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PH #1 Knudsen Apartments CUP
CHUBBUCK 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 MARCH 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: February 28, 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 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 Idaho Housing and Finance Association www. i d a h o h aus in g. c o m January 31, 2022 The Honorable Kevin England, Mayor City of Chubbuck 290 East Linden Avenue Chubbuck, ID 83202 kenq la nd(d7cityofch ubbuck. us Development Name: Knudsen Apartments Development Location: TBD Knudsen Blvd & Hawthorne Rd, Chubbuck Development Description: New Construction, 192 Affordable Family Units Developer: CJM Development Group, Inc. Dear Mayor England: The Low -Income Housing Tax Credit provides tax incentives to sponsors who designate at least 20% of the units in a development as affordable for families at designated income levels. The Idaho Housing and Finance Association, the designated administrator of the credit for the State of Idaho, awards the state's credit authority to sponsors who have successfully competed for the credit under the Allocation Plan approved by the Association's Board of Commissioners and the Governor of the State of Idaho. In accordance with Section 42(m)(1)(A)(ii) of the Internal Revenue Code, the Association is hereby notifying you that the affordable housing development referenced above is proposed in your area. This development has received a Low -Income Housing Tax Credit Reservation and must comply with certain conditions in order to receive a Tax Credit Allocation. If you have any questions about the Low -Income Housing Tax Credit or the proposed development, please contact me. Cory C. Phelps Vice President P.O. Box 7899, (565 W Myrtle Street), Boise, Id 83707-1899 • Phone 208.331.4700 9 Toll Free 855.565.4700 • Fax 208.331.4802 Ron & Connie Ramsey 4699 Mist! Ave Chubbuck, Idaho 83202 February 24, 2022 City of Chubbuck 290 E Linden Avenue Chubbuck, Idaho 83202 Attn: Land Use and Development Commission RE: Application for a Conditional Use Permit to construct apartments in the Agricultural (A) zone to Commercial (C-2) zone of 8 acres located on the northside of Knudsen Road and east of Hawthorne. This letter outlines my opposition to the Conditional Use Permit Application in regards to the proposed Knudsen Apartment project. ©iminibed Property Values Property values will go down for the homeowners adjacent to the proposed construction. Undoubtedly the developer will say that many experts will state there will be no loss of value. But for every expert there is another expert that will say otherwise. Experts are retained and paid to support the client's view. Common sense will tell you if you take the same single residence home located in a suburban residential area compared to the same property having a 4 story 32 unit apartment building staring directly in the backyard that the latter will have a significantly discounted value. The unfortunate consequence will be a lower property value without any reduction in annual property tax. This project will have a ripple effect on the value of all the homes in the area. For these reasons, it may be recommended the City of Chubbuck retain an independent non -bias real estate marketing specialist to evaluate the loss of home values in the area and consider just compensation to the area homeowners. Tax assessments should additionally be adjusted to reflect the true market tax value of the homeowners. _ss of Priyacy„and Coioyment of Private Property The proposed development consists of six 4 -story apartments of which 2 units will be aligned horizontally directly to the backyards of five residential homes. The apartments will have direct views into existing homeowners' houses and backyards resulting in their loss of privacy and enjoyment of their private property. (Exhibit A) Based on the developer's site map, the distance between the residential properties and the proposed 4 story unit is 40' or just a little over 13 yards (16 yards with the additional setback due to rear sidewalks). The residential property owners, three of which are single -level homes, will also lose their south sight view and the winter sunshine. It should be noted, the Concept Planting Plan will do little or nothing to impact the homeowners' privacy, especially in the short term. Proposed Site Location - Alternative Sites The proposed location is not harmonious with the area. North of the proposed construction site is a residential complex consisting of mainly 1 and 2 story homes with a couple of duplexes. West of the site is a single -story commercial property located on Hawthorne Ave. Directly east is 10 plus acres of agricultural land. Across the road south of Knudsen Road is 29.76 acres of agricultural property. Two new single -story commercial medical buildings have been built on about 3 acres located east and north of the adjacent 29.26 acres. (Exhibit B) These locations offer similar project acreage without affecting the adjacent residential homes. This project includes six 4 story buildings (49 feet tail) with 346 parking