HomeMy WebLinkAbout08 13 2019
City of Chubbuck Land Use and Development Commission Agenda
August 13, 2019
7:00 PM
City Hall Council Chambers
5160 Yellowstone Avenue, Chubbuck, ID 83202
CALL TO ORDER
PLEDGE OF ALLEGIANCE
PUBLIC HEARING
1. An application for annexation and initial zoning designation into the City of Chubbuck which
consists of approximately 25 acres with requested Agricultural (A) zoning designation. The
subject property is located within the southwest ¼ of section 35, Township 5 South, Range 34
East, of the Boise Meridian, Idaho. Subject property includes Southern 25 acres of Bannock
County tax parcel R3803056211 and is generally located south of the residence addressed as
12256 N Hiline. Type of Action: Recommendation. (action item)
2. An application for a preliminary development plan amendment for “The Falls Planned Unit
Development” in an existing Planned Unit Development (PUD) land use district for 32 townhome
units in 4 buildings on approximately 2 acres of land on Lot 1 Block 1 in the Avalon Park Subdivision.
Subject property is located in the SE ¼ of the NW ¼ of Section 3, Township 6 South, Range 34
East of the Boise Meridian, Idaho, generally located at the southeast corner of Mesquite Drive
and Park Lawn Drive in Chubbuck, Idaho. The Comprehensive Plan Future Land Use map designates
this area as Medium Density Residential. Application will be evaluated against standards found in
municipal code chapter 17.12.Type of Action: Recommendation. (action item)
GENERAL BUSINESS
1. An application for a preliminary plat for “The Falls Subdivision” in an existing Planned Unit
Development (PUD) land use district for 32 townhome units in 4 buildings on approximately 2 acres
of land on Lot 1 Block 1 in the Avalon Park Subdivision. The subject property is described in Public
Hearing Item #2 above and approval of the PUD Plan as petitioned will be needed. Application will be
evaluated against standards found in municipal code chapter 17.12. Type of Action:
Recommendation. (action item)
ADJOURN
City Hall and the City Council Chambers are accessible for persons with disabilities. Any person needing special
accommodations to participate in the meeting should contact the City offices at 208.237.2430 at least 24 hours prior to the
meeting.
Public Works Department
PO Box 5604 – 5160 Yellowstone Avenue, Chubbuck, ID 83202
208.237.2430 – Fax 208.237.2409
www.CityofChubbuck.us
STAFF REPORT
CITY OF CHUBBUCK LAND USE AND DEVELOPMENT COMMISSION
MEETING OF August 13, 2019
Applicant:Christopher & Janie Freed
12242 N Hiline Rd.
Chubbuck, Idaho 83202
Project:Annexation into the City Of Chubbuck and Zone Agricultural (A)
Application Request:
An application for annexation in the City of Chubbuck which consists of
approximately 25 acres, and designate the area with Agricultural (A) zoning.
Location:The subject property is located within the southwest ¼ of section 35,
Township 5 South, Range 34 East, of the Boise Meridian, Idaho. Subject
property includes Southern 25 acres of Bannock County tax parcel
R3803056211. The general location is south of the residence addressed as
12256 N Hiline.
Zoning: Existing Zoning is County, Proposed Zoning is Agricultural (A)
Notice:This project was properly noticed in the Idaho State Journal on July 28,
2019.
Property owners within 300 feet were mailed notices on July 24, 2019.
Notice was posted on the subject property on July 18, 2019.
Reviewer(s):P. Andrus
Introduction:
Annexation is being sought in order to be included in the TIF district, but no
development plans for the property are being considered at this time.
Analysis:
PO Box 5604 – 5160 Yellowstone Avenue, Chubbuck, ID 83202
208.237.2430 – Fax 208.237.2409
www.CityofChubbuck.us
The planning and Zoning Commission must determine if it is in the best interest of the City of
Chubbuck and adjacent land owners to have this property annexed into the City of Chubbuck.
Staff Recommendation:
Staff recommends approval of the annexation and zoning. See attachments A, B and C
Recommended Conditions:
None
Commission Options:
Recommend Approval: “Motion to recommend approval of Annexation of Freed property.”
Recommend Denial: “Motion to recommend denial of Annexation of Freed property”
Recommend Approval: “Motion to recommend approval of Zoning to (A) Agricultural”
Recommend Denial: “Motion to recommend denial of Zoning (A) Agricultural”
`
Attachments:
A.Table – Requirements for ALL Applications
B.Annexation Standards
C.Table – Special Conditions
D. Annexation and Zone Change Submittal Package
E. Reference Maps
F. Site Posting and Mailing List
PO Box 5604 – 5160 Yellowstone Avenue, Chubbuck, ID 83202
208.237.2430 – Fax 208.237.2409
www.CityofChubbuck.us
General Requirements for all Applications
Attachment “A”
Compliant Standards and Staff Comments
Yes No N/A City Code City Standard and Staff Comments
X 18.28.020 Hearing Procedures
Staff
Comments
The applicant has completed the appropriate documents,
provided the required number of copies, shown proof of
ownership including legal description and submitted the list
of owners / occupants within 300’ of the subject property.
X Resolution
10-2007 Fees Paid
Staff
Comments
The Applicant has paid the appropriate fees for the
application and public notice.
