
following design principles:
i. Connect streets with other streets to provide a
network.
ii. Use distinct edges or boundaries to define the
neighborhood.
iii. Include sidewalks that are safe, convenient, and
interesting.
iv. Incorporate parks and institutions into
neighborhoods
v. Provide a mix of housing choices and types.
vi. Design neighborhoods to accommodate bus transit
vii. Require buildings, whether residential, commercial,
industrial, or institutional, to be compatible in terms of
scale and design.
PO Box 5604 – 5160 Yellowstone Avenue, Chubbuck, ID 83202
208.237.2430 – Fax 208.237.2409
www.CityofChubbuck.us
b. Assure that future development results in the
establishment of recognizable neighborhoods,
communities, and districts.
GOVERNMENT SERVICES CHAPTER
GOAL OBJECTIVE POLICY
GS 3: Support the
coordination of effective
and efficient provision of
private utilities to current
and future City residents
3.2: Coordinate private
and public development
with private utility
provision
a. Establish development standards for commercial
and residential developments that assure effective and
efficient public maintenance, if events require, such
standards may dictate construction materials, right-of-
way and easement widths, and other matters.
GS 4: Manage the
municipal solid waste
stream in an efficient and
sanitary manner
4.1: Provide adequate
services
b. Monitor population and growth patterns and
projects in planning for new facilities and resources
GS 5: Manage stormwater
run-off to reduce soil
erosion and flooding
5.1: Develop a cost-
effective and
environmentally sensitive
storm water facility master
plan
a. Encourage new development to retain storm water
runoff on-site.
b. Limit the amount of impervious surfaces allowed in
new development
c. Encourage residents and businesses to manage
storm water on-site
d. Limit development on steep slopes
GS 7: Identify financial
strategies to deliver
community services and to
develop public buildings
and utility systems
7.1: Manage the cost of
providing public services in
the community
a. Encourage compact development in order to reduce
the cost of providing public services.
7.2: Approve plans to
develop adequate public
facilities to serve existing
development and future
growth
b. Use neighborhood plans; identify the locations of
proposed land uses, arterial and collector streets,
parks and public lands, and major public facilities.
RECREATION CHAPTER
GOAL OBJECTIVE POLICY
R 1: Broaden recreational
opportunities
1.1: Maintain existing and
future parks
a. Encourage volunteerism and participation in local
recreation programs
c. Develop and maintain access to the public lands
surrounding the city
d. Landscape public spaces in a manner that improves
community image where possible.
1.2: Create new parks and
recreational facilities to
serve both new
development in existing
communities and new
communities
a. Educate developers about the park system plan, the
benefits of parks and trails, and the role they are
expected to play in their developments including park
land reservations and fees-in-lieu thereof.
c. Encourage the creation of neighborhood parks in
conjunction with large-scale residential development
and as part of the neighborhood refinement process.
R 3: Create a Park and
Recreation System Master
Plan that would include
standards for the
following:
3.1: Develop a park master
plan that locates path
systems, park locations,
bicycle routes, and other
facilities.
c. Establish multi-use paths, bike routes, and bike
lanes to connect existing and future parks with
schools, residential and commercial areas, and transit
stops.
3.2 Develop park and
recreational facilities to
meet minimum
b. Develop parks to be versatile and flexible to
accommodate diverse and changing user groups over
time.
PO Box 5604 – 5160 Yellowstone Avenue, Chubbuck, ID 83202
208.237.2430 – Fax 208.237.2409
www.CityofChubbuck.us
requirements and design
standards
NATURAL RESOURCES CHAPTER
GOAL OBJECTIVE POLICY
NR 2: Protect groundwater
and surface water from
pollution
2.2: Conserve water a. Educate the public about water conservation
measures including xeriscaping, the use of drought
tolerant landscaping.