stalls, no covered or garage parking, and no elevators. Chubbuck currently only has one building of this height - the Idaho Central Credit Union office complex. Similarly developed apartment complexes such as the Chubbuck Hawthorne Garden located near the Allstate Call Center and the newly Northgate Apartment complex are not located next to any single-family residential developments and consist of three-story multi -unit buildings. The Hawthorne Garden complex previously applied to construct a 4 story unit but was declined based on the city requirements for more available parking and installed elevators. RoadlTraffic Infrastructure w, mnact Palcell=irelEMS, The development would further impact the already congested road infrastructure in the city, primary Hawthrone and Yellowstone Ave. The proposed plan is for parking spaces for 346 vehicles. We can expect along with this potential traffic, the volume of the additional vehicle from guests, service vehicles, and moving vans. Reportedly, the turnover at the Hawthorne Apartment complex (150 units) can be as high as 20 per month - a 70% annual turnover ratio. By projection, we can expect the proposed complex could see on average 11 households moving in and out each month. This anticipated volume will add significant strain on the limited road structure in the area. The main and only artery for vehicles exitinglentering the proposed project is Knudsen Road. There are two exits/entrances into the proposed complex north of Knudsen. Knudsen Road is a four -lane road with two lanes traveling in opposite directions. The City of Chubbuck can expect an increase in accidents resulting in serious injuries both from rear -end and t -bone accidents due to vehicles drivers stopping or attempting to make a left-hand turn/right-hand turn across two lanes of traffic. The increase in vehicle volume will have an obvious impact on Hawthorne Road and Yellowstone Ave. Hawthorne road is a three -lane road comprising two lanes northbound and one lane southbound. Hawthorne is reduced to two lanes at the interstate underpass located near Home Depot requiring the outside lane vehicles to yield and merge into the inside lane to continue north. At certain times this becomes a serious bottleneck. Southbound traffic on Hawthrone comes to the 4 -way intersection on Quinn and Hawthorne which is controlled in both directions by stop signs. What saves this intersection from being totally unbearable is vehicle drivers have learned to turn off Hawthrone and drive through the Pineridge Mall to avoid the intersection. Hawthorne Gardens is reporting a heavy increase in traffic passing through the mall in front of their offices, especially with the opening of the GEM School. At particular times the traffic exiting the mall, including parents are unable to get onto Hawthorne Ave. We are all aware of issues on Yellowstone Ave at the Interstate overpass. As we know the congestion in this area has required center road division markers due to the large volume of traffic. Fire Departmen# The City of Chubbuck has one fire station which needs to be evaluated on whether its current equipment is acceptable to fight or treat a high-level accident. Currently, the City of Chubbuck's only emergency vehicle capable of responding to a high-rise incident is a 40 -year old aerial ladder truck. The city needs an updated platform vehicle with the ability to lift personnel up/down, The exposure could cost the taxpayers $1,000,000 or more for a vehicle of this capability. If services are needed from the Pocatello Fire Department may result in considerable service/response delay. Easement/Canal DikeDike Several years back the developer committed to the City of Chubbuck the reposition and rebuilt canal easement would be professionally landscaped and maintained. No improvement or maintenance has been done. Notably, one year the canal failed with water leaking onto Misti Ave. Apparently, the new developer is making the same claim being committed to installing and maintaining the landscaping on the canal easement. The developer has provided no detailed landscape architecture drawing to evaluate. The plans should include the proposed water system, planting, privacy fencing, etc. The concept planting plan does little to address the developer's commitment nor should it be viewed as providing any privacy to the residential homes. Parking The City of Chubbuck anticipates adjacent residential parking will not be affected. We hope this is the case but anticipate the construction workers and apartment occupants will quickly learn that parking on the residential streets will provide them more convenient access to the rear apartment buildings without driving through the entire apartment complex from Knudsen Road. As a result, the residential streets - primarily at the end of Misti Ave. - should be marked as Residential/Guest Only and notice that unauthorized vehicles will be towed away at the owner's expense. Summary The Conditional Use Permit Application states "this project aligns with many of the goals and policies of the comprehensive plan". Based on the comments, it appears the report indicates that not