X 18.28.050 Consistency with Comprehensive Plan
Staff
Comments
The Comprehensive Plan shows Medium Density Residential
on the North portion approx. half which allows for R-2
Limited Residential and R-3 General Residential.
The South approx. Half indicates Commercial which allows C-
1 Limited Commercial and C-2 General Commercial zoning
PO Box 5604 – 5160 Yellowstone Avenue, Chubbuck, ID 83202
208.237.2430 – Fax 208.237.2409
www.CityofChubbuck.us
Annexation Standards
Attachment “B”
Compliant Standards and Staff Comments
Yes No N/A State/City Code City Standard and Staff Comments
X State Statute
50-222 (2)
Whole Highway with land annexation,no shoe string
annexation.
Staff Comments The proposed annexation has City boundaries on the west,
South and East
X State Statute
50-222 (3) Annexation Category
Staff Comments This would be a category A annexation. This type of
annexation requires all landowners included in the annexation
area to be in support of the annexation. The landowner,
Christopher and Janie Freed have requested the annexation
X State Statute
67-65
City Code 18.28
Local Land Use Planning - Annexation Procedures
Staff Comments The applicant and City of Chubbuck have followed
requirements of the State Statue and City Code
X State Statute
67-65 In area of City Impact
Staff Comments This parcel and right of way are within the Area of City Impact
as negotiated by Chubbuck and Bannock County
X State Statute
67-65 Consistent with the Comprehensive Plan
Staff Comments This is on the Future Land Use map as Medium Density
Residential and Commercial. The Functional Class Road System
shows a collector street running north to south through the
property. This annexation action is consistent with the
comprehensive plan.
X State Statute
67-65 Notice to County and School District (Highway District)
Staff Comments Notification mailed with owners / occupants on the 300 ft. list.
There have been no written comments as of this writing.
X State Statute
67-6511 Zoning ordinance
Staff Comments A zoning ordinance will be drafted after approval
PO Box 5604 – 5160 Yellowstone Avenue, Chubbuck, ID 83202
208.237.2430 – Fax 208.237.2409
www.CityofChubbuck.us
Special Conditions
Attachment “C”
Condition Description
City of Chubbuck Any development will need to comply with the proposed zoning when
approved.
Subjectpropertyforannexation
SubjectProperty
Public Works Department
PO Box 5604 – 5160 Yellowstone Avenue, Chubbuck, ID 83202
208.237.2430 – Fax 208.237.2409
www.CityofChubbuck.us
THE FALLS
PLANNED UNIT DEVELOPMENT AMENDMENT AND
PRELIMINARY PLAT REQUEST - STAFF REPORT
CITY OF CHUBBUCK LAND USE AND DEVELOPMENT COMMISSION
REGULAR MEETING ON AUGUST 13, 2019
STAFF FINDINGS SUMMARIZED
After reviewing The Falls preliminary plat and planned unit development (PUD) plan amendment, Staff
finds that it appears to meet the code requirements with the following comments:
Modifications to the entrance via the Mesquite/Park Lawn roundabout are acceptable (Exhibit 6)
Applicant is requesting several waivers as part of an infill PUD application, including:
o Reducing a street-side setback for the corner of one building (Exhibit 6) and encroaching
in the 10’ utility easement
o Recognition as an infill PUD with smaller amenity features for the development
Recommended conditions to Preliminary Plat before presentation to the City Council
o Plat, site plan, and utility plan details need to match each other
o Fire hydrants and lateral lines on site plan need to be shown on the plat
o Water services on plat, site plan, and utility plan need to match
o Storm water retention needs to be addressed on plat (note is acceptable)
o Trash enclosure locations and widths need to meet Streets and Sanitation Superintendent
requirements
Recommendations for approval are conditional upon City Council approval of final plat
FACTS
REQUEST: The applicant proposes a PUD plan amendment with a Preliminary Plat for 32 townhome lots and
1 common lot in The Falls subdivision. Recommendation/approval shall be whether the PUD amendment
meets the requirements of the Comprehensive Plan and Title 18.20 Planned Unit Developments, and
whether the preliminary plat meets the requirements of the City of Chubbuck ordinance, State of Idaho
statutes, and the amended PUD plan.
Background: This parcel along with the Avalon Park and Spring Creek developments west of Mesquite
Drive were originally approved as a single development in 2002, Country Side Apartments PUD, with 264
apartments (11 two-story buildings with 24 units each). Avalon Park was built with nine 6-unit buildings
(54 apartments), and Spring Creek was developed with 13 buildings of four townhouse-style apartments
each (52 units). The Falls is proposed with 32 townhomes, totaling 138 units between the three
developments – about half of the amount approved in 2002.
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 recommend approval with or without conditions, may table a
decision, or may recommend denial of the application.
APPLICANT:
Jonathan Vincent, Gate City Builders
230 Hewlett Dr
Pocatello, ID 83201
OWNER:
John Alder
PROFESSIONAL SERVICES:
Summit Land Surveying
366 Washington Ave
Pocatello, ID 83201
Trail Creek Engineering
1110 Yellowstone Ave #226
Pocatello, ID 83201
Rossiter Architecture
PO Box 367
Pocatello, ID 83204
LOCATION: NW ¼ of Section 3, Township 6 South, Range 34 East, of the Boise Meridian, Idaho in
Chubbuck, Idaho. Generally located at the southeast corner of Mesquite Dr and Park Lawn Dr.
SITE CHARACTERISTICS & ZONING:
CURRENT ZONING: Planned Unit
Development (PUD)
CURRENT LAND USE: Vacant
PROJECT SIZE: ±1.8 acres
VIEWS: Generally visible from all directions
TOPOGRAPHY: Generally flat
EXISTING STRUCTURES: None
RECENT TRAFFIC COUNTS:
2016: Park Lawn Dr east of roundabout, 2,032/day
2015: Yellowstone Ave at Park Lawn Dr, 10,909/day
BTPO TRAFFIC MODEL ESTIMATE:
2018: Yellowstone Ave at Park Lawn Dr, 16,765/day
SURROUNDING LAND USES AND ZONING
NORTH: Vacant areas and single family residential; Limited Commercial (C-1), Limited Residential (R-2)
and General Commercial (C-2) zones
EAST: Restaurant and vacant parcels; General Commercial (C-2) zone
SOUTH and SOUTHWEST: Daycare, mobile home park, and single family residential; General Commercial
(C-2) and Limited Residential (R-2) zones
WEST: Townhouses, apartments and self-storage; Planned Unit Development (PUD) and Dense
Residential (R-4) zones
SERVICES:
ACCESS STREET: Current access directly from Mesquite Dr/Park Lawn Dr roundabout
FIRE PROTECTION: City of Chubbuck
SEWAGE DISPOSAL: City of Chubbuck
CULINARY WATER SERVICE: City of Chubbuck
PROCEDURES:
1. In accordance with City Code 17.12.030-050 and Resolution 2018-009, a complete petition and
fees for a preliminary plat were filed with the City and which contained the appropriate
documents and waiver requests pursuant to 17.12.040 and 18.20.
2. In accordance with City Code 17.12.100, the application is scheduled to be heard at the August
13, 2019 Regular Meeting of the Land Use and Development Commission.
3. In accordance with City Code 17.12.080, notice were provided as follows:
PO Box 5604 – 5160 Yellowstone Avenue, Chubbuck, ID 83202
208.237.2430 – Fax 208.237.2409
www.CityofChubbuck.us
a. Notices posted on the subject property.
b. Notices provided to City departments, other government agencies, and affected public
utility providers.
c. Public hearing notice published in Idaho State Journal on July 28, 2019 and mailed to all
property owners within 300 feet.
APPLICABLE LAWS AND PLANS:
1. Idaho Code
a. §50-13, Plats and Vacations
b. §67-6513, Subdivision Ordinance
c. §67-6515, Planned Unit Developments
2. Chubbuck Comprehensive Plan (as amended)
3. Chubbuck City Code
a. Title 16, Land Improvement Standards
b. Title 17, Land Development
c. Title 18, Land Use, specifically 18.20 Planned Unit Developments
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
The map designates the
area as Medium Density,
a category intended for
future R-2 and R-3
zoning.
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.
Sidewalks will be added
to Mesquite Dr.
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
will be similar to multi-
family developments
across the street.
PO Box 5604 – 5160 Yellowstone Avenue, Chubbuck, ID 83202
208.237.2430 – Fax 208.237.2409
www.CityofChubbuck.us
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.
X Department
Comments
Public Works:
The department has reviewed the applicant’s proposal for
compliance and finds that it meets the code requirements.
Concerns have been addressed by the applicant.
X Department
Comments
Engineering:
The department has reviewed the applicant’s proposal for
compliance and finds that it meets the code requirements.
Concerns have been addressed by the applicant.
X Department
Comments
Maintenance / Operations:
The department has reviewed the applicant’s proposal and
concerns have been addressed by the applicant.
X Department
Comments
Fire Department:
The department has reviewed the applicant’s proposal and
concerns have been addressed by the applicant.
X Department
Comments
Police Department:
No concerns.
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 PUD zone which has no height limits.
The R-2 zone is limited to 35’ and R-3 is 50’ – the proposed
buildings would be under 30’. There is no minimum lot size for
a multi-family PUD.
X 18.08.044 Lot Width to depth ratio
Staff
Comments This is proposed in the PUD zone, with no maximum ratio.
PO Box 5604 – 5160 Yellowstone Avenue, Chubbuck, ID 83202
208.237.2430 – Fax 208.237.2409
www.CityofChubbuck.us
CITY CODE TITLE 16 – 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, locations of existing water and sewer systems, street
names and rights-of-way, and all other information required of
this section.
X 17.12.180 Proposed Conditions Data
Staff
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. Upon review of revised plat and PUD
plan the Streets and Sanitation Superintendent expressed
concerns with the location and width of trash enclosures.
X 17.12.190 Proposed Utility Methods
Staff
Comments
Water and sewer are provided in the adjacent street and will be
brought into the development, applicant has provided service
locations shown on the preliminary plat.
PUBLIC IMPROVEMENT REQUIREMENTS
Improvement Description
Water Water lines with services will be constructed and connected to existing water
mainlines.
Sewer Sewer lines with services will be constructed and connected to existing sewer
mainlines.
Streets
No additional right-of-way will be dedicated. Modifications to the roundabout
entrance will be constructed per 16.12.020C and in accordance with the
comprehensive plan.
Storm Drainage Storm water from the street 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
Recreation amenities are included in the site plan to fulfill part of the park
requirements per code. Park impact fees will be collected with building permits
to complete the requirements.
PO Box 5604 – 5160 Yellowstone Avenue, Chubbuck, ID 83202
208.237.2430 – Fax 208.237.2409
www.CityofChubbuck.us
OTHER AGENCY COMMENTS AND REQUIREMENTS
Agency Comment
BTPO No comment received.
Bureau of Indian Affairs No comment received.
Cable One No comment received.
Century Link No comment received.
Direct Communications No comment received.
ID Fish and Game No comment received.
ID Transportation No comment received.
Idaho Power No comment received.
School District 25 No comment received.
SE Idaho Public Health No comment received.
US Postal Service No comment received.
PUD STANDARDS REVIEW
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 and PUD ordinance. Code summaries are not verbatim.
CITY CODE TITLE 18.20 – PLANNED UNIT DEVELOPMENTS
Standards Review and Comments Compliant
City Code PUD Standard and Staff Comments Yes No N/A
18.20.010.A Purpose: Maximum choice of living environments via variety of housing,
increased density, and reduction in yards, setbacks, etc.
X
Comment The proposal seeks a reduction in setbacks for one of the buildings to achieve
efficiency in development of the parcel, placement of the driveway, and location
of the amenities
18.20.10.B Purpose: More useful pattern of open space and recreation areas X
Comment The site is small for a multi-family development, and only one access point will
be used; there is little opportunity to achieve a more creative layout
18.20.10.C Purpose: Preserve and utilize natural topography and features X
Comment The site is relatively flat and has no trees or other noteworthy features
18.20.10.D Purpose: Efficient development through shorter utilities and streets X
Comment The compact use of the parcel is efficient and utilities in the adjacent street will
be extended directly into the property
PO Box 5604 – 5160 Yellowstone Avenue, Chubbuck, ID 83202
208.237.2430 – Fax 208.237.2409
www.CityofChubbuck.us
City Code PUD Standard and Staff Comments Yes No N/A
18.20.10.E Purpose: Development pattern in harmony with the density, transportation, and
facilities per Comprehensive Plan
X
Comment The Comprehensive Plan indicates the area for Medium Density, best described
as R-2 and R-3 zoning; the proposal complements an R-3 density
18.20.30.A Minimum Area: R-1 (single family residential) one acre, R-2, R-3, R-4 (single
family and Multi-family developments) no minimum area
X
Comment This is a multi-family development proposal – there is no minimum area required
18.20.60.A Common Open Space – Requirements in Residential PUDs: Minimum 10%
gross land area for common open space and recreation area, excluding
setbacks; City may allow a credit for dedication of park land
X
Comment 14% of the site, excluding setbacks, is green area/landscaping (10,464 sf)
18.20.60.B Drainage and Open Space: Drainage or stormwater retention is permitted in
common areas
X
Comment Stormwater retention is proposed in the open space area in the northwest corner
of the property; it needs to be noted on the plat
18.20.60.C Maintenance of Open Space: The responsibility for maintenance of all open
space shall be specified by the developer before approval of the final plan
X
Comment Developer has provided draft Homeowners Association Bylaws and Codes,
Covenants and Restrictions (CC&Rs) for ongoing maintenance
18.20.60.D Common Open Space: If possible, every property should abut on the common
open space or similar areas
X
Comment Each townhouse abuts landscaping in front and back
18.20.60.D Townhouses: There shall be no more than 8 townhouses in any contiguous
group
X
Comment The proposed development has nothing larger than 8 townhouses together
18.20.65 Required Amenities: Two or more of the following shall be provided- a.
landscaped open space of at least 10% of the gross area (required per
18.20.60.A in residential PUDs); b. private active recreational facilities of a size
suitable to meet the needs of the development, such as a playground, picnic
area, sports area, etc.’ c. provision for a neighborhood park or other public open
space; d. public bike or pedestrian circulation system (exclusive of sidewalks
next to right-of-way) connecting through to routes outside the PUD; e. other
amenities as may be approved by the commission and Council
X
Comment The proposal provides the following features, meeting a, b, and e above: a. the
required 10% minimum landscaping (excluding setback landscaped areas); b. a
picnic and barbecue area; e. waterfall feature at the entrance
18.20.70 Utilities: Within the limits of PUDS all utilities must be underground X Comment All utilities are planned to be underground in this development
PO Box 5604 – 5160 Yellowstone Avenue, Chubbuck, ID 83202
208.237.2430 – Fax 208.237.2409
www.CityofChubbuck.us
City Code PUD Standard and Staff Comments Yes No N/A
18.20.76 Density Calculation: City Code establishes the formula for density calculation;
contiguous townhouse units are treated as one building – see R-3 calculations
below which are relevant to neighboring developments and 2002 approved
plan.
X
Calculation Density Formula
Gross area
- Streets/Sidewalk (ROW)
- Non-residential land uses
= Net area
1st unit sf in zone
x # separate buildings)
= 1st units area
Net area – 1st units area
/ additional unit sf in zone
= additional units
+ 1st unit for each building
= total units allowed
Calculation (Based on R-3 Medium Density)
78,900 sf gross area
- 16,960 sf street/sidewalk/driveways/landing
- 0 sf non-res
= 61,957 sf net area
5,000 sf for 1st unit
x 4 (# of buildings)
= 20,000 sf for 1st 4 units
41,957 sf (net area minus 1st units area)
/ 1,500 sf for each additional unit
= 28 units
+ 4 units (1st in each building)
= 32 units allowed
18.20.80 Density: The City Council may authorize an increased density of up to 25% for
character, identity and architectural and siting variation if they make a
substantial contribution to the objectives of the PUD:
A. Landscaping, streetscape, open space, pathways, recreation (up to 10%)
B. Siting, visual focal points, use of existing physical features, circulation pattern,
variation in setbacks, clustering (up to 5%)
C. Design features, architectural styles, harmonious use of materials, parking
areas broken up by landscaping, varied housing types (up to 10%)
D. Setbacks along the periphery of a PUD shall not be reduced
X
Comment The parking area is designed with landscape areas between parking garages so
that each unit will have some greenspace near its entrance and parking (item
C.); developer is asking a waiver for setbacks on a corner of one building on the
street side (away from adjacent parcels)
18.20.85 Residential Infill Planned Developments: To qualify a parcel must be: a. 5 acres
or less in size; b. located in areas of substantial development (at least 60% of
land area within 300 feet); c. already adjacent/available to municipal services
X
Comment The development meets all the standards above: a. less than 5 acres; b.
approximately 77% of the surrounding land is developed (see Exhibit 5); c. city
services are provided at the site, including water and sewer lines in the adjacent
street
18.20.85 Residential Infill Planned Developments: “Upon recommendation of the
[LUDC], the council may approve exceptions to section 18.20.060 of this chapter
and:”
A. Up to a 15% increase in density allowed
B. A waiver of the amenity requirement set in section 18.20.65
C. Wavers or adjustments to the requirements for “street widths, setbacks or
other design standards if…deemed appropriate…after considering
surrounding uses and aesthetics”
Information only
PO Box 5604 – 5160 Yellowstone Avenue, Chubbuck, ID 83202
208.237.2430 – Fax 208.237.2409
www.CityofChubbuck.us
City Code PUD Standard and Staff Comments Yes No N/A
18.20.110.G Project Initiation: The proposed development can be initiated within 2 years of
the date of approval
X
Comment Site is ready for development with adjacent street, sewer and water services
18.20.110.G Harmony with Surrounding Uses: The uses proposed will not be detrimental to
present and potential surrounding uses, but will have a beneficial effect that
would not be achieved under standard regulations
X
Comment The proposed development includes architectural features and amenities that
will bring beauty and appeal to the neighborhood
18.20.110.G Transportation: The streets and thoroughfares proposed are suitable and
adequate to carry anticipated traffic, and increased densities will not generate
traffic in such amounts as to overload the street network outside the PUD
X
Comment The amount of traffic generated by 32 townhomes will not adversely impact the
transportation system; the development is also within walking distance of a
Pocatello Regional Transit stop
18.20.110.G Commercial Land Uses: Any proposed commercial development can be justified
at the locations proposed
X
Comment Not applicable; no commercial proposed
18.20.110.G Exceptions and Waivers: Any exceptions from standard requirements are
warranted by the design and amenities in the plan, in accordance with the PUD
and adopted policy
TBD TBD
Comment Developer is requesting a waiver of the 10’ setback for the corner of one
building, which would encroach in the standard 10’ utility easement – the
easement already exists along Mesquite Drive
18.20.080.D states that periphery setbacks shall not be reduced, but this is
interpreted as setbacks adjacent to other properties
18.20.085.C states that the Council may grant waivers for street widths,
setbacks, or other design standards
There are no standard setbacks in the PUD zone; staff has applied R-3
standards which would be a similar zone in use and density
18.20.110.G Compatibility with Future Development: The area surrounding said
development can be planned and developed in coordination and substantial
compatibility with the proposed development
X
Comment Vacant properties to the north and east of the development are in commercial
(C-1 and C-2) zones and can design and build for compatibility
18.20.110.G Comprehensive Plan: The PUD is in general conformance with the
comprehensive plan
X
Comment The Comprehensive Plan: Future Land Use map designates the area for Medium
Density, a category intended for future R-2 and R-3 zoning; the proposed
development represents densities and housing types compatible with R-3
18.20.110.G Utility Services: The existing and proposed utility services are adequate for the
population densities and nonresidential uses proposed
X
Comment There is capacity in the City’s sewer, water, and sanitation systems to
accommodate the development
PO Box 5604 – 5160 Yellowstone Avenue, Chubbuck, ID 83202
208.237.2430 – Fax 208.237.2409
www.CityofChubbuck.us
EXAMPLE MOTIONS
The PUD plan amendment and subdivision plat need separate actions from the Commission.
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 PUD plan amendment / preliminary plat request
are satisfied, I move to recommend approval of the preliminary PUD plan amendment / 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 PUD plan amendment / preliminary plat request
are satisfied, I move to recommend approval of the preliminary PUD plan amendment / preliminary plat
as described in the application materials.
DENIAL:
Having reviewed the petition materials, staff report, and all testimony presented before and by the City
in this hearing as part of the record against criteria established by City Code 17.12.100, and having
found that those criteria for approving a preliminary PUD plan amendment / preliminary plat request
are not satisfied, I move to recommend denial of the preliminary PUD plan amendment / 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: August 5, 2019
PO Box 5604 – 5160 Yellowstone Avenue, Chubbuck, ID 83202
208.237.2430 – Fax 208.237.2409
www.CityofChubbuck.us
EXHIBITS
1. Reference Map
2. Application for Preliminary Plat
3. Application for PUD Plan (Amendment)
4. Narrative for Plat and Amenities, Infill Status
5. Infill Status GIS Verification
6. Plat Map and Site Plans
7. Engineering Department Plat Comments
8. Architectural Renderings
9. Planning Maps
a. Current Zoning
b. Future Land Use
10. Evidence of Notice
a. Site Posting
b. Mailing List
c. Agency notices on file w/staff
The Falls PUD
Exhibit 1: Reference Map
City Hall
Avalon Park
Spring Creek
Tastee Treat
Subject
Property
The Falls
Exhibit 2
The Falls
Exhibit 2
The Falls
Exhibit 2
The Falls
Exhibit 2
The Falls
Exhibit 3
The Falls
Exhibit 3
The Falls
Exhibit 4
The Falls
Exhibit 4
Henry Ave
Highway Ave
Park Lawn Dr
MesquiteDrAdams St
Yellowstone AveJames Ave
300ft Buffer Are a: 14.7 AcresDeveloped Area: 11.3 A cres(11.3/14.7)*1 00% = 76.87%
300ft Buffer
Developed Area
Parcels 0 300150 Feet $
Document Path: J:\GIS\Projects\Parcels\PUDInfill.mxd
The Falls
Exhibit 5
SUMMIT LAND SURVEYING
SCALE 1 INCH = 40 FEET
PAGE 1 OF 2
DATE OF FIELD WORK: JULY 2019 DATE OF OFFICE WORK: JULY 2019
DRAWING LOCATION:2019/Gate City Builders/Condo/Civil 3D/Condo Plat.dwg
DRAWN BY: M. BAKERSURVEYED BY: M. BAKER
JOB # 19051
LEGEND
FOUND 5/8 INCH REBAR W/YELLOW PLASTIC CAP
STAMPED PLS 7314, SEE AVALON PARK SUBDIVISION
FOUND 1/2 INCH REBAR W/YELLOW PLASTIC CAP
STAMPED PLS 10900, SEE ROS INST. NO. 20926432
SUBDIVISION BOUNDARY LINE
STREET CENTER LINE
EXISTING EASEMENT
BEARING AND DISTANCE PER AVALON PARK
SUBDIVISION INST. NO. 20427364
BEARING AND DISTANCE PER TASTEE TREAT
SUBDIVISION INST. NO. 20504464
BEARING AND DISTANCE PER RECORD OF SURVEY INST.
NO. 20926432
BEARING AND DISTANCE PER RECORD OF SURVEY INST.
NO. 20105335
N
BASIS OF BEARING
THE FALLS SUBDIVISION
PHONE: (208) 380-9871 E-MAIL: summitlandsurveying@gmail.comPOCATELLO, ID
0 20 40-40
GRAPHIC SCALE
(IN FEET)
1 inch = 40 feet
(P1 - )
PER THE CENTRAL MERIDIAN OF EAST
ZONE OF IDAHO STATE PLANE
COORDINATE SYSTEM
NUMBER
C1
DELTA ANGLE
05°47'45"
TANGENT
13.92'
RADIUS
275.00'
ARC LENGTH
27.82'
CHORD LENGTH
27.81'
CHORD DIRECTION
N 02°34'28" E
CURVE TABLE
THE FALLS SUBDIVISION
05°47'45"13.92'275.00'27.82'27.81'S 02°33'42" W
C2 06°01'50"17.12'325.00'34.21'34.19'N 02°27'26" E
C3 87°26'31"71.25'74.50'113.70'102.98'N 43°09'40" E
49°38'12"9.02'19.50'16.89'16.37'S 68°18'13" EC4
C5 97°56'30"82.74'72.00'123.08'108.63'N 87°32'38" E
C6 17°34'50"12.68'82.00'25.16'25.06'S 55°21'16" W
C7 64°25'37"5.99'9.50'10.68'10.13'S 31°55'53" W
55°44'43"5.02'9.50'9.24'8.88'N 28°09'17" WC8
12°32'31"9.01'82.00'17.95'17.91'N 49°45'23" WC9
(P1 - N 89°16'11" W 209.65')
TASTEE TREET
SUBDIVISION INST.
NO. 20504464
1. CLIENT INFO: JONATHAN VINCENT
GATE CITY BUILDERS
230 HEWLETT DR. POCATELLO IDAHO 83201
208-221-5537
2. ZONING - P.U.D.
3. ACREAGE - 1.81
NOTES
CENTER 1/4 CORNER OF SECTION 3,
FOUND BRASS CAP IN SURVEY VAULT,
SEE CORNER PERPETUATION INST.
