HomeMy WebLinkAbout2021-01Resolution No, 2021-01
CITY OF CHUBBUCK
BY THE LAND USE AND
DEVELOPMENT COMMISSION
A RESOLUTION OF THE LAND USE AND DEVELOPMENT COMMISSION
FOR THE CITY OF CHUBBUCK, IDAHO,
VALIDATING CONFORMITY OF THE URBAN RENEWAL PLAN FOR THE
HARVEST SPRINGS URBAN RENEWAL PROJECT WITH THE
CITY'S COMPREHENSIVE PLAN
WHEREAS, the Urban Renewal Agency of the city of Chubbuck (the "City"), Idaho,
also known as Chubbuck Development Authority (hereinafter "Agency"), the duly constituted
and authorized urban renewal agency of the City, has submitted the proposed Urban Renewal
Plan for the Harvest Springs Urban Renewal Project (the "Harvest Springs Plan") to the City;
and
WHEREAS, the Mayor and Chubbuck City Council referred the Harvest Springs Plan to
the City Land Use and Development Commission for review and recommendations concerning
the conformity of said Harvest Springs Plan with the City's Comprehensive Plan, Our Valley,
Our Vision, as amended (the "Comprehensive Plan"); and
WHEREAS, on September 14, 2021, the City Land Use and Development Commission
met to consider whether the Harvest Springs Plan conforms with the Comprehensive Plan as
required by Idaho Code § 50-2008(b); and
WHEREAS, the City Land Use and Development Commission has reviewed said Harvest
Springs Plan in view of the Comprehensive Plan; and
WHEREAS, the City Land Use and Development Commission has determined that the
Harvest Springs Plan is in all respects in conformity with the Comprehensive Plan.
NOW, THEREFORE, BE IT RESOLVED BY THE LAND USE AND
DEVELOPMENT COMMISSION FOR THE CITY OF CHUBBUCK, IDAHO:
Section 1. That the Harvest Springs Plan, submitted by the Agency and referred to
this Commission by the Mayor and City Council for review, is in all respects in conformity with
the Comprehensive Plan.
Section 2. That Exhibit A, outlining the findings supporting the determination that
the Harvest Springs Plan is in conformity with the City's Comprehensive Plan, is hereby adopted
and incorporated as part of this Resolution.
Section 3. That the Chair of the City Land Use and Development Commission is
hereby authorized and directed to provide the Mayor and Chubbuck City Council with a signed
copy of this Resolution relating to said Harvest Springs Plan.
Resolution No. 2021-01
Section 4. That this Resolution shall be in full force and effect immediately upon its
adoption and approval.
ADOPTED by the Land Use and Development Commission of the city of Chubbuck,
Idaho, this 14th day of September 2021.
APPROVED:
ATTEST:
L'�j
Jason Mendenhall
Jo ers
Chair, Land Use & Development Commission
City Jerk
CHUBBUCI(
The urban renewal agency in the City of Chubbuck, Idaho
Memo
To: Land Use & Development Commission
City of Chubbuck City Hall
290 E Linden Ave.
Chubbuck, ID 83202.0006
208.237.2400
From: Devin Hillam, CDA Executive Director; Community Services & Economic
Development Director
Date: September 9, 2021
Re: Adoption of Resolution 2021-1 Harvest Springs Urban Renewal Plan. In compliance with the Idaho
Urban Renewal Law of 1965, Chapter 20, Title 50, Idaho Code, as amended and the Local Economic
Development Act, Chapter 29, Title 50, Idaho Code, as amended, the Urban Renewal Plan for the
Harvest Springs Urban Renewal Plan, slated for review and approval by the Chubbuck
Development Authority on September 7, 2021, will be presented to the Commission for review
and recommendations as to the plan's conformity with the City of Chubbuck's Comprehensive
Plan. (Action Item)
Summary of Reauest
In compliance with Idaho Urban Renewal Law of 1965, Chapter 20, Title 50, Idaho Code, as amended
and the Local Economic Development Act, Chapter 29, Title 50, Idaho Code, as amended, the Urban Renewal
Plan for the Harvest Springs Urban Renewal Project (the "Plan") was reviewed and adopted by the Chubbuck
Development Authority on September 7, 2021, pursuant to Agency Resolution 2020-06, and has been
transmitted to the Mayor and now is up for review by the Land Use & Development Commission. Idaho
Code 50-2008(b) states that prior to the approval of an urban renewal project, plans shall be submitted to
the planning commission for review and recommendation as to its conformity with the general plan (e.g.