NR 3: Protect air from
pollution
3.1: Help citizens reduce
their reliance on
automobile and the
number of daily vehicle
miles traveled
a. Require new streets to connect with other streets
b. Require the consideration of transit access in
subdivision review
c. Require the inclusion of bicycle and pedestrian
systems during subdivision review and development
to support alternate modes of transportation.
d. Provide a mix of land uses, a more connected street
network, and alternative modes of transportation,
including buses and shuttles.
NR 4: Minimize the impact
of new development on
natural features
4.1: Protect and enhance
designated significant
streams, riparian areas,
and wetlands and
associated buffers within
the city limits
a. Identify and protect significant water resource
features
4.2: Protect and maintain
critical wildlife habitat,
significant natural
features, and other
sensitive lands within the
City
a. Identify and protect sensitive lands within the City
b. Maintain riparian vegetation along streams,
wetlands, and water bodies to benefit wildlife
4.3: Protect steep slopes
from erosion and
destruction during
development
a. Prevent and/or mitigate hillside damage during
development
b. Manage hillside development to benefit slope
stability, storm drainage management, wildfire
protection, and aesthetics
NR 5: Preserve farmland
within the region
5.1: Preserve prime
farmland for productive
agricultural use for as long
as practical
e. Judiciously use zoning to protect agricultural and
mineral resource lands
HOUSING CHAPTER
GOAL OBJECTIVE POLICY
H 1: Respond to housing
needs
1.1: Ensure an adequate
supply of land for
residential development
a. Plan for a variety of housing types
1.2: Protect residential
property values
a. Use a combination of zoning, development
standards, site planning guidelines, and transportation
routes to protect residential property values. They will
be used to create the highest level of compatibility
between adjacent uses possible which retaining a
synergistic mix of uses within neighborhoods and
communities.
b. Diligently enforce city codes and ordinance on junk,
property maintenance, and other nuisance situations
PO Box 5604 – 5160 Yellowstone Avenue, Chubbuck, ID 83202
208.237.2430 – Fax 208.237.2409
www.CityofChubbuck.us
c. Create and enforce development standards that
increase the requirements for services and amenities
as project density increases.
H 3: Encourage more
dense residential
development patterns
within the City
3.2: Encourage more dense
residential developments,
generally meeting the
following criteria, in all
areas of the city
a. Single-family attached: Structures such as
townhouses or rowhouses. Generally acceptable
anywhere a single family residential unit is permitted.
b. Two-family dwellings: Generally acceptable
anywhere a single family residential unit is permitted.
Encourage designs that appear to be a single unit.
c. Multi-family: Encourage small garden apartment
complexes adjacent to neighborhood commercial
centers. Encourage larger apartment complexes in
conjunction with general commercial centers or
adjacent to neighborhood parks.
ECONOMIC DEVELOPMENT CHAPTER
GOAL OBJECTIVE POLICY
ED 1: Diversity and
strengthen the economic
base
1.3: Plan land areas for
diverse uses
ED 2: Centralize
commercial activities
2.2: Identify future
potential commercial
areas in future growth and
development
a. Allow future commercial growth to occur within new
neighborhoods in a manner that is consistent with
community design principles defined in Chapter 6
Community Design.
SCHOOL LOCATION AND TRANSPORTATION CHAPTER
GOAL OBJECTIVE POLICY
SL 1: Deliver our children
safely to school
1.1 Improve the safety of
Chubbuck’s streets
1.2: Create opportunities
for children to walk safely
to school
a. Establish a system of paths, sidewalks, bike lanes
and routes that permit safe access to city schools.
b. Consider pedestrian access to nearest school during
site plan review.
c. Require sidewalks on both sides of public streets.
Subject
Property
Exhibit 6 Current Zoning and Proposed Change
Harvest Springs CC
Change
from A to
CC-HSHiline RdSiphon Rd
TyheeRd
Interchange
Exhibit 7: Evidence of Notice
a. Site Postings
Hiline Road property access (5/9/19)
Note: Property currently has access only to Hiline Rd. All owners between
the property and Hiline Rd/Siphon Rd received notices by mail.
Hiline/Tyhee intersection (posted 5/9/19)
Exhibit 7: Evidence of Notice
b. Mailing List