NO. 21320659 & 20520357
N 89°15'24" W 209.65'
VICINITY MAP
PROJECT
LOCATIONMESQUITE DRIVEN 89°15'24" W 338.42'
POINT OF
BEGINNING
A REPLAT OF LOT 1, BLOCK 1, AVALON PARK SUBDIVISION, IN THE SOUTHEAST 1/4
OF THE NORTHWEST 1/4 OF SECTION 3, TOWNSHIP 6 SOUTH, RANGE 34 EAST, B.M.,
BANNOCK COUNTY, IDAHO
(P2 - )
25'
(S1 - )
PRELIMINARY PLAT
A REPLAT OF LOT 1, BLOCK 1, AVALON PARK SUBDIVISION, IN THE
SOUTHEAST 1/4 OF THE NORTHWEST 1/4 OF SECTION 3, TOWNSHIP
6 SOUTH, RANGE 34 EAST, B.M., BANNOCK COUNTY, IDAHO
PRELIMINARY PLAT(P1 - N 00°20'11" W 87.32')N 00°19'24" W 87.79'C1(P1 - C1)(P1 - S 05°27'34" W 116.84')N 05°28'21" E 116.84'C2(P1 - C2)06°01'50"17.12'325.00'34.21'34.19'N 02°26'39" E
(P1 - N 00°34'16" W 67.02')N 00°33'29" W 67.02'C3C4
(S1 - C4)49°37'37"19.50'16.89'16.37'N 68°17'56" W
C5
97°56'30"72.00'123.08'108.63'N 87°32'38" E(S1 - C5)S 00°20'35" E 136.77'(P1 - S 00°21'22" E 117.00')(P2 - N 00°10'41" W 117.00')LOT 2
LOT 2
BLOCK 2
LOT 3
BLOCK 2
AVALON PARK
SUBDIVISION INST.
NO. 20427364
SPRING PARK
RESIDENTIAL INFILL P.U.D.
INST. NO. 20624867
LOT 3
BLOCK 1
AVALON PARK
SUBDIVISION INST.
NO. 20427364
LOT 2
BLOCK 1
AVALON PARK
SUBDIVISION INST.
NO. 20427364
S 00°47'40" E(P1 - S 00°48'52" E50.00')50.00'S 00°18'50" E 222.73'(P1 - S 00°19'37" E 222.73')(S2 - )
RECORD OF SURVEY
INST. NO. 20105335
(S2 - N 00°19'37" W 222.72')LOT 6
BLOCK 1
STUART 3RD ADDITION
INST. NO. 502716
RECORD OF SURVEY
INST. NO. 20926432
N 00°45'24" E 165.83'N 00°45'24" E 165.83'S 89°14'36" E
42.00'
N 68°35'17" E 26.60'
N 29°38'28" E 33.71'
S 89°14'36" E
42.00'
21.00'N 00°45'24" E 165.83'N 89°14'36" W
42.00'
N 89°14'36" W
42.00'N 00°45'24" E 165.83'10.08'
N 58°44'16" W 19.72'
S 19°59'19" W 38.94'S 00°22'55" E 2631.64'3
34NORTH 1/4 CORNER OF SECTION 3,
FOUND BRASS CAP IN SURVEY VAULT,
SEE CORNER PERPETUATION INST. NO.
21111672, 21007746 & 20520349
25'
25'25'
PARK LAWN DRIVE
YELLOWSTONE HIGHWAYMONUMENTED BASIS OF BEARING
UNIT 1
UNIT 2
UNIT 3
UNIT 4
UNIT 5
UNIT 6
UNIT 7
UNIT 8
UNIT 9
UNIT 10
UNIT 11
UNIT 12
UNIT 13
UNIT 14
UNIT 15
UNIT 16
UNIT 17
UNIT 18
UNIT 19
UNIT 20
UNIT 21
UNIT 22
UNIT 23
UNIT 24
UNIT 26
UNIT 25
UNIT 27
UNIT 28
UNIT 29
UNIT 30
UNIT 31
UNIT 32
C5
C4 S 00°20'35" E 14.65'
C6
C7S 00°16'55" E19.40'S 89°43'05" W 72.00'N 00°16'55" W26.31'C
8
C
9
C10
49°37'49"4.39'9.50'8.23'7.97'N 68°18'01" WC10
EASEMENT DETAIL
EASEMENT INST.
NO. 20908361
BACKFLOW PREVENTION
DEVICE VAULT
2" CITY WATER
METER
2-1/2"
BACKFLOW PREVENTION
DEVICE VAULT
2" CITY WATER
METER
4" SEWER MAIN
TO UNITS 9-16
4" SEWER MAIN
TO UNITS 25-32
4" SEWER MAIN
TO UNITS 9-16
4" SEWER MAIN
TO UNITS 17-24
8" TO CITY
MANHOLE
2" MAIN TO UNITS
9-16 & 25-32
2" MAIN TO UNITS
1-8 & 17-24
13023PROFESSIONAL LAND S
U
RVEYORMAT
T
HEW S . B AKERSTAT
E O F IDAHOREG I S T ER
E
DDRAFT
447
0
.
5
44
7
1
4471
.
