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HomeMy WebLinkAboutPublic Hearing #1CHUBBUCK Community Services Department Planning Services Division 190 E Linden Avenue, Chubbuck, ID 83202 208.237.2430 — Fax 208.237.2409 www.CityofChubbuck.us 22 CHUBBUCK ASSOCIATES — KNUDSEN BLVD APPLICATION FOR A CONDITIONAL USE PERMIT FOR APARTMENTS IN THE COMMERCIAL GENERAL ZONE CITY OF CHUBBUCK LAND USE AND DEVELOPMENT COMMISSION REGULAR MEETING ON FEBRUARY 8, 2022 — STAFF REPORT SUMMARY DESCRIPTION: An application for a Conditional Use Permit (CUP) to construct apartments in the Agricultural (A) zone. The site is under conditional approval to be included in the Commercial General (C-2) zone and comprises approximately 8 acres of land. Subject property is generally located on the north side of Knudsen Blvd. and east of Hawthorne Rd. in Chubbuck, Idaho in the NW 1/4 of Section 10, Township 6 South, Range 34 East of the Boise Meridian, Idaho. The application will be reviewed against criteria in section 18.28.020.C.5 of City Code. Type of Action: Decision. STAFF FINDINGS: After reviewing the application and related materials, staff finds that it likely meets the standards established by the City for a CUP. • Apartments are conditionally permitted in the Commercial General (C-2) zone. • The Design Review Committee has reviewed the site plan and requested revisions from the developer; the committee's recommendations were addressed and are reflected in the site plan included with this report. o The committee directly reviews and approves such technical details as parking, landscaping, access, utility services, and sanitation. o The Land Use and Development Commission may approve other or more stringent conditions on the proposal. CUP is conditional upon final approval of the zone change to Commercial General (C-2). The applicant has met City Code requirements to be heard for a CUP. Staff recommends approval of the use and site plan and other details as presented. o The project design includes features to reduce impacts to neighboring single family homes. FACTS BACKGROUND: This parcel has been in agricultural use for many years and was previously divided by the Redman Canal. It is part of the Yellowstone Commons Subdivision, which includes property to the east, south, and west. The canal was moved in 2013-2014 to the north and west boundaries. Areas to the east and south were changed to the General Commercial (C-2) in 2018. 22 Chubbuck Associates CUP 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 criteria and standards for approval per section 18.28.020.C.5 of City Code). The Commission may approve with or without conditions, may table a decision, or may deny the application. APPLICABLE LAWS AND PLANS: 1. Idaho Statutes §67-6512: Special Use Permits, Conditions, and Procedures 2. Chubbuck Comprehensive Plan (as amended) 3. Chubbuck City Code Title 18: Land Use, particularly a. 18.08 Land Use Districts and General Controls b. 18.28 Administration APPLICANT: 22 Chubbuck Associates LLC 428 West 12300 South Draper, UT 84020 OWNER: CMHP Chubbuck Development LLC ATTN Chris Miller 428 West 12300 South Draper, UT 84020 LOCATION: The site is located on the north side of Knudsen Blvd east of Hawthorne Rd. It comprises 8 acres within Bannock County parcel numbers RPRCYC2000102 and RPRCYC2000102. SITE CHARACTERISTICS & ZONING CURRENT ZONING: General Commercial (C-2) RECENT TRAFFIC COUNTS ON KNUDSEN BLVD: PROJECT SIZE: ±8 acres 2021: Knudsen east of Hawthorne, 4746/day VIEWS: Generally visible from all directions 2019: Knudsen west of Yellowstone, 4752/day TOPOGRAPHY: Generally flat RECENT TRAFFIC COUNTS ON HAWTHORNE RD: EXISTING STRUCTURES: None SURROUNDING LAND USES AND ZONING 2021: Hawthorne north of Knudsen, 14,550/day 2018: Hawthorne north of Knudsen, 10,889/day NORTH: Single family residential; Limited Residential (R-2) EAST: Vacant/farm; General Commercial (C-2) SOUTH: Vacant/farm; General Commercial (C-2) WEST: Small business park and vacant parcel; Limited Commercial (C-1), General Commercial (C-2), and Agricultural (A) SERVICES: ACCESS STREET: Knudsen Blvd EMERGENCY SERVICES: City of Chubbuck CULINARY WATER SERVICE: City of Chubbuck, service is adjacent to property in Knudsen Blvd SEWAGE DISPOSAL: City of Chubbuck, sewer connection is in place in Knudsen Blvd PROCEDURES: In accordance with City Code 18.28.020 and Resolution 2021-09, 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. CHUBBUCK 1 0 R H 0 190 E Linden Avenue, Chubbuck, ID 83202 208.237.2430 — Fax 208.237.2409 www.CityofChubbuck.us 22 Chubbuck Associates CUP 2. In accordance with City Code 18.28.010, a public hearing is scheduled before the LUDC at the February 8, 2022, regular meeting of the Commission. 3. In accordance with City Code 18.28.010 and Idaho Statute §67-6512, 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 on the premises at least 15 days prior to the hearing; c. Mailing to owners of property within a 300 ft. radius of the site at least 15 days prior to the hearing; and d. Notices posted prominently at the city office and website at least 15 days prior to the hearing. 4. The hearing will be conducted in accordance with procedures established by City Code 18.28.010 and Resolution No. 2021-06. PUBLIC COMMENTS: Are attached to this report. See Exhibit 7. POLITICAL SUBDIVISION/AGENCY COMMENTS: No written comments were received as of this report. GENERAL REQUIREMENTS AND PROCEDURES The following code regarding CUPS should be used in evaluating and weighing the application: 18.28.020.C5. Standards for Approving a CUP: The following standards are addressed by the applicant with the submittal (see attached), section E8: 1. The proposed use is conditionally permitted in the subject zoning district and complies with all of the applicable provisions of city code unless modified through the conditional use permit process. 2. The proposed use is generally not in conflict with the goals, objectives, and policies of the adopted Comprehensive Plan. 3. The proposed use is compatible with other existing and permitted uses in the general vicinity. 4. The proposed use is harmonious in scale, mass, coverage, density, and intensity with all adjacent permitted land uses. 5. The proposed use would not place an undue burden on transportation, police, fire and EMS protection, water/sewer, schools, and other public facilities or agencies, in the vicinity. 