Comprehensive Plan) for the development of the municipality as a whole. The Commission's role in this
phase is different from some of its typical roles with reviews; this review is not a public hearing and the
Commission is asked to only make a findings as to the Plan's conformity with the Comprehensive Plan.
Following the Commission's recommendation, a public hearing will be held with the City Council at a future
date following the required notice period.
The Plan area consists of approximately 307 acres north of New Day Parkway and generally between Hiline
Road and Interstate 15. The entire area has been annexed into Chubbuck city limits and is currently zoned
Exhibit A
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for mixed uses under the Creative Community -Harvest Springs zoning district and Agriculture. The Plan area
consists of two development projects with the largest being the Harvest Springs Creative Community with
an approved community master plan and specific zoning standards on its approximately 267 acres and the
smaller development being currently planned by Chris Freed on approximately 40 acres.
The land in the Plan proposes a mix of uses including general commercial, office professional, medical, and
a range of housing types and densities, including both single-family and multi -family residential under a
variety of lot and ownership or rental configurations. The Plan area will contain numerous desirable
amenities and features, such a parks, trails and open space, and a special attention to community and
building form and design above that which has been typically constructed in Chubbuck.
Staff Analysis
Staff finds the Harvest Springs Urban Renewal Project to conform to the goals of the City of Chubbuck's
Comprehensive Plan and finds that it meets the standards of the applicable Idaho Code sections for the
creation of the district area. The urban renewal plan directs the use of revenue allocation financing to
accomplish the following:
a. The installation and construction of public improvements, including new collector and
arterial streets; improvements to existing roadways and intersections; the installation of
new intersections, including the installation of traffic signals; installation of curbs, gutters
and streetscapes, which for purposes of this Plan, the term "streetscapes" includes
sidewalks, lighting, landscaping, benches, bike racks, wayfinding, public art and similar
amenities between the curb and right of way line; installation and/or improvements to fiber
optic facilities; improvements to public utilities including water and sewer improvements,
and fire protection systems; removal, burying, or relocation of overhead utilities; extension
of electrical distribution lines and transformers; improvement of irrigation and drainage
ditches and laterals; installation and construction of pathways; improvements for parks,
open space, and trail networks; and improvement of storm drainage facilities;
b. The planning, design and construction of proposed improvements to roadways to enhance
connectivity including the planning, design and construction of the Harvest Springs
Boulevard connection to New Day Parkway, the proposed bridge to connect the Harvest
Springs collector road to Hiline Road (subject to annexation of the roadway into the City),
and improvements to other existing roadways and intersections within the Project Area;
C. The replanning, redesign, and development of undeveloped or underdeveloped areas
which are stagnant or improperly utilized because of limited traffic access, underserved
utilities, and other site conditions;
Exhibit A
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d. The strengthening of the economic base of the Project Area and the community by the
installation of needed public improvements to stimulate new private development
providing employment, economic growth, and a more economically sustainable and
efficient commercial and residential land development pattern than traditionally seen in
the City to the long-term benefit of the broader public's tax levy and utility rates;
e. The provision of adequate land for open space, street rights-of-way and pedestrian rights-
of-way, including pathways which will be dedicated to the public;
The reconstruction and improvement of street corridors to allow traffic flows to move
through the Project Area along with the accompanying utility connections, through the
Project Area;
g. The provision of public service utilities, which may be sited outside of the Project Area, but
are necessary to the development of the Project Area, such as water system improvements,
sewer system improvements and improvements to storm drainage facilities;
h. In conjunction with the City, the establishment and implementation of performance criteria
to assure high site design standards and environmental quality and other design elements
which provide unity and integrity to the entire Project Area, including commitment of funds
for planning studies, achieving high standards of development, and leveraging such
development to achieve public objectives and efficient use of scarce resources;
i. The strengthening of the tax base by encouraging private development, thus increasing
the assessed valuation of properties within the Project Area as a whole and benefiting the
various taxing districts in which the urban renewal area is located;
j. The acquisition of real property to support development and/or redevelopment initiatives
consistent with the Law and Act; and
k. The funding of necessary public infrastructure to accommodate both public and private
development.
Exhibit A
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Staff has identified the following goals, objectives, and policies as potentially applying to this urban renewal
propose, 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.
CHAPTER 4: LAND USE
GOAL 4.1 DIRECT URBAN GROWTH TO URBAN INFILL AREAS
OBJECTIVE
4.1.1 Strongly protect prime agricultural land from development sprawl
POLICY
c. Discourage sprawl, promote compact development patterns; locate in City limits and Urban
Service Boundary (USB)
COMMENT
The project is within City limits and the Urban Service Boundary and able to be served by
municipal infrastructure and services once extended to the site.
OBJECTIVE
4.1.2 Coordinate the provision of public services and infrastructure with proposed land use
POLICY
c. Take advantage of the existing investment by encouraging infill and redevelopment projects
COMMENT
This Plan area is in the immediate vicinity of the new Northgate Interchange and as such, is ripe
for development. Although on the fringe on the city, these properties lie between the interstate and
the existing city and make incredible sense to develop in the City, particularly at the densities and
lands uses proposed to maximize service and infrastructure efficiencies and to lessen demands on
the rest of the transportation system (compared to growing on the City's western fringe).
POLICY
d. Use impact fee reductions, fee waivers, tax credit strategies, etc. to encourage infill and
redevelopment
COMMENT
Through repayment of tax increment for major arterials, water/sewer lines, and infrastructure that
would not otherwise be financially feasible to the developer (non -Idaho power street lights, sign
poles, paths, etc.), the Plan will help create economically viable development in the City that should
serve to model desired community design features for other developments in the area.
GOAL 4.3 PROVIDE CONVENIENT COMMERCIAL SERVICE LOCATIONS AND LIMIT THEIR ADVERSE IMPACTS
ON TRANSPORTATION SYSTEMS, RESIDENCES, AND VISUAL INTEGRITY
OBJECTIVE
4.3.1 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
POLICY
a. Adopt appropriate Neighborhood Commercial zoning to allow small-scale commercial
development at neighborhood centers that serves the daily needs of neighborhood residents
COMMENT
Both developments within the Plan area offer walkable neighborhood uses for nearby residents.
Together with the planned trails and paths, these neighborhood commercial uses will accessible
through a variety of modalities.
GOAL 4.5 ENCOURAGE COMPATIBLE LAND USES
OBJECTIVE
4.5.1 Encourage a transition from low -intensity to higher intensity land uses
POLICY
a. Adhere to land use designations on the Comprehensive Plan Map
COMMENT
As found during the Creative Community - Harvest Springs zone and master development plan
approval phase, the creative community zoning district is allowed anywhere in the city regardless
of future land use designation area. Specifically within the Plan area, the future land use
designations per the Comprehensive Plan are medium density residential, mixed uses, and
commercial. These developments within the proposed urban renewal plan area satisfy this policy.
Exhibit A
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POLICY
b. Use a combination of zoning, performance requirements, site planning, and transportation
routes to create the highest level of compatibility between adjacent uses while retaining a
complementary mix of possible uses within neighborhoods and communities
COMMENT
While both developers in the Plan area are committed to high quality development we anticipate
that Buffalo Hollow will develop more in line with those developments found traditionally in the
City, albeit with a better transportation plan and better parks and recreational amenities. Harvest
Springs' Creative Community District uses zoning, performance requirements, site planning, and
transportation to create complementary lands uses both internally and with surrounding land uses.
POLICY
g. Ensure an adequate supply of commercial land sensitive to market trends
COMMENT
Both developments in the Plan area have opportunities to respond to the market trends and
through design requirements, will have commercial uses that are very compatible with surrounding
development.
OBJECTIVE
4.5.2 Encourage a mix of compatible uses in new neighborhoods and in redevelopment areas
POLICY
a. Use design standards to encourage compatibility of mixed use development with surrounding
areas
COMMENT
While both developers in the Plan area are committed to high quality development, we anticipate
that Buffalo Hollow will develop more in line with those developments found traditionally in the
City, albeit with a better transportation plan and better parks and recreational amenities. Harvest
Springs' Creative Community District uses zoning, performance requirements, site planning, and
transportation to create complementary lands uses both internally and with surrounding land uses.
POLICY
b. Locate mixed-use areas along Yellowstone Avenue and in new neighborhood centers
COMMENT
Harvest Springs Creative Community is an already identified and approved mixed use community.
CHAPTER 5: TRANSPORTATION
GOAL 5.1 PROVIDE FOR SAFE AND FREE-FLOWING TRAFFIC FOR ALL MODES OF TRANSPORTATION
OBJECTIVE
5.1.4 Encourage higher densities and site designs that support transit
POLICY
a. Phase public service extensions over time to protect prime agricultural land and increase
development densities to a level that will support transit service
COMMENT
Both developments within the Plan area will develop at densities that are above the historical
average and will better help support transit service and which will help preserve agricultural lands
around Chubbuck. Both development areas have been historically farmed but in recognition of the
growth that our area is seeing, obtaining the higher densities of these developments is much better
than lower density traditional developments either in the County or the City.
CHAPTER 6: COMMUNITY DESIGN
GOAL 6.1: INVEST IN THE IMPROVED APPEARANCE OF OUR CITY AND STIMULATE IMPROVEMENTS BY THE
PUBLIC SECTOR
OBJECTIVE
6.1.1 Improve compliance with codes on property appearance
POLICY
a. Adopt a revised development code implementing "smart" development concepts outlines in
the Our Valley, Our Vision project
COMMENT
The Harvest Springs Creative Community has heightened community and aesthetic requirements
and for both developments, active HOAs can help ensure that properties are well-maintained for
decades to come.
OBJECTIVE
6.1.2 Contribute to the appearance of neighborhoods and communities through placement and
design of public parks
Exhibit A
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POLICY
a. Establish park design standards and guidelines to enable the development of attractive,
functional, low maintenance parks that generally serve as the focal points for neighborhoods and
communities
COMMENT
The developments in the Plan area contain well-designed public spaces that will serve the broader
public as well as the residents within the communities with smaller park spaces interspersed
throughout the developments.
GOAL 6.3 IN NEW NEIGHBORHOODS, PROVIDE A BETTER MIX OF RESIDENTIAL AND COMMERCIAL LAND
USES AND A MORE WALKABLE COMMUNITY
OBJECTIVE
6.3.1 Create new pedestrian -oriented neighborhoods within areas identified as New
Neighborhoods on the Growth management Plan Map
POLICY
a. Establish Neighborhood Plan Districts to guide new development within the areas identified as
New Neighborhoods on the Growth Management Plan Map
COMMENT
Both developments in the Plan area are designed with shorter than normal blocks and contain
multi -use pathways to provide from better pedestrian and bicycle connectivity and both
developments complement one another in this regard.
OBJECTIVE
6.3.2 Use neighborhood design principles for new development within Neighborhood Plan
Districts, as defined on the Growth Management Plan Map
POLICY
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.
COMMENT
Both developments meet or will meet this requirement.
POLICY
b. Assure that future developments results in the establishment of recognizable neighborhoods,
communities, and districts
COMMENT
Both developments meet or will meet this requirement through either the zoning standards of the
creative community zoning district or through enhanced HOA requirements. .
STRATEGY
Use new neighborhood design standards
COMMENT
Both developments meet or will meet this requirement through either the zoning standards of the
creative community zoning district or through enhanced HOA requirements. .
CHAPTER 8: RECREATION
GOAL 8.1 BROADEN RECREATIONAL OPPORTUNITIES
OBJECTIVE
8.1.2 Create new parks and recreational facilities to serve both new development in existing
neighborhoods and new communities
POLICY
c. Encourage the creation of neighborhood parks in conjunction with large-scale residential
development and as part of the neighborhood refinement plan process
COMMENT
The developments in the Plan area contain well-designed public spaces that will serve the broader
public as well as the residents within the communities with smaller park spaces interspersed
throughout the developments.
CHAPTER 9: NATURAL RESOURCES
GOAL 9.3 PROTECT AIR FROM POLLUTION
OBJECTIVE
9.3.1 Help citizens reduce reliance on automobiles and the number of daily vehicle miles traveled
Exhibit A
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POLICY
d. Provide a mix of land uses, a more -connected street network, and alternative modes of
transportation, including buses and shuttles
COMMENT
Both developments in the Plan area are designed with shorter than normal blocks and contain
multi -use pathways to provide from better pedestrian and bicycle connectivity and both
developments complement one another in this regard and propose a mix of uses.
CHAPTER 10: HOUSING
GOAL 10.1 RESPOND TO HOUSING NEEDS
OBJECTIVE
10.1.1 Assure an adequate supply of land for residential development
POLICY
a. Plan for a variety of housing types
COMMENT
The housing within the Plan area will hit every angle of housing from lower density residential to
higher density multi -family complexes.
OBJECTIVE
10.1.2 Protect residential property values
POLICY
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 while retaining a synergistic mix of
uses within neighborhoods and communities
COMMENT
The Creative Community zoning standards for the Harvest Springs development will ensure high
compatibility of land uses. The Buffalo Hollow development has been in close coordination with
Harvest Springs and intends to develop in a compatible manner with that development and with
surrounding developments.
GOAL 10.3. ENCOURAGE MORE DENSE RESIDENTIAL DEVELOPMENT PATTERNS WITHIN THE CITY
OBJECTIVE
3.2 Encourage more dense residential developments, generally meeting the following criteria, in
all areas of the city
POLICY
a. Single-family attached: Structures such as townhouses or rowhouses. Generally acceptable
anywhere a single family residential unit is permitted
COMMENT
Both developments within the Plan area will develop at densities that are above the historical
average and will better help support transit service and which will help preserve agricultural lands
around Chubbuck. Both development areas have been historically farmed but in recognition of the
growth that our area is seeing, obtaining the higher densities of these developments is much better
than lower density traditional developments either in the County or the City.
POLICY
b. Two-family dwellings: Generally acceptable anywhere a single-family residential unit is
permitted. Encourage designs that appear to be a single unit
COMMENT
Both developments within the Plan area will develop at densities that are above the historical
average and will better help support transit service and which will help preserve agricultural lands
around Chubbuck. Both development areas have been historically farmed but in recognition of the
growth that our area is seeing, obtaining the higher densities of these developments is much better
than lower density traditional developments either in the County or the City.
POLICY
c. Multi -family: Encourage small garden apartment complexes adjacent to neighborhood
commercial centers; encourage large apartment complexes in conjunction with general
commercial centers or adjacent to neighborhood parks
COMMENT
Both developments within the Plan area will develop at densities that are above the historical
average and will better help support transit service and which will help preserve agricultural lands
around Chubbuck. Both development areas have been historically farmed but in recognition of the
growth that our area is seeing, obtaining the higher densities of these developments is much better
than lower density traditional developments either in the County or the City.
Exhibit A
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CHAPTER 11: ECONOMIC DEVELOPMENT
GOAL 11.2 CENTRALIZE COMMERCIAL EFFORTS
OBJECTIVE
11.2.2 Identify future potential commercial in areas of future growth and development
POLICY
a. Allow future commercial growth to occur within new neighborhoods in a manner that is
consistent with the community design principles defined in Chapter 6: Community Design
COMMENT
These new developments will have mixed uses throughout the Plan area with neighborhood
commercial uses serving the immediate area.
Exhibit A
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