5
LOT 1
BLOCK 1
10'
10'
The Falls
Exhibit 6
42.00'165.83'42.00'7.92'3.0'25.61'7.92'15.85'25.61'25.61'25.61'15.85'15.85'3.0'
3.0'
3.0'
3.0'
3.0'
3.0'
3.0'
BUILDING EXTERIOR DIMENSIONS
SUMMIT LAND SURVEYING
SCALE 1 INCH = 40 FEET
PAGE 2 OF 2
DATE OF FIELD WORK: JULY 2019 DATE OF OFFICE WORK: JULY 2019
DRAWING LOCATION:2019/Gate City Builders/Condo/Civil 3D/Condo Plat.dwg
DRAWN BY: M. BAKERSURVEYED BY: M. BAKER
JOB # 19051
THE FALLS SUBDIVISION
PHONE: (208) 380-9871 E-MAIL: summitlandsurveying@gmail.comPOCATELLO, ID
THE FALLS SUBDIVISION
A REPLAT OF LOT 1, BLOCK 1, AVALON PARK SUBDIVISION, IN THE SOUTHEAST 1/4
OF THE NORTHWEST 1/4 OF SECTION 3, TOWNSHIP 6 SOUTH, RANGE 34 EAST, B.M.,
BANNOCK COUNTY, IDAHO
PRELIMINARY PLAT
A REPLAT OF LOT 1, BLOCK 1, AVALON PARK SUBDIVISION, IN THE
SOUTHEAST 1/4 OF THE NORTHWEST 1/4 OF SECTION 3, TOWNSHIP
6 SOUTH, RANGE 34 EAST, B.M., BANNOCK COUNTY, IDAHO
PRELIMINARY PLAT
MAIN FLOOR - PLAN VIEW
1 INCH = 20 FEET
19.76'40.84'7.92'3'11.84'43.84'3'11.84'43.84'0.77'
8.12'8.12'
0.58'
19.96'
0.77'3'11.84'43.84'43.84'43.84'43.84'43.84'43.84'40.84'40.84'19.96'
0.77'0.77'0.77'0.77'0.77'0.58'40.84'40.84'40.84'40.84'40.84'7.92'
19.76'3'11.84'
8.12'8.12'
19.96'3'11.84'
19.96'3'11.84'
8.12'8.12'
19.96'3'11.84'
19.96'3'11.84'0.58'0.58'165.83'42.00'842.52
SQ. FT.
842.52
SQ. FT.
850.69
SQ. FT.
850.69
SQ. FT.
850.69
SQ. FT.
850.69
SQ. FT.
850.69
SQ. FT.
850.69
SQ. FT.
SECOND FLOOR - PLAN VIEW
19.76'42.84'7.92'2'11.84'44.84'2'11.84'44.84'0.77'
8.12'8.12'
0.58'
19.96'
0.77'2'11.84'44.84'44.84'44.84'44.84'44.84'44.84'42.84'42.84'19.96'
0.77'0.77'0.77'0.77'0.77'0.58'42.84'42.84'42.84'42.84'42.84'7.92'
19.76'2'11.84'
8.12'8.12'
19.96'2'11.84'
19.96'2'11.84'
8.12'8.12'
19.96'2'11.84'
19.96'2'11.84'0.58'0.58'165.83'44.00'870.20
SQ. FT.
870.20
SQ. FT.
878.77
SQ. FT.
1 INCH = 20 FEET
13023PROFESSIONAL LAND S
U
RVEYORMAT
T
HEW S . B AKERSTAT
E O F ID AHOREG I S T ER
E
DDRAFT
878.77
SQ. FT.
878.77
SQ. FT.
878.77
SQ. FT.
878.77
SQ. FT.
878.77
SQ. FT.
The Falls
Exhibit 6
The Falls
Exhibit 6
See correct figures in staff report
The Falls
Exhibit 6
Engineering Department
PO Box 5604 – 5160 Yellowstone Avenue, Chubbuck, ID 83202
208.237.2430 – Fax 208.237.2409
www.CityofChubbuck.us
August 5, 2019
RE: The Falls Subdivision
Our office has reviewed the re-submitted preliminary plat and site improvement plan for the
above mentioned development and has the following comments:
1. The plat, site plan, and utility plan do not match each other.
2. The two required fire hydrants and lateral lines need to be shown on plat. ( the existing 6”
stub to the property may likely be needed)
3. The water services are shown as different sizes on the different sheets. (should match)
4. Address storm water for the development per Portneuf Valley Storm Water Design
Manual and show on plat. A storm water report and calculations will be required to be
submitted with the future construction plans.
5. The irrigation system for the development will need to be constructed such that a future
City Secondary Irrigation System can be easily connected near the street. A CONTRACT
FOR APPOINTMENT OF AGENT assigning CHUBBUCK authority to administer
irrigation rights with Fort Hall Irrigation Project will be required.
6. HOA documentation will be required to be submitted for review prior to acceptance.
7. Park impact fees will be collected in addition to the PUD open space requirements.
The Engineering Department recommends the above comments be addressed by the applicant
prior to approval of the preliminary plat. If there are any questions regarding this matter that
remain unanswered, please feel free to contact me.
Sincerely,
Sean Harris
Sr. Engineer Tech.
The Falls
Exhibit 7
The Falls
Exhibit 8
The FallsExhibit8
The FallsExhibit8
The FallsExhibit8
The FallsExhibit8
The Falls PUD
Exhibit 9a: Current Zoning Map
Park Lawn Dr
Yellowstone AveMesquite DrJames Ave Mesquite DrSubject
Property
The Falls PUD
Exhibit 9b: Future Land Use Map
Comprehensive Plan
James Ave
Comprehensive Plan
Subject
Property
Exhibit 10: Evidence of Notice
a. Site Postings
Mesquite Drive (posted 7/1819)
The Falls
Exhibit 10.a
The Falls
Exhibit 10.b
The Falls
Exhibit 10.b