6. The proposed use, if it complies with all conditions imposed, will not adversely affect other properties or the environment in the vicinity to a materially greater extent than would uses permitted outright by this Code. 18.28.020.C6. Conditions for Approval: To make affirmative findings relating to the standards established in section 18.28.020.C.5, LUDC may condition approval of the permit on compliance, including but not limited to, the following: Conformity to approved plans and specifications. a. The Comprehensive Plan Future Land policy designates the area as Commercial, which is a high-intensity category allowing for C-2 and C-7 zones. Apartments at this location, in the CHUBBUCK 1 0 R H 0 190 E Linden Avenue, Chubbuck, ID 83202 208.237.2430 — Fax 208.237.2409 www.CityofChubbuck.us 22 Chubbuck Associates CUP core of the city activity center, meets other requirements of the Comprehensive Plan, particularly in the provision of Housing. Provision of open spaces, pathways, buffer strips, walls, fences, landscaping, and lighting. a. The site design includes internal sidewalks, lighting, and landscaping, and wider buffers/open space in the Redman Canal easement. Minimizing adverse impact on other development. a. Standard developments in the C-2 zone are allowed to build up to the rear and side property lines with no setback and up to 70' high. The proposed site plan, and recommended by the Design Review Committee, includes: i. The project will only have public road access on Knudsen. Although roads across the canal are stubbed, this development will not create traffic in the residential neighborhood. ii. A buffer of landscaping from the single-family homes to the north will be 40' wide, where none is required in the C-2 zone at the rear property line. iii. The two buildings on the north of the project are at least 50' from the property line, where no setback is required in the C-2 zone. iv. Maximum height in the neighboring R-2 zone is 35'. The proposed buildings will be 49' high (at ridge of rooO, certainly higher than a single-family home, but lower than the 70' allowed. The 41" story windows will be below the eaves, designed to be at 39'. 4. Controlling the sequence and timing of development. a. Because the project is not building any new street and utilities are stubbed into the property, the sequence and timing should not disrupt traffic or utility service provision. 5. Assuring that development is maintained properly. a. The development is planned to remain under single ownership, which is more likely to be maintained than with multiple owners. b. Maintenance on the canal bank and within the canal easement has been less than desirable for several years. The developer is committed to installing and maintaining landscaping in the canal area. Although there is an easement for the canal, the property will still be owned and maintained by the developer of the project. Designating the provision of on-site or off-site public facilities or services. a. There are no outstanding issues. Requiring more restrictive standards than those generally required by the Code. a. The development is adhering to higher and more restrictive standards than are normal requirements for the C-2 zone. 8. Requiring the mitigation of effects of the proposed development upon service delivery to the property by any political subdivision, including school districts. a. Through previous traffic impact analyses and ensuing investments in Knudsen Blvd and the surrounding development, the built infrastructure is prepared to accommodate utilities and traffic for development of the site. b. No comments have been received from utilities, the school district, or other political subdivisions. 190 E Linden Avenue, Chubbuck, ID 83202 208.237.2430 — Fax 208.237.2409 CHUBBUCK www.CityofChubbuck.us 1 0 R H 0 22 Chubbuck Associates CUP STAFF RECOMMENDATION Based on the Standards for Approving a CUP, and Conditions for Approval above, staff recommends approval of the proposed use, site plan, and other details as presented. 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 LUDQ. 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: Don Matson, Planning Manager dmatson@cityofchubbuck.us (208) 239-3252 DATE: January 26, 2022 CHUBBUCK 1 0 R H 0 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. 190 E Linden Avenue, Chubbuck, ID 83202 208.237.2430 — Fax 208.237.2409 www.CityofChubbuck.us 22 Chubbuck Associates CUP EXHIBITS 1. Reference Map — 22 Chubbuck Associates Site on Knudsen Blvd 2. Application Materials a. Completed Application b. Site Plan and Building Elevations c. Additional Information — Landscaping, Signs d. Building Floor Plans and Construction Drawings on file w/staff e. Copy of Warranty Deed and Purchase and Sale Agreement on file w/staff 3. Design Review Committee minutes on file/staff 4. Current Zoning Map 5. Comprehensive Plan a. Future Land Use Map and Functional Road Classification System b. Policies Relevant to the Application 6. Evidence of Notices on file w/staff 7. Public Comment Received as of This Report CHUBBUCK 1 0 R H 0 190 E Linden Avenue, Chubbuck, ID 83202 208.237.2430 — Fax 208.237.2409 www.CityofChubbuck.us 22 ChubbuckAssociotes CUP Exhibit 1: Reference Map - CMHP CHUBBUCK I Q R H Q PO Box 5604— 290 E Linden Avenue CONDITIONAL USE PERMIT Chubbuck,ID 83202 208.237.2430 — Fax 208.237.2409 (CUP) APPLICATION www.CityofChubbuck.us Effective Date June 2021 PAGE 1 OF 4 Complete applications which require review by the Land Use & Development Commission must be submitted at least 28 days before the desired review meeting. The Commission meets regularly on the god Tuesday of every month. Applications which are incomplete may not be able to be scheduled on the desire date if missing information or materials are not submitted at least 28 days before the desire review meeting. DATE RECEIVED: INITIALS: FEES PAID? Y N AMOUNT: SECTION A —APPLICANT INFORMATION Al. Name 22 CHUBBUCK ASSOCIATES, LLC A2. Mailing Address City Draper State Utah Zip Code 84020 A3. Phone Number (including area code) A4. Email Address (385) 247-1075 cmiller@cjmdev.com AS. Is Appiicant the Owner of Record? ❑ Yes [✓ No; If -No", an Affidavit of Legal interest must be completed and submitted under Section E, below SECTION B — OWNER INFORMATION (IF DIFFERENT THAN SECTION A) B1. Name CMHP CHUBBUCK DEVELOPMENT, LLC B2. Mailing Address Attn: Chris Miller, 428 West 12300 South, S City Draper state Utah 63. Phone Number (including area code) gq, (385) 247-1075 Zip Code 84020 Email Address cmiller@cjmdev.com SECTION C—SITE INFORMATION Cl. Site Address (or location if no Address) City Zip C2. Subdivision Name, Lot, Block, Div. No. (or Parcel No.) KnudsenBlvdHawthornef Chubbuck 83202 RPRCYC2000102 (AG parcel going tl- SECTION D — PLANNING INFORMATION Dl. Project Name D2. Project Size in Acres Knudsen Apartments 8 D3. Current Land Use(s) and Structures: Agriculture, with conditional approval to rezone as commercial (C2) L CHUBBUCK Inaflu PO Box 5604 — 290 E Linden Avenue CONDITIONAL USE PERMIT Chubbuck,ID 83202 208.237.2430 — Fax 208.237.2409 (CUP) APPLICATION www.CityofChubbuck.us Effective Date June 2021 PAGE 2 4F 4 bS. Project request and detailed summary {attach additional sheet if necessary): Please refer to "D5. Knudsen Apartments Executive Summary 1.11.2022" attachment for project summary. SECTION E —SUBMITTAL REQUIREMENTS AND ATTACHMENTS I E1. Application Fees: $ 340.00 CUP Fee +$75-00 Notice Fee ($1.50 x 50 required noticed — get # from staff) = $ 415.00 Total E2. Affidavit of Legal Interest: To be signed by the property owner(s) if the application will be represented by someone other than the property owner E3. Warranty deed(s) showing ownership for all properties included in amendment request I E4. Proposed site plan and drawings showing: • Property boundaries • Existing and proposed buildings • Proposed buildings/uses • Proposed parking stalls and drive aisles • Sidewalks and pathways E5. Floor Plan E6. Copy of Design Review Committee minutes (if Committee approval is required) showing technical requirements of project and conditions of approval, and explanation of how the project design has resolved any issues. E7. Copies of any special studies or other information required by City Staff I E8, Explanation of how the use meets the Standards for Approving a CUP (use additional sheet if necessary): 1. How will the proposed use comply with all applicable provisions of city code, unless modified through the CUP process? The proposed 4-plex design of this multifamily housing project exceeds the R-4 standards allowed for this building type. The rezoning application to C-2 has been conditionally approved and the proposal/design far exceeds the minimum 0` setbacks and other minimal design standards. This project will be providing larger setbacks and more landscaping than is required in the C-2. CHUBBUCK I I R K 0 Po Box 5604 — 290 E Linden Avenue Chubbuck,ID 83202 208.237.2430 — Fax 208.237.2409 www.CityofCh ubbuck. us CONDITIONAL USE PERMIT (CUP) APPLICATION Effective Date June 2021 PAGE 3 OF 4 2. How is the proposed use in conformance with the goals, objectives, and policies of the adopted Comprehensive Plan? We feel this project aligns with many of the goals and policies of the comprehensive plan, This project, which is higher density than most in Chubbuck, should help lessen the effects of urban sprawl, protecting valuable farm land as a compact development. The proposed density aligns with the existing infrastructure, police, fire and other services without creating undue burdens. This project will be owned/managed by a single entity to ensure it remains clean, maintained and safe. 3. How is the use compatible with other existing or permitted uses in the general vicinity? Have changes been made to the proposal to enhance compatibility? East of the project site is a C-2 zoned, 2 -acre, multi family property of similar design which is currently under construction. Larger setbacks, architectural notes, and additional landscaping are all designed to not only enhance compatibility but also be more harmonious with the immediately surrounding properties. 4. How is the proposed use harmonious in scale, mass, coverage, density, and intensity with all adjacent permitted land uses? Though different than the properties to the north and west, this project's scale, mass, and other elements of this project accentuate its surroundings. Our proposal provides larger setbacks and landscaping than what is required by the C-2 and will act as a buffer between properties. 5. Are there any elements of the proposed use which could create undue burdens on transportation, police, fire, EMS protection, water/sewer, schools, or other public agencies or facilities in the vicinity? If so, how are the impacts being mitigated? It is anticipated there are no elements which would create undue burdens. Utilities and transportation are already provided to this site. Police, Fire and EMS should be able to monitor this site without undue burden. _ZikkL CHUBBUCK I I] R 11 0 PO Box 5604 — 290 E Linden Avenue CONDITIONAL USE PERMIT Chubbuck,ID 83202 208.237.2430 — Fax 208.237.2409 (CUP) APPLICATION www.Cityofchubbuck.us Effective Date June 2021 PAGE 4 OF 4 6. Are there any elements of the proposed use which could adversely affect other properties or the environment in the vicinity? If so, how are the impacts being mitigated? It is anticipated there are no elements which could adversely affect other properties or the environment in the vicinity. SECTION F- CERTIFICATION • I, the undersigned, hereby certify that the information herein and attached hereto is true and correct to the best of my knowledge. • 1 am aware that if this application is not complete, the review process will not continue until it is so deemed by the City upon further submission of materials. • 1 hereby authorize the filing of this application and grant approval of on-site review of the development described herein. • I certify that I am authorized to file this application. • Prior to the hearings, a public notice sign will be posted on the property in I or more locations as required by city and state law. I certify that I will ensure that the signs remain where placed and will remain upright and in their original condition until removed by city staff and that failure to do so may result in a delay in process/hearing and may result in additional fees for rescheduled public hearings. F1. Signature F2. Printed Name F3. Date 1/11/2022 I STOP: SECTION G -FOR STAFF USE ONLY I 131. COMPLETENESS REVIEW. Reviewed by: Date' G2. SCHEDULED FOR LDDC ](_heduled Meetcng Date Deemed complete? []Yes ❑ No If no, list concernls): Applicant Notified? OYes Do Comments. Applicant Contacted? 11Yes 11No Knudsen Apartments EXECUTIVE SUMMARY CJM Development Group and Hensel Phelps Development plan to build 192 LIHTC units on 8 acres in Chubbuck, ID. The site is located at TR LOT 1 TAX 2 11.45 AC BLOCK YELLOWSTONE COMMONS DIV 2 at the intersection of Hawthorne Rd and Knudsen Blvd. a The site of the proposed project is approximately 5 miles from Pocatello, ID and is part of Bannock County. The project will be slightly west of 1-15 and is centrally located among Chubbuck's main shopping and restaurants. The project will be located close to The Home Depot, Smith's Grocery, Walmart, AMC Theatres, etc and will have easy access to the main highway and freeway systems within the area. The main project characteristics are as follows: • 192 apartments to include a total of 96 two-bedroom one bath tax credit units and 96 three- bedroom two bath tax credit units. The project will be 100% affordable. • The rent for the tax credit units will be at 60% AMI. Income limits will also be at 60% AMI • The project will have a full amenity package including a community center with exercise facilities. The property will offer surface parking, a community pool, playground and a large outdoor area for the residents to enjoy. • The project will be a garden style, walk-up property with six, 4 -story buildings. There will be 32 units in each Building, and a stand-alone clubhouse/community center with a pool for the residents. • Section 8 housing will also be accepted at the property. The market conditions for this project are as follows: • Demographics of Chubbuck, ID (the primary market area) and economic conditions of this area are very favorable for this tax credit project. The rental properties we surveyed in the area are all 100% occupied. The rental market is extremely tight and in need of additional rental units. We surveyed over 850 units in the area and found the market supports 60% AMI rents and income limits. The city of Chubbuck is also supportive of the project. • Chubbuck, ID has a population of 16,107 and is a part of Bannock County with a population of 88,942. Bannock County has an average population growth of close to 1.3% per year. • The project will be located close to the hub of Chubbuck, ID with retail shops, restaurants and major grocery and warehouse stores with easy freeway and highway access. Chubbuck is located approximately 5 miles from Pocatello, ID. • Major employers within in the area are Idaho National Laboratory (4,162 employees), Federal Bureau of Investigation (1,200 employees), Amy's Kitchen (1,000 employees), Idaho State University (2,200 employees), Portneuf Medical Center (2,200 employees), Allstate (600 employees), On Semiconductor (1,100 employees), in addition to many local retailers, grocery stores and restaurants. With the high demand in the rental market and steady growth in the area, the market is in great need for rental housing and in particular affordable housing as there is currently little affordable inventory to choose from in Chubbuck, ID. This project will provide state of the art affordable housing to the area and will help meet the needs of the residents who are looking for more affordable, living options. We look forward to the development of this project, which will bring improved apartment living to the area. • Know what's below. Call before you dig. CALL BLUESTAKES @ 811 AT LEAST 48 HOURS PRIOR TO THE COMMENCEMENT OF ANY CONSTRUCTION. BENCHMARK STREET MONUMENT AT THE INTERSECTION OF KNUDSEN BLVD. AND HAWTHORNE ROAD ELEV = 4448.98' RAL NOTES SITE SUMMARY TABLE DESCRIPTION AREA (SF) PERCENTAGE PAVEMENT 155,794 45% ROOF 70,606 20% LANDSCAPING 122,080 35% TOTAL SITE 348,480 8.0 ACRES 100% BUILDING UNIT TABLE 3 BEDROOM UNITS PER BLDG 16 2 BEDROOM UNITS PER BLDG 16 TOTAL BUILDINGS 6 TOTAL STALLS 192 PARKING DATA TABLE STANDARD STALLS 346 COVERED STALLS 0 ADA - ACCESSIBLE STALLS 7 TOTAL STALLS 346 FIRE TRUCK ACCESSABLE ACCESSIBLE ROUTE Inc HORIZONTAL GRAPHIC SCALE 30 0 15 30 60 ( IN FEET) HORZ: 1 inch = 30 ft. WORK TO COMPLY WITH CHUBBUCK CITY STANDARDS AND SPECIFICATIONS. IMPROVEMENTS MUST COMPLY WITH ADA STANDARDS AND RECOMMENDATIONS. E LANDSCAPE/ARCHITECTURAL PLANS FOR CONCRETE MATERIAL, COLOR, FINISH, AND SCORE PATTERNS ROUGHOUT SITE. _ PAVEMENT MARKINGS SHALL CONFORM TO THE LATEST EDITION OF THE M.U.T.C.D. (MANUAL ON UNIFORM AFFIC CONTROL DEVICES). _ SURFACE IMPROVEMENTS DISTURBED BY CONSTRUCTION SHALL BE RESTORED OR REPLACED, :LUDING TREES AND DECORATIVE SHRUBS, SOD, FENCES, WALLS AND STRUCTURES, WHETHER OR NOT EY ARE SPECIFICALLY SHOWN ON THE CONTRACT DOCUMENTS. TIFY ENGINEER OF ANY DISCREPANCIES IN DESIGN OR STAKING BEFORE PLACING CONCRETE OR ASPHALT. E CONTRACTOR IS TO PROTECT AND PRESERVE ALL EXISTING IMPROVEMENTS, UTILITIES, AND SIGNS, ETC. LESS OTHERWISE NOTED ON THESE PLANS. E OF WORK: E, INSTALL AND/OR CONSTRUCT THE FOLLOWING PER THE SPECIFICATIONS GIVEN OR REFERENCED, THE NOTED, AND/OR AS SHOWN ON THE CONSTRUCTION DRAWINGS: ,SPHALT PAVEMENT PER GEOTECHNICAL REPORT. "THICK CONCRETE SIDEWALK PER ISPWC STANDARD PLAN. 4" STANDARD CURB AND GUTTER. ENCE. SEE ARCHITECTURAL PLANS FOR ADDITIONAL INFORMATION. " WIDE SOLID WHITE PAVEMENT MARKING PER M.U.T.C.D. STANDARD PLANS. STOP" SIGN PER M.U.T.C.D. STANDARD PLANS. LAY AREA. SEE ARCHITECTURAL PLANS FOR DETAILS. OVERED PARKING AREA. SEE ARCHITECTURAL PLANS FOR DETAILS. 4" REVERSE PAN CURB AND GUTTER. RANSITION BETWEEN STANDARD CURB AND GUTTER AND REVERSE PAN CURB AND GUTTER. 'CONCRETE WATERWAY. SEE DETAIL X/C-XXX RASH ENCLOSURE PER ARCHITECTURAL PLANS WITH 6" THICK CONCRETE APRON WITH #4 REBAR @ 24" I.C. E.W. ON 6" GRAVEL BASE. ENSIGN THE STANDARD IN ENGINEERING SALT LAKE CITY 45 W. 10000 S., Suite 500 Sandy, UT 84070 Phone: 801.255.0529 LAYTON Phone: 801.547.1100 TOOELE Phone: 435.843.3590 CEDAR CITY Phone: 435.865.1453 RICHFIELD Phone: 435.896.2983 WWW.ENSIGNENG.COM FOR: HOLMES HOMES 126 SEGO LILY DRIVE SANDY, UTAH 84070 CONTACT: MARK GARZA PHONE: 801-558-9966 Z W In W a O — > _ W a W J � Q DC o Q Z MS z Z U m W Cn _ _ Cn W Z C.) Q Z SITE PLAN PROJECT NUMBER PRINT DATE 10967 1/7/22 DRAWN BY CHECKED BY JWJ RWF PROJECT MANAGER RWF C-100 C. D C. C C301 C. � C. CLUBHOUSE ROOF RIDGE - - - - - - - - - - - - -�- - - - - - - - - - - - - - - -�- - - - - - - - - - -�- - - - - - - - - - -�- - - - - - -�- - - - - - - - - 122'- 4 1/2" V 12 7.0812 4� �41 i 9.17 7.10 ---------------- D s 04 C3 C o b D D E50 9.13 - 9co .216.` ------------------------ 9.13 io � IN D1 CLUBHOUSE - NORTH ELEVATION AC201 i 1/8" = 1'-0" C. C. B C1 C301 I I -------------------------------- - -------- - - ---------------- 4'- 0" - - - - - - - 4'-0" 5'-0" 12 4 �J LJ • II,. 61111 Ifi�llr .■ ��■�Ew 7.10> GROUND LEVEL 1001-01, C. C C. D CLUBHOUSE ROOF RIDGE _� 12 - - - - 122' - 41/2 ® 4 7.08 9.18 9.17 N iv .1 9 6 5.02 I o_ 'o. I 4- k _ C 5.0 4 Lhp' I` I ip - I I' I 00 - ',f I 9.12 co 117 co 9.13 9.13 N 9.21 c1 CLUBHOUSE - SOUTH ELEVATION AC201 % 1/8" = 1'-0" CA C.3 12 4 2'-5" 1' T.O. PARAPET 113 0 G_R_OU_N_D_------ 100' - 0" Al C.2 C.1 C301 CLUBHOUSE ROOF RI DGE� - - - � - 12 - -�- - - - - - - - - - - - - - - - - - - - - - - - - - 122'- 4 1/2.I 7.08 7B, CLUBHOUSE - EAST ELEVATION AC201 % 1/8" = 1'-0" C.1 ------------------------ -- - - - - 0 0 Al CLUBHOUSE - WEST ELEVATION AC201 % 1/8" = 1'-0" 1 C.2 Al C301 12 4 2 C.3 L 12 T.O. PARAPET --------------------------------------------- 113' - 0" - - - GROUND LEVEL 100'-0" C.4 _ -----------CLUBHOUSE ROO_FRIDGE --- -122' - 4 1/2" �1�- T. O. PARAPET 113- 0" 3 GROUND_ LEVEL 1001-01, 0' 2' 4' 8' 16' 32' n GENERAL NOTES A. CONTRACTOR SHALL VERIFY ALL CONDITIONS AND DOCUMENTS PRIOR TO BEGINNING WORK CONTACT ARCHITECT WITH ANY CONFLICTS OR INCONSISTENCIES. B. MAIN FINISH FLOOR ELEVATION IS 100'-0" C. PROVIDE VINYL CONTROL JOINTS IN ALL EXTERIOR STUCCO FINISHES. THE TOTAL STUCCO FINISH AREA SHALL NOT EXCEED 144 S.F. OR AS PER MANUFACTURERS WRITTEN INSTRUCTIONS. COORDINATE FINAL LOCATIONS NOT SHOWN IN THE DRAWINGS WITH THE ARCHITECT ON SITE. KEYNOTES 5.02 STEEL AWNING. 5.04 METAL FASCIA. 7.01 ROOF GUTTER 7.08 CONCRETE ROOF TILES. 7.10 METAL DOWNSPOUT. 9.12 STONE VENEER. SEE WALL TYPE E4 ON G1007 9.13 STUCCO, SEE WALL MATERIAL LEGEND FOR COLOR DESCRIPTION. 9.16 DECORATIVE STUCCO POP OUT, PROFILE PF -2, SEE WALL MATERIAL LEGEND FOR COLOR DESCRIPTION. 9.17 DECORATIVE STUCCO POP OUT, PROFILE PF -3, SEE WALL MATERIAL LEGEND FOR COLOR DESCRIPTION. 9.18 DECORATIVE STUCCO POP OUT, PROFILE PF -4, SEE WALL MATERIAL LEGEND FOR COLOR DESCRIPTION. 9.19 DECORATIVE STUCCO POP OUT, PROFILE PF -5, SEE WALL MATERIAL LEGEND FOR COLOR DESCRIPTION. 9.21 STUCCO CONTROL JOINT. 9.23 ADDRESS SIGN, COMPLYING WITH IFC 505.1. 16.03 EXTERIOR LIGHT FIXTURE. SEE FINISH AND FIXTURE SCHEDULES ON AE605. STUCCO COLOR 1 STUCCO COLOR 2 STUCCO COLOR 3 STUCCO ACCENT STONE VENEER WALL MATERIALS 5 ARCHITECTURE • PLANNING • INTERIORS 720 S RIVER ROAD, SUITED 2100-B ST. GEORGE, UT 84790 435.673.7362 www,crssa-us,com Ensign Engineering and Land Survey 45 E I Sady�Utah000 84070 9, Ste 500 THE STANDARD IN ENGINEERING www.ensignutah.com 2766 S. Main Street Salt Lake City, Utah 84115 801.355.5656 bhb@bh bengi neers.com BHB STRUCTURAL VAN BOERUM & FRANKASSOCIATES, INC. CONSULTING ENGINEERS WWW. VBFA.COM V B FA LOGAN, UT 84341 1 B 435.752-5081 T 393 East Riverside Drive BNASuite 202 St. George, Utah 84770 P:435.628.3670 CONSULTING F:435.628.3680 www. bnaconsulti ng. com SALT LAKE ST.GEORGE ©20'11 BNA CONSULTING KN U DS E N APARTMENTS CORNER OF KNUDSEN BLVD AND HAWTHORNE RD CHUBBUCK, IDAHO 83202 STAMP FOR REVIEW ONLY CLUBHOUSE ELEVATIONS AC201 ISSUE TYPE: DATE: 100% DD SET 2021-12-24 7777777 777� - 0 PROJECT NUMBER 21-065 DRAWN BY- TRM CHECKED BY: SG CLUBHOUSE ELEVATIONS AC201 91 L L I 0 GENERAL NOTES A. CONTRACTOR SHALL VERIFY ALL CONDITIONS AND DOCUMENTS PRIOR TO BEGINNING WORK CONTACT ARCHITECT WITH ANY CONFLICTS OR INCONSISTENCIES. B. MAIN FINISH FLOOR ELEVATION IS 100'-0" C. PROVIDE VINYL CONTROL JOINTS IN ALL EXTERIOR STUCCO FINISHES. THE TOTAL STUCCO FINISH AREA SHALL NOT EXCEED 144 S.F. OR AS PER MANUFACTURERS WRITTEN INSTRUCTIONS. COORDINATE FINAL LOCATIONS NOT SHOWN IN THE DRAWINGS WITH THE ARCHITECT ON SITE. --1 --------------------- 7.08 {1 VA WALL MATERIALS KEYNOTES 5.02 STEEL AWNING. 7.01 ROOF GUTTER STUCCO COLOR 1 7.08 CONCRETE ROOF TILES. 7.10 METAL DOWNSPOUT. STUCCO COLOR 2 7.11 ROLLED EDGE BEAD METAL ROOF CRICKET WITH ICE AND WATER SHIELD BENEATH. EXTEND METAL AND UNDERLAYMENT 24" UNDER ADJACENT CONCRETE TILE ROOFING. MATCH FASCIA COLOR. STUCCO COLOR 3 9.06 DECORATIVE STUCCO POP OUT, PROFILE PF -1, SEE WALL MATERIAL LEGEND FOR COLOR DESCRIPTION. 9.13 STUCCO, SEE WALL MATERIAL LEGEND FOR COLOR DESCRIPTION. STUCCO ACCENT 9.14 DECORATIVE STUCCO WINDOW SURROUND, SEE WALL MATERIAL LEGEND FOR COLOR DESCRIPTION. 9.16 DECORATIVE STUCCO POP OUT, PROFILE PF -2, SEE WALL MATERIAL LEGEND FOR COLOR DESCRIPTION. STONE VENEER 9.23 ADDRESS SIGN, COMPLYING WITH IFC 505.1. 16.02 EXTERIOR WALL SCONCE. SEE FINISH AND FIXTURE SCHEDULES ON AE605. 16.03 EXTERIOR LIGHT FIXTURE. SEE FINISH AND FIXTURE SCHEDULES ON AE605. F E D C i B A _J F ------------------------12--� — — 4 0 0 o 7.08 7.01 - ROOF RI DGE� 0 0 0m mm 0 0 0 � 1- 0 0' FOURTH LEVEL ELEVATION 1 TYP. B1 AE201 118" =1'-0" n ��n� A r-----I--12 ---------------------- TYP. --------------- 12'-3" 4 Y ELEVATION 3 B C2 V E301 Q 70r6olmu 0 ----------------------12_ ® 4i ROOF RIDGE 149'- 3 1/4" o- -------------"' ---- ROOF 139'- 5 1/2" y-1e 7 FOURTH LEVEL ��------------ 130'- 51/4" -_-------THIRD LEVEL 120'- 3 1/2" - SECOND LEVEL 110'- 1 3/4" FIRST LEVE 1001-0.1 0' 2' 4' 8' 16' 1 2 3 4 5 32' ARCHITECTURE • PLANNING • INTERIORS 720 S RIVER ROAD, SUITE D 2100-B ST. GEORGE, UT 84790 435.673.7362 - www.orssa-us.com Ensign Engineering and Land Survey 45 EI Sady�Utah000 84070 9South, Ste. 500 THE STANDAR4 IN ENGMEERING www.ensignutah.com 40 2766 S. Main Street Salt Lake City, Utah 84115 801.355.5656 bhb4bh bengi neers.com BHB STRUCTURAL V B FA 40 W.1250 N. 0. ST 1 B 435.752-5081 T VAN BOERUM BNASuite &FRANKAssocIATES, INC. CONSULTING ENGINEERS WWW. VBFA.COM CONSULTINGF: www. bnaconsuti ng.com V B FA 40 W.1250 N. 0. ST 1 B 435.752-5081 T KN U DS E N APARTMENTS CORNER OF KNUDSEN BLVD AND HAWTHORNE RD CHUBBUCK, IDAHO 83202 STAMP FOR REVIEW ONLY ISSUE TYPE: I DATE: 100% DD SET 2021-12-24 PROJECT NUMBER 21-065 DRAWN BY- TRM CHECKED BY: SG EXTERIOR ELEVATIONS AE201 393 East Riverside Drive 202 BNASuite St. George, Utah 84770 P:435.628.3670 CONSULTINGF: www. bnaconsuti ng.com SALT LAKE ST.GEORGE ©2011 BNA CONSULTING KN U DS E N APARTMENTS CORNER OF KNUDSEN BLVD AND HAWTHORNE RD CHUBBUCK, IDAHO 83202 STAMP FOR REVIEW ONLY ISSUE TYPE: I DATE: 100% DD SET 2021-12-24 PROJECT NUMBER 21-065 DRAWN BY- TRM CHECKED BY: SG EXTERIOR ELEVATIONS AE201 91 m I 0 1 Al AE901 C1 AE901 Front View Rear View 2 3 2 5 ARCHITECTURE • PLANNING • INTERIORS 720 S RIVER ROAD, SUITE D 2100-B ST. GEORGE, UT 84790 435.673.7862 • www.orssa-us.com Ensign Engineering and Land Survey 45 EI Sady�Utah000 84070 9South, Ste. 500 THE STANDAR4 IN ENGMEERING www.ensignutah.com 40 2766 S. Main Street Salt Lake City, Utah 84115 801.355.5656 bhb@bh bengi neers.com BHB STRUCTURAL VB FA LOGAN, UT 84341 1 B 435.752-5081 T VAN BOERUM BNASuite FR ANKASSS, INC. CONSULTING ENGINEERS C WWW. VBFA.COM CONSULTING www. bnaconulti www.bnaconsufting.com VB FA LOGAN, UT 84341 1 B 435.752-5081 T KNUDSEN APARTMENTS CORNER OF KNUDSEN BLVD AND HAWTHORNE RD CHUBBUCK, IDAHO 83202 STAMP FOR REVIEW ONLY ISSUE TYPE: I DATE: 100% DD SET 2021-12-24 PROJECT NUMBER 21-065 DRAWN BY: TRM CHECKED BY: SG PERSPECTIVE VIEWS AE901 393 East Riverside Drive 202 BNASuite St. George, Utah 84770 P:435.628.3670 F:43suftin 36so CONSULTING www. bnaconulti www.bnaconsufting.com SALT LAKE ST.GEORGE ©2011 BNA CONSULTING KNUDSEN APARTMENTS CORNER OF KNUDSEN BLVD AND HAWTHORNE RD CHUBBUCK, IDAHO 83202 STAMP FOR REVIEW ONLY ISSUE TYPE: I DATE: 100% DD SET 2021-12-24 PROJECT NUMBER 21-065 DRAWN BY: TRM CHECKED BY: SG PERSPECTIVE VIEWS AE901 Ic C 0 ■ U V/ ck w .v .v �I v. •u. I* I )P,�� � 0 1 d LAY D AREA PICKI. EBALL CO S w �s POOL • w i y Al CONCEPT PLANTING PLAN AND SCHEDULE LS 101 1 " = 40'-0" N 2 K PLANT SCHEDULE TREES CODE BOTANICAL NAME COMMON NAME SIZE QTY AX IACERTRUNCATUMXPLATANOIDES'WARRENRED'TM I PACIFIC SUNSET MAPLE 2" CAL. 124 0 GS GLEDITSIA TRIACANTHOS INERMIS 'SHADEMASTER' SHADEMASTER HONEY LOCUST 2" CAL. 19 GD GYMNOCLADUS DIOICA'ESPRESSO' KENTUCKY COFFEETREE 2" CAL. 38 MP MALUS IOENSIS'PRAIRIE ROSE' PRAIRIE ROSE CRABAPPLE 2" CAL. 8 TG TILIA CORDATA'GREENSPIRE' GREENSPIRE LITTLELEAF LINDEN 2" CAL. 9 0 ZV ZELKOVA SERRATA'VILLAGE GREEN' VILLAGE GREEN SAWLEAF ZELKOVA 2" CAL. 31 EVERGREEN CODE BOTANICAL NAME COMMON NAME SIZE QTY PD PICEA GLAUCA'DENSATA' BLACK HILLS WHITE SPRUCE 6' HT 12 GROUND COVERS CODE BOTANICAL NAME COMMON NAME SIZE QTY TL SHRUB BED --- 50,741 SF TS TURF SOD DROUGHT TOLERANT FESCUE BLEND --- 31,765 SF • V/ ck w .v .v �I v. •u. I* I )P,�� � 0 1 d LAY D AREA PICKI. EBALL CO S w �s POOL • w i y Al CONCEPT PLANTING PLAN AND SCHEDULE LS 101 1 " = 40'-0" N 2 K PLANT SCHEDULE TREES CODE BOTANICAL NAME COMMON NAME SIZE QTY AX IACERTRUNCATUMXPLATANOIDES'WARRENRED'TM I PACIFIC SUNSET MAPLE 2" CAL. 124 0 GS GLEDITSIA TRIACANTHOS INERMIS 'SHADEMASTER' SHADEMASTER HONEY LOCUST 2" CAL. 19 GD GYMNOCLADUS DIOICA'ESPRESSO' KENTUCKY COFFEETREE 2" CAL. 38 MP MALUS IOENSIS'PRAIRIE ROSE' PRAIRIE ROSE CRABAPPLE 2" CAL. 8 TG TILIA CORDATA'GREENSPIRE' GREENSPIRE LITTLELEAF LINDEN 2" CAL. 9 0 ZV ZELKOVA SERRATA'VILLAGE GREEN' VILLAGE GREEN SAWLEAF ZELKOVA 2" CAL. 31 EVERGREEN CODE BOTANICAL NAME COMMON NAME SIZE QTY PD PICEA GLAUCA'DENSATA' BLACK HILLS WHITE SPRUCE 6' HT 12 GROUND COVERS CODE BOTANICAL NAME COMMON NAME SIZE QTY TL SHRUB BED --- 50,741 SF TS TURF SOD DROUGHT TOLERANT FESCUE BLEND --- 31,765 SF n 6i ARCHITECTURE • PLANNING • INTERIORS 720 S RIVER ROAD, SUITED 2100-B ST. GEORGE, UT 84790 435.673.7362 - www.crsa-us.com 40 2766 S. Main Street Salt Lake City, Utah 84115 801.355.5656 bhb@bhbengineers.com BHB STRUCTURAL VAN BOERUM & FRANK ASSOCIATES, INC. CONSULTING ENGINEERS WWW.VBFA.COM V 40W. 12 0 N. STE.1 B 435.752-5081 T LOG341 393 East Riverside Drive BNASuite 202 St. George, Utah 84770 P:435.628.3670 F:435.628.3680 CONSULTING www.bnaconsulting.com SALT LAKE ST.GEORGE © 2011 BNA CONSULTING CHUBBUCK MULTI -HOUSING APARTMENTS CHUBBUCK, IDAHO 83202 STAMP ��o�PNp S CA PFq��� �? JOHN KELLY GILLMAN LA -16702 sT"TE OF 10p� ISSUE TYPE: I DATE: PRELIMARY SET 12021 -XX -XX PROJECT NUMBER: 21-065 DRAWN BY: MF CHECKED BY: KG CONCEPT PLANTING PLAN AND SCHEDULE LS1 01 91 m I 9 13'-0" C1 MONUMENT SIGN PLAN AS003 1/2" =1'-0° MONUMENT SIGN SIDE ELEVATION AS003 1/2" =1'-0° Al MONUMENT SIGN FRONT ELEVATION A4 MONUMENT SIGN ISOMETRIC VIEW AS003 1/2" =1'-0" AS003 1 2 3 4 5 ARCHITECTURE • PLANNING • INTERIORS 720 S RIVER ROAD, SUITE D 2100-B ST. GEORGE, UT 84790 435.673.7362 • www.orssa-us.com 40 2766 S. Main Street Salt Lake City, Utah 84115 801.355.5656 bhb@bh bengi neers.com BHB STRUCTURAL VAN BOERUM ANKASSS, INC. C FR CONSULTING ENGINEERS WWW.VBFA.COM OGAN, UT 84341 1 B 435.752-5081 T V B FA 393 East Riverside Drive BNASuite 202 St. George, Utah 84770 P:435.628.3670 CONSULTING F:435.628.3680 www. bnaconsulti uffin ng. com SALT LAKE ST.GEORGE ©2011 BNA CONSULTING KN U DS E N APARTMENTS CHUBBUCK, IDAHO 83202 STAMP ISSUE TYPE: I DATE: PRELIMARY SET 2021 -XX -XX PROJECT NUMBER 21-065 DRAWN BY: TRM CHECKED BY: SG MONUMENT SIGN DETAILS AS003 22 Chubbuck Associates CUP Exhibit 4: Current Zoning Map 22 ChubbuckAssociotes CUP Exhibit 5a: Comprehensive Plan Future Land Use Map 22 Chubbuck Associates CUP POLICY No policy was included in the Comprehensive Plan for this objective; however the City promotes efficiency and safety on collector and arterial roads by following approved design standards and access management guidelines COMMENT The site will be accessed by Knudsen Blvd, which currently is not used to its capacity. 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 The is an infill site. The PRT bus route serving Chubbuck passes within �V2 mile of the project site in two locations. OBJECTIVE 5.1.5 Encourage bicycle and pedestrian systems that support transit and provide an alternative means to access commercial centers, neighborhood employment centers, and public services such as schools and parks POLICY a. Continue to implement standards for sidewalks to be constructed at the time of subdivision development COMMENT The project provides internal sidewalks, and sidewalks are already in place on Knudsen Blvd. OBJECTIVE 5.1.7 Provide a connected network of pedestrian -friendly streets and pathways POLICY f. Provide pedestrian and vehicular connections between adjoining developments for new commercial, industrial, and institutional development, where possible COMMENT There is no planned connection across the Redman Canal to the north. Sidewalks on Knudsen will connect the site to the larger pedestrian system. POLICY g. Provide sidewalks along both sides of all public streets COMMENT Sidewalks are in place on Knudsen Blvd. *STRATEGY a. Use streets, pedestrian ways, and connectivity development standards to ensure that streets and pedestrian ways are well connected and provide a safe environment for pedestrians COMMENT Sidewalks on Knudsen will connect the site to the larger pedestrian system. Along Knudsen there is a landscaped swale between the sidewalk and curb. CHAPTER 6: COMMUNITY DESIGN GOAL 6.2 ENCOURAGE NEW DEVELOPMENT THAT IS COMPATIBLE WITH EXISTING BUILDINGS AND NEIGHBORHOODS, AND PROMOTE AND PRESERVE THE QUALITY OF RESIDENTIAL NEIGHBORHOODS OBJECTIVE 6.2.1 Use design guidelines, standards, and incentives to ensure that new infill and redevelopment are compatible with established development POLICY c. Encourage the development of well -landscaped parking lots and buffer strips on major corridors COMMENT A buffer strip exists along Knudsen Blvd. The site will be developed with landscaped islands in the parking areas. GOAL 6.3 IN NEW NEIGHBORHOODS, PROVIDE A BETTER MIX OF RESIDENTIAL AND COMMERCIAL LAND USES AND A MORE WALKABLE COMMUNITY 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: • Connect streets with other streets to provide a network • Use distinct edges or boundaries to define the neighborhood • Include sidewalks that are safe, convenient, and interesting • Incorporate parks and institutions into neighborhoods • Provide a mix of housing choices and types /641-o'e\ CHUBBUCK 1 0 R H 0 190 E Linden Avenue, Chubbuck, ID 83202 208.237.2430 — Fax 208.237.2409 www.CityofChubbuck.us 22 Chubbuck Associates CUP 1940t_\ CHUBBUCK 1 0 R H 0 190 E Linden Avenue, Chubbuck, ID 83202 208.237.2430 — Fax 208.237.2409 www.CityofChubbuck.us • Design neighborhoods to accommodate bus transit COMMENT This site does not yet fulfill this policy. The surrounding properties offer a clean slate to developed as a complete walkable community. POLICY b. Assure that future developments results in the establishment of recognizable neighborhoods, communities, and districts COMMENT It is anticipated that the area along Knudsen Blvd will develop as a unique neighborhood. CHAPTER 7: GOVERNMENT SERVICES GOAL 7.2 PROTECT LIFE AND PROPERTY IN CHUBBUCK BY PROVIDING FIRE, RESCUE, AND EMERGENCY MEDICAL SERVICES OBJECTIVE 7.2.2 Monitor population growth patterns in consideration of the need for building additional fire stations in Chubbuck POLICY a. Discourage development outside the USB COMMENT The site is within the USB. GOAL 7.5. MANAGE STORMWATER RUN-OFF TO REDUCE SOIL EROSION AND FLOODING OBJECTIVE 7.5.1 Develop and keep up-to-date, a cost-effective and environmentally sensitive stormwater facility master plan POLICY a. Encourage new development to retain stormwater runoff on-site COMMENT The project is designed to retain storm water on-site. GOAL 7.6 WORK WITH THE CITY OF POCATELLO TO PLAN AND DEVELOP EFFECTIVE PUBLIC WATER AND SANITARY SEWER SERVICES OBJECTIVE 7.6.3 Support efforts to service existing vacant land within the City before extending water and sewer services to development lands outside City limits POLICY d. Public water and sanitary sewer services shall be required for all new urban development within the urban service boundary COMMENT Water and sewer services are stubbed into the site. OBJECTIVE 7.6.4 Within the USB, continue to provide central water and sanitary sewer service to as many residents as possible *COMMENT The project will bring 192 new housing units into an area already served by water and sewer. GOAL 7.7 IDENTIFY FINANCIAL STRATEGIES TO DELIVER COMMUNITY SERVICES AND TO DEVELOP PUBLIC BUILDINGS AND UTILITY SYSTEMS OBJECTIVE 7.7.1 Manage the cost of providing public services to the community POLICY a. Encourage compact development in order to reduce the cost of providing public services COMMENT The project is designed at a high enough density that it creates a more efficient delivery of services. 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 COMMENT The project is designed with recreation facilities on site. 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 POLICY b. Require the consideration of transit access in subdivision review 1940t_\ CHUBBUCK 1 0 R H 0 190 E Linden Avenue, Chubbuck, ID 83202 208.237.2430 — Fax 208.237.2409 www.CityofChubbuck.us 22 Chubbuck Associates CUP COMMENT There are 2 bus stop locations within V2 mile of the site. POLICY c. Require the inclusion of bicycle and pedestrian systems during subdivision review and development to support alternative modes of transportation COMMENT Internal sidewalks and crossings are provided. The site is connected to/served by Knudsen which has sidewalks and bicycle lanes on both sides of the roadway. POLICY d. Provide a mix of land uses, a more -connected street network, and alternative modes of transportation, including buses and shuttles COMMENT The project will add a new land use to the area, and there are 2 existing bus stop locations within V2 mile of the site. GOAL 9.5 PRESERVE FARMLAND WITHIN THE REGION OBJECTIVE 9.5.1 Preserve prime farmland for productive agricultural use for as long as is practical POLICY f. Within agricultural zoning districts, limit residential densities to an average of no more than one dwelling per 40 acres. For new rural development in agricultural districts, use lot -size averaging to cluster homes on small lots while maintaining large parcels for agricultural use COMMENT Until 2021 the site has been farmed, but it is an infill parcel. Development here is more desirable than consuming prime farmland beyond the city limits. 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 There are many 4-plexes in the city but not apartments, this project will provide more choices. 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 There is no question that this project is quite different than the adjacent single-family homes. To help mitigate issues the developer has designed the site to not have access through the adjacent single-family neighborhood. It also includes deeper setbacks and landscaping than are required in the C-2 zone. OBJECTIVE 10.1.3 Encourage the development of affordable housing POLICY d. Encourage residential infill and redevelopment in target areas COMMENT The developer has indicated that all the units will be affordable. 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 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 The project fulfills this policy except for an adjacent park. The project will instead be built with a clubhouse, pool, and recreation area along Knudsen. CHAPTER 13: SCHOOL LOCATION AND TRANSPORTATION GOAL 13.1 DELIVER OUR CHILDREN SAFELY TO SCHOOL 194�0t\ CHUBBUCK 1 0 R H 0 190 E Linden Avenue, Chubbuck, ID 83202 208.237.2430 — Fax 208.237.2409 www.CityofChubbuck.us 22 Chubbuck Associates CUP Exhibit 5b: Comprehensive Plan Policies Relevant to the Application COMPREHENSIVE PLAN CHAPTER 4: LAND USE GOAL 4.1 DIRECT URBAN GROWTH TO URBAN INF. - 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. 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 The project is surrounded by developed land and can be considered as infill. OBJECTIVE 4.1.3 Make investment in infill and redevelopment more attractive than sprawl POLICY a. Permit increased residential densities in areas where infill and redevelopment are targeted COMMENT The project can be considered infill as the project area is surrounded by developed land. Approval of the project would also permit increased residential densities in infill sites. 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 The map designates the area as Commercial, a category intended for C-1 and C-2 zoning. Apartments are conditionally permitted in both Commercial zones. 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 To help mitigate issues, the site will not have access through the adjacent single-family neighborhood. It also includes deeper setbacks and landscaping than are required in code. POLICY f. Encourage residential infill in suitable locations COMMENT This is a residential project at a site that can be considered infill. POLICY g. Ensure an adequate supply of commercial land sensitive to market trends COMMENT This project does consume some land designated as Commercial, but current market trends have reduced commercial demand in the area over residential uses. 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 The CUP process and site design will help mitigate differences of intensity between land uses. POLICY b. Locate mixed-use areas along Yellowstone Avenue and in new neighborhood centers COMMENT Neighboring parcels have the ability to develop with this site as a new mixed use center. CHAPTER 5: TRANSPORTATION GOAL 5.1 PROVIDE FOR SAFE AND FREE-FLOWING TRAFFIC FOR ALL MODES OF TRANSPORTATION OBJECTIVE 5.1.1 Increase the efficiency of functional class roads 1940t_\ CHUBBUCK 1 0 R H 0 190 E Linden Avenue, Chubbuck, ID 83202 208.237.2430 — Fax 208.237.2409 www.CityofChubbuck.us 22 Chubbuck Associates CUP POLICY No policy was included in the Comprehensive Plan for this objective; however the City promotes efficiency and safety on collector and arterial roads by following approved design standards and access management guidelines COMMENT The site will be accessed by Knudsen Blvd, which currently is not used to its capacity. 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 The is an infill site. The PRT bus route serving Chubbuck passes within �V2 mile of the project site in two locations. OBJECTIVE 5.1.5 Encourage bicycle and pedestrian systems that support transit and provide an alternative means to access commercial centers, neighborhood employment centers, and public services such as schools and parks POLICY a. Continue to implement standards for sidewalks to be constructed at the time of subdivision development COMMENT The project provides internal sidewalks, and sidewalks are already in place on Knudsen Blvd. OBJECTIVE 5.1.7 Provide a connected network of pedestrian -friendly streets and pathways POLICY f. Provide pedestrian and vehicular connections between adjoining developments for new commercial, industrial, and institutional development, where possible COMMENT There is no planned connection across the Redman Canal to the north. Sidewalks on Knudsen will connect the site to the larger pedestrian system. POLICY g. Provide sidewalks along both sides of all public streets COMMENT Sidewalks are in place on Knudsen Blvd. *STRATEGY a. Use streets, pedestrian ways, and connectivity development standards to ensure that streets and pedestrian ways are well connected and provide a safe environment for pedestrians COMMENT Sidewalks on Knudsen will connect the site to the larger pedestrian system. Along Knudsen there is a landscaped swale between the sidewalk and curb. CHAPTER 6: COMMUNITY DESIGN GOAL 6.2 ENCOURAGE NEW DEVELOPMENT THAT IS COMPATIBLE WITH EXISTING BUILDINGS AND NEIGHBORHOODS, AND PROMOTE AND PRESERVE THE QUALITY OF RESIDENTIAL NEIGHBORHOODS OBJECTIVE 6.2.1 Use design guidelines, standards, and incentives to ensure that new infill and redevelopment are compatible with established development POLICY c. Encourage the development of well -landscaped parking lots and buffer strips on major corridors COMMENT A buffer strip exists along Knudsen Blvd. The site will be developed with landscaped islands in the parking areas. GOAL 6.3 IN NEW NEIGHBORHOODS, PROVIDE A BETTER MIX OF RESIDENTIAL AND COMMERCIAL LAND USES AND A MORE WALKABLE COMMUNITY 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: • Connect streets with other streets to provide a network • Use distinct edges or boundaries to define the neighborhood • Include sidewalks that are safe, convenient, and interesting • Incorporate parks and institutions into neighborhoods • Provide a mix of housing choices and types /641-o'e\ CHUBBUCK 1 0 R H 0 190 E Linden Avenue, Chubbuck, ID 83202 208.237.2430 — Fax 208.237.2409 www.CityofChubbuck.us 22 Chubbuck Associates CUP 1940t_\ CHUBBUCK 1 0 R H 0 190 E Linden Avenue, Chubbuck, ID 83202 208.237.2430 — Fax 208.237.2409 www.CityofChubbuck.us • Design neighborhoods to accommodate bus transit COMMENT This site does not yet fulfill this policy. The surrounding properties offer a clean slate to developed as a complete walkable community. POLICY b. Assure that future developments results in the establishment of recognizable neighborhoods, communities, and districts COMMENT It is anticipated that the area along Knudsen Blvd will develop as a unique neighborhood. CHAPTER 7: GOVERNMENT SERVICES GOAL 7.2 PROTECT LIFE AND PROPERTY IN CHUBBUCK BY PROVIDING FIRE, RESCUE, AND EMERGENCY MEDICAL SERVICES OBJECTIVE 7.2.2 Monitor population growth patterns in consideration of the need for building additional fire stations in Chubbuck POLICY a. Discourage development outside the USB COMMENT The site is within the USB. GOAL 7.5. MANAGE STORMWATER RUN-OFF TO REDUCE SOIL EROSION AND FLOODING OBJECTIVE 7.5.1 Develop and keep up-to-date, a cost-effective and environmentally sensitive stormwater facility master plan POLICY a. Encourage new development to retain stormwater runoff on-site COMMENT The project is designed to retain storm water on-site. GOAL 7.6 WORK WITH THE CITY OF POCATELLO TO PLAN AND DEVELOP EFFECTIVE PUBLIC WATER AND SANITARY SEWER SERVICES OBJECTIVE 7.6.3 Support efforts to service existing vacant land within the City before extending water and sewer services to development lands outside City limits POLICY d. Public water and sanitary sewer services shall be required for all new urban development within the urban service boundary COMMENT Water and sewer services are stubbed into the site. OBJECTIVE 7.6.4 Within the USB, continue to provide central water and sanitary sewer service to as many residents as possible *COMMENT The project will bring 192 new housing units into an area already served by water and sewer. GOAL 7.7 IDENTIFY FINANCIAL STRATEGIES TO DELIVER COMMUNITY SERVICES AND TO DEVELOP PUBLIC BUILDINGS AND UTILITY SYSTEMS OBJECTIVE 7.7.1 Manage the cost of providing public services to the community POLICY a. Encourage compact development in order to reduce the cost of providing public services COMMENT The project is designed at a high enough density that it creates a more efficient delivery of services. 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 COMMENT The project is designed with recreation facilities on site. 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 POLICY b. Require the consideration of transit access in subdivision review 1940t_\ CHUBBUCK 1 0 R H 0 190 E Linden Avenue, Chubbuck, ID 83202 208.237.2430 — Fax 208.237.2409 www.CityofChubbuck.us 22 Chubbuck Associates CUP COMMENT There are 2 bus stop locations within V2 mile of the site. POLICY c. Require the inclusion of bicycle and pedestrian systems during subdivision review and development to support alternative modes of transportation COMMENT Internal sidewalks and crossings are provided. The site is connected to/served by Knudsen which has sidewalks and bicycle lanes on both sides of the roadway. POLICY d. Provide a mix of land uses, a more -connected street network, and alternative modes of transportation, including buses and shuttles COMMENT The project will add a new land use to the area, and there are 2 existing bus stop locations within V2 mile of the site. GOAL 9.5 PRESERVE FARMLAND WITHIN THE REGION OBJECTIVE 9.5.1 Preserve prime farmland for productive agricultural use for as long as is practical POLICY f. Within agricultural zoning districts, limit residential densities to an average of no more than one dwelling per 40 acres. For new rural development in agricultural districts, use lot -size averaging to cluster homes on small lots while maintaining large parcels for agricultural use COMMENT Until 2021 the site has been farmed, but it is an infill parcel. Development here is more desirable than consuming prime farmland beyond the city limits. 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 There are many 4-plexes in the city but not apartments, this project will provide more choices. 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 There is no question that this project is quite different than the adjacent single-family homes. To help mitigate issues the developer has designed the site to not have access through the adjacent single-family neighborhood. It also includes deeper setbacks and landscaping than are required in the C-2 zone. OBJECTIVE 10.1.3 Encourage the development of affordable housing POLICY d. Encourage residential infill and redevelopment in target areas COMMENT The developer has indicated that all the units will be affordable. 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 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 The project fulfills this policy except for an adjacent park. The project will instead be built with a clubhouse, pool, and recreation area along Knudsen. CHAPTER 13: SCHOOL LOCATION AND TRANSPORTATION GOAL 13.1 DELIVER OUR CHILDREN SAFELY TO SCHOOL 194�0t\ CHUBBUCK 1 0 R H 0 190 E Linden Avenue, Chubbuck, ID 83202 208.237.2430 — Fax 208.237.2409 www.CityofChubbuck.us 22 Chubbuck Associates CUP OBJECTIVE 13.1.2 Create opportunities for children to walk safely to school POLICY a. Establish a system of paths, sidewalks, bike lanes and routes that permit safe access to city schools COMMENT Sidewalks connect the site to Chubbuck Elementary. Bike lanes are in place on Knudsen Blvd. POLICY b. Consider pedestrian access to nearest school during site plan review COMMENT Sidewalks on both sides of Knudsen Blvd, Hawthorne Rd, and Chastain Dr connect the site to Chubbuck Elementary. POLICY c. Require sidewalks along both sides of public streets COMMENT Sidewalks exist on both sides of Knudsen Blvd. GOAL 13.2 SUPPORT THE MAINTENANCE AND ENHANCEMENT OF THE PUBLIC EDUCATIONAL SYSTEM OBJECTIVE 13.2.2 Create schools that are safe and accessible to students with a minimal need for school - operated busing, and that are compatible with and complementary to their neighborhoods POLICY c. Work with schools and neighborhoods to explore options for access to elementary and secondary schools via local streets and/or pathways COMMENT I Existing streets and sidewalks provide direct connections to Chubbuck Elementary. * The Comprehensive Plan includes goals, objective, policies, and several strategies not related to specific policies. Some of the features of the project are relevant to objectives in the plan rather than associated polices. Aii��Ic\ CHUBBUCK 1 0 190 E Linden Avenue, Chubbuck, ID 83202 208.237.2430 — Fax 208.237.2409 www.CityofChubbuck.us 22 Chubback Associates CUP Exhibit 7: Jan 31,2022 Public Comment Received Don Matson Planning Service Manager Mr. Matson, I am writing in regard to the proposed action on Knudsen Blvd., to change the property from Agricultural (A) to Commercial General (C-2). The proposal is for 192 apartments in six 4 -story buildings. In 18.28.020.C.5 of the city code. In section D it states that: The proposed use is harmonious in scale, mass, coverage, density, and intensity with ALL adjacent permitted land uses. I live in Misti Manor and our property sits close to the above ground canal. I do not believe that six 4 -story buildings are harmonious to this area. There are several 2 story homes and a few twin homes in our division. The only 4 -story building, in Chubbuck, I am aware of is the ICCU building. That building is much more than 40ft (which appears to be the distance from the proposed building to the edge of the subdivision) from the surround buildings. I believe 4 -story building will greatly diminish or totally eliminate the "privacy" in our own yards. I believe that 192 units will add a great deal of noise to our quiet area. Please consider the size of these proposed buildings and the impact they will have. Thank you for your time and your consideration, T� Chanelle Foltz