HomeMy WebLinkAbout010.08.19IOAH0
City of Chubbuck Land Use and Development Commission
Regular Meeting
October 8, 2019
7:00 PM
City Hall Council Chambers
5160 Yellowstone Avenue, Chubbuck, ID 83202
MINUTES
Board Members Present: Chair Jason Mendenhall, Mike Schwartz, Vice -Chair Dan Stoddard, Rebecca Berls,
Brady Smith, Thais Ayre, Carrie Holm, and TJ Budge. Staff Members Present: City Attorney Tom Holmes, Senior
Planner Don Matson, Planner Paul Andrus, Community Planning and Economic Development Director Devin
Hillam, Office Administrator Kami Morrison
Mendenhall called the meeting to order at 7:00 pm asking Schwartz to lead the commission in the
Pledge of Allegiance.
Mendenhall asked if any commissioners had a conflict of interest within the items before the board
tonight. Smith recused himself from General Business items 1 and 2. Ayre recused herself from Public
Hearing item 1.
APPROVAL OF THE MINUTES: September 10, 2019
Mendenhall entertained a motion to approve the minutes as emailed. Schwartz moved the minutes of
September 10, 2019 meeting be approved as emailed; Stoddard seconded. The full authority approved.
PUBLIC HEARING
An application for a Change in Land Use District from Agriculture (A) to Dense Residential (R-
4) on approximately 2.97 acres of land. Subject property is in the NW % of Section 9,
Township 6 South, Range 34 East of the Boise Meridian, Idaho, generally located at the
northeast corner of Philbin Road and Sawtooth Street, Chubbuck, Idaho. The
Comprehensive Plan Future Land Use map designates this area as Mixed Use. Type of
Action: Recommendation. (Action Item)
Applicant is Nick Jensen with Spring Creek Homes, requesting proposed land use change on property
located between Connor Academy and University Bible Church. Project is very similar to the Dance PUD
off Siphon Road. Parcel is 2.97 acres, very small compared to others in area. Currently zoned Ag and
used as cultivated field. The School District owns property behind this parcel. SEICCA is using their
property on the other corner of the school parcel for high density project. They have contacted church
property owners and don't foresee any issues. They would need to widen Philbin to meet the
comprehensive plan. Traffic control measures were part of staff concerns and for now would be a simple
stop sign until traffic is high enough to consider a stop light but will be addressed in the future possibly
when Sawtooth connects through to residential neighborhoods to the east. Basic layout map shows 6
foot white vinyl fence but staff would prefer more of a berm for aesthetics. Access is off of Sawtooth not
Philbin. Development could potentially have higher density than shown but preference is to keep
amenities placed throughout the development and maintain neighborhood feel. Property is currently
owned by McNabbs. They have had verbal negotiations on land but will not move forward until they
know what the city's position is.
Budge asked about fence line along Philbin road. Nick explained that to meet the comprehensive plan
they have to move the road back. City staff would prefer a berm and maybe fencing and landscaping.
They will work with staff in that process. Drawing is just preliminary for an idea of what was feasible.
Property borders right of way on Philbin so they can dedicate that space for future roadway.
Berls asked about height of building. Nick stated units will be 3 bed 1.5 bath and are 22 feet from gable
to ground. They are a little shorter than a two-story home because of low pitch roof and 8 foot walls.
Most custom houses are a little taller.
Don Matson Senior Planner, offered clarification on Philbin road. They would dedicate 50 feet back to
future property line and whatever part of Sawtooth is on property as well. Surrounding zoning is
commercial and single family. Staff did receive comments about traffic concerns. Matson stated that
multifamily units generate about 4-7 trips per day and average for single family is about 10 trips per day.
44 multi -family units would generate about the same amount of traffic as 20-30 single family units.
Project meets all requirements of comprehensive plan. Project is in a good location on an arterial street
that can absorb traffic.
Mendenhall questioned the land ownership from property to where Sawtooth dead ends. Matson
stated as two properties on south side develop they would put in at least half street so traffic could get
through to the east.
Schwartz asked about the future plan for congestion on Philbin. Matson explained that Philbin is
planned to be 100ft wide right of way and in the near future the city will install a roundabout at the
intersection of Chubbuck Road. City staff will be monitoring traffic flows in the area and come up with
ideas based on federal standards. There could potentially be another exit for The Grove subdivision.
Philbin is 90-95% owned and maintained by the city. Time line on roundabout is 2021. No monies
programmed yet for the widening.
Berls asked if there would be a stop sign on Sawtooth. Matson stated that any street coming onto an
arterial has to have a stop sign at least. Berls then asked what could be done in the meantime for those
leaving The Grove neighborhood. Matson stated having a roundabout there will be much safer, allowing
people leaving the school a better place to do U-turns. Also as connections go through Alpine and
Sawtooth there will be other ways for people to leave the school.
Mendenhall opened the public hearing.
Daniel Elder, 1388 Sawtooth, testified in opposition. With any new project in immediate area he always
has traffic concerns. Those leaving Connor Academy make a right then turn into Sawtooth to make a U-
turn to get out and head back south on Philbin. This happens any time day or night. Traffic is his main
concern. Mr. Elder was surprised development entrance would be off of Sawtooth which is not so bad
but he foresees the same problem happening. Traffic is already a nightmare.
Sasha Elder, 1388 Sawtooth, testified in opposition. Her understanding of The Grove is there is only one
entrance and exit and no way to extend for another exit west. People will still go down Chubbuck and
Philbin because it's 45 and faster versus going in on Independence.
Mendenhall closed the public hearing brining the meeting back to the commission.
Budge asked City staff for an update on the traffic study in that area. Matson stated that the city has
consulted with a transportation engineer on traffic numbers in the current area and on the proposed
project. The amount of traffic wouldn't change the level of services. The additions would be minor
compared to current traffic level. The project may add 200 where there are currently 5,000 plus. The
City Engineering Department plans to do additional traffic counts in area. Budge also asked if the City
has considered long term solutions for Connor Academy. Matson said that is a conversation they may
need to have with them and discuss traffic management options. Berls stated she had a conversation
with the Principal at Connor Academy and he stated it wasn't his problem, it the City's problem. Matson
said they may need to try again. There will be additional time during plat phase to address those issues
further.
Smith, expressed concerns that the last to develop in that area will be burdened with fixing the traffic
problems. Matson stated that is also the City's concern and the consultant is looking at large scale traffic
area versus one piecemeal at a time so burden is more equally shared.
Stoddard asked what the threshold is for when the next traffic flow remedy is implemented. Matson
stated it depends on the flow, looking at level of service and peak hours, etc. Too much congestion
causes the community to lose money. Part of the fiscal attitude of most cities is to tolerate some
congestion because it's expensive to build their way out of congestion. The flow looks at access points,
what kind of traffic, what time traffic is there, farm vehicles, bus stops and other factors. Stoddard said
the Commission would like to look at the last traffic study done on Philbin when/if they get to the
platting phase.
Holm stated that although traffic is big concern as the city grows she also understands there is a future
plan and can be patient knowing that.
Stoddard mentioned The Grove having access from West. Matson stated there is a stub at end of street
and it would depend on property owners there if that happened in the future.
Holm stated the zone change is appropriate because of surrounding land. Stoddard agreed that R4 is
appropriate use and had no problem with zoning but that traffic issues will need to be addressed.
Budge was in favor of zone change. Appreciates homeowners sharing their perspective. Traffic concerns
are something the City needs to address but not something to deny zone change over. In favor of
approval.
Mendenhall entertained a motion. Stoddard moved to recommend approval of zone change noting
traffic concerns and understanding Commission will have an opportunity to address those in the future.
Schwartz seconded.
With all commission members understanding the motion they voted.
Roll Call Vote: Budge, Yes; Berls, Yes; Holm, Yes; Smith, Yes; Schwartz, Yes; Stoddard, Yes;
Mendenhall, Yes. Motion carried.
GENERAL BUSINESS
1. An application for a preliminary plat for Bilyeu Estates Divisions 6 containing 13
residential lots. Subject property is located in the Southwest % of the Southwest % of
Section 4, Township 6 South, Range 34 East, of the Boise Meridian, Bannock County ID.
Generally located West of Hyrum Street North of W Chubbuck Rd. Type of Action:
Recommendation. (Action Item)
Mitch Greer with RMES representing Mr. Nelson. Proposing Bilyeu Estates Division 6. This is the most
developed project in Chubbuck in the last few years and is supporting a lot of the growth right now. It's
been timely and successful. Has a park included and Chubbuck road was widened. The project has
developed exactly along the master plan. Division 6 has 13 lots, no park or public infrastructure. Staff
concerns were related to numbering of the blocks/lots. Greer stated they can reconfigure the master
plan numbering as it develops. They eliminated the temporary cul-de-sac because they didn't have
required number of lots and added a temporary easement to handle sewer line. Greer believe they have
addressed all staff concerns except the last item which is a plan for an irrigation system. Greer stated
their concern is they don't have access to the canal and the irrigation system needs to be regional
system. Greer feels they should participate but not sure how that would happen and suggested a cash
contribution toward a future system instead where they could actually have access. Location could
possibly be in the City's property to the north. They currently have no master plan on how they will
receive secondary water. There is a pump at the canal to the north at Integrity Estates that pumps and
delivers water south toward Philbin but doesn't service this property and no way to connect. Greer
suggested a future shared system between the City, Brookstone and this Development. Attorney
Holmes asked if they would be installing all irrigation infrastructure. Greer stated they would they just
don't have access to a pump.
Budge asked if other phases in Bilyeu are utilizing surface water. Greer confirmed they are not and the
same with Integrity. Brief discussion was held regarding the irrigation association, Fort Hall Irrigation
and irrigation rights that do exist on the property. There is no place to currently connect to Fort Hall
Irrigation System. Need some other delivery mechanism as that system could not adequately serve the
development.
Paul Andrus, Planner stated there were five items on staff report, two of which have been taken care of
completely and the others can be taken care of in the final plat phase. Andrus stated the City would be
open to a condition of a cash contribution for an irrigation system. Andrus also clarified that usually
agricultural irrigation systems don't meet residential requirements because of more demand, pressure
issues, control and filtering.
Budge asked if the City has a plan for utilizing the secondary irrigation system. Andrus stated it would
happen as each area receives access to the canal. Budge noted that as these areas develop the City
needs to have a plan to memorialize the easements to access pump stations and also have a plan to
utilize them. It's Important the City has a plan on how to connect and not have secondary lines sitting
dry. Hillam stated that engineering staff are aware of those issues and are looking into regional system
regulations. Additional comments were made regarding dry lines, plans to connect and the cash
contribution made by Brookstone development. Request that condition be noted so it isn't forgotten.
Mendenhall entertained a motion. Stoddard moved to recommend that City Council approve the
preliminary plat with the condition that staff findings are adequately addressed specifically item #5
entertaining a cash in lieu of option as a possibility. Berls seconded.
With all commission members understanding the motion they voted.
Roll Call Vote: Stoddard, Yes; Berls, Yes; Budge, Yes; Ayre, Yes; Schwartz, Yes; Holm, Yes; Budge, Yes;
Mendenhall, Yes. Motion carried.
2. An application for a preliminary plat for Reflection Ridge at Harvest Springs Phase 1
containing 49 lots (47 single family residential, 1 common lot, and 1 open space lot).
Subject Property is located in the NW % of Section 35, Township 5 South, Range 34 East,
of the Boise Meridian, Idaho. Generally located on the east side of Hiline Road and
approximately 1,500 feet south of Tyhee Road. Type of Action: Recommendation.
(Action Item)
Applicant is Ryan Satterfield for Harvest Springs Joint Venture. This is the first plat for Harvest Springs
master plan development. Originally proposed a much larger plat, Commission may have overlapping
information from original proposal as opposed to what's seen on new rendition. Original plat
encompassed lake area and multi -use areas. Due to flood plain and not being able to finalize the map
revision for the flood plain they decided to move forward with a smaller section. They are currently
working on flood plain adjustments and have contracted with Williams Engineering for flood plain maps
and they will be helping on a map revision. The Commission received a copy of the updated plat that
does address staff comments. Plat consists of 47 lots and 2 open space lots. One open space running
down the middle as an association owned pocket park. Homes that face the park have alley way access.
The other is storm retention area when first entering development. They are currently going through a
realignment of Fort Hall Irrigation canal due to size of the box culvert that's required and elevation it
would need to be at. They had to make an adjustment to alignment of flow of canal and are working
with Fort Hall on those approvals. Plat consists of a series of trails along Harvest Springs Blvd. Potential
for expansion of roadway if time comes. Have incorporated parking areas on Harvest Springs.
Satterfield feels they have addressed items on staff notes. Will work through more as they get to the
final plat stage. Lot #2, because of flood plain going into there, Satterfield asked for flexibility to take out
lot in final plat if they can't get flood plain map adjusted.
Budge, complimented Satterfield on bike paths and green space and asked if when Harvest Springs Blvd
is widened if they would then eliminate that path. Satterfield stated that to the north is a large park and
lake area. If there was a need to widen that area would be additional pathway space. Budge also asked
about doing analysis on how those flood plains change as a result of the development. Satterfield stated
that is exactly what they are currently working on. They plan to do a much more in-depth analysis on the
contours and water flows and what effects become of that and will then incorporate into the plan.
Budge asked if study is done entirely in advance or if they could approve phase I and then discover in the
future approval has changed flood plain in next phase. Satterfield said the study is for the entire master
plan. Hillam, plats often show where flood plains are and FEMA often comes in and changes those maps
so the FEMA map is the official flood plain map that they are working through with FEMA to change
based on their design plan.
Holmes asked who would maintain the green space. Satterfield stated the association would maintain
pocket parks and the bump outs or strip areas, adjoining property owners would maintain. Even though
property owners don't own the strips they require they maintain those areas through the Development
Agreement.
Berls asked about the drainage for alleys. Satterfield stated they have an inverted type of drainage
where all water flows to the center then down and into a catch basin then piped away. Berls expressed
concern because in Daybreak there are a lot of issues with water going into homes. Satterfield explained
that a majority of that occurs because buildings aren't set properly with the grade, don't have proper
sloping and proper compaction. Berls also asked about alley maintenance and why the association isn't
maintaining those. Satterfield stated alleys are configured that the city can maintain those.
Additional discussion was had regarding snow removal and storage, concerns with where those areas
would be located and concerns about melting snow and water running into homes.
Don Matson senior planner, stated staff is pleased with the development. Confident all comments will
be address when they go to final plat. Plan to invert for drainage does do better to handle water and get
away from homes, which was a key concern of Streets & Sanitation. Staff is supportive of the plan, also
supportive of condition for lot 2 to be removed from final plat if needed.
Berls asked if development was being subsidized with TIF money. Matson stated that Harvest Springs
Blvd. is eligible, nothing more has been finalized yet. Berls again asked about maintenance of alleys.
Additional discussion held regarding alley width (22 feet), priority for plowing, liability of the City, and
owner maintenance.
Budge and Mendenhall both looking forward to development. Will trust staff and experts to design
properly.
Mendenhall entertained a motion. Schwartz moved to recommend that Council approve the preliminary
plat for Reflection Ridge at Harvest Springs as proposed. Ayre seconded.
With all commission members understanding the motion they voted.
Roll Call Vote: Holm, Yes; Budge, Yes; Schwartz, Yes; Stoddard, Yes; Berls, Yes; Ayre, Yes;
Mendenhall, Yes. Motion carried.
Mendenhall entertained a motion to adjourn; Schwartz made the motion. Ayre seconded. All voted to
adjourn at 8:24 pm.
ason Mendenhall, Chairperson
i
4K mi Morrison, Office Administrator