all goals and policies have been met to consider this application. Chubbuck's road infrastructure is seriously challenged at specific times of the day. Hawthorne Road requires widening, including a new overpass. The intersection of Quinn and Hawthorne needs better traffic control measures. Chubbuck Fire Services need an additional station with equipment to match future growth. I encourage each member to personally visit the proposed site and place themselves in the position of the property owners which this project will greatly affect. Consider if you would accept standing in your backyard or kitchen and looking out and seeing a 50 -foot tall apartment building 15 yards behind your property line. Ask yourself if this was my house would I be agreeable to this being built in your owned backyard. Thank you for your attention in this matter. Si er, ly; c' Ron & Connie 1 ..-.. ..,� r E I. I : Ix i 11,41;4. -IE ICBi >1i iF • • • " F I C `,!. LL 4H r,7.1 8 Acres . 4 S C st, x PARKINSc;.r,' LII:t"T �fi:�� BRFl JAMES , LER L',IHIf F:11`: . 11- E1�AU .. ;T RF ! L`lt.CT,! jai _ �L'cL OW .. E f:It?DEI"d 1 O J i c., ` G(... ft'P t - �w•i CELLAN - f ,11 H;:LL I ..-.. ..,� r E I. I : Ix i 11,41;4. -IE Flom 5.1 S C st, x Cl LII:t"T LER L',IHIf j' 11- � ..... ..... on - Iwmill Ivelit", I mill --~~_-__--__-_- ' � --~~_-__--__-_- Don Matson From: Glenn Buckner <buckner@rescar.com> Sent: Sunday, February 27, 2022 9:15 PM To: Don Matson Cc: Glenn Buckner Subject: Apartment Building - Chubbuck Dear Planning Service Manager; I wanted to make comment to the new apartment building that is being proposed adjacent to my nationhood in Chubbuck. I'm not directly backed up to where these build are proposed to be built, but I will be in direct site of them and will be directly affected by it financially. My wife and I moved to Chubbuck and to this neighborhood because of the small community feel it gives us. No pass through roads, pleasant neighbors they all keep their home in good condition and well kept. Because of that, the city of Chubbuck has benefited from it as our property valves went up to a point I never thought I would see when I moved to 4768 Misti Ave in 2007. We always knew something would go onto the property that this apartment complex is to be built on. But the issue for me is not as much the development as it is what the city of Chubbuck is approving at our cost as residents in this nationhood. I can only see our property values go down as it will be undesirable to live to such a massive structure. The loss of the view do to the height of the new building is very disappointing and the direct line of site evasion of privacy into those homes private area in their back yards should be illegal. The devaluations of those home as a result will also affect the rest of us in this neighborhood as well. I do not think the proposed 4 story building even comes close to what should have been approved, especially so close to the homes directly against it. "My question is to you all - If you lived against this berm, would you have approved such a building built so close to it?" I may be wrong, but I doubt you would have. You guys are in your positions to protect us from this type of situations and instead approving it with what appears to be little regards to those that have been a consistent paying part of this nice community sine the 1990's. I want to say how dare you, you should be ashamed for doing this to us. We are very disappointed in your decision and are collectively looking at legal actions, you are leaving us little choice if its not reconsidered. No one is say we don't understand development, we do. How ever this is an out of line proposal and you know it if would not allow it next to your own home. We respectfully ask it is built a distance from the berm that is not so invasive to our homes and that it is not allowed due to line of site a direct invasion of privacy. Please reconsider the current plans, at least on the buildings so close to the current homes along the berm. Those home owners bought and paid for their privacy and its your job to protect it. Feel free to contact me directly. Thank You for your time... Glenn Buckner Rescar Regional Manager Region 7 4768 Mistie Ave Chubbuck Idaho 83202 Cell: 1-208-339-9527 E -fax: 1-208-498-5969 ltES J4i Don Matson From: Glenn Buckner <buckner@rescar.com> Sent: Monday, February 28, 2022 12:24 PM To: Don Matson Subject: RE: Apartment Building - Chubbuck I would really like to attend the meeting, but I will be traveling that week. I would just like to reiterate my concerns for loss of privacy for the homes closer than I will be and property values that I think will be negatively affect all in close proximity by the new structure and I would hope something can be done about such a large structure that close to the property lines. I don't mind development and understand it completely, that's not my concern. How big, how close and how both will affect us in our neighborhood in a negative manner is. Please work with us. Thank You for responding to me, have a good day. Glenn Buckner Rescar Regional Manager Region 7 4768 Mistie Ave Chubbuck Idaho 83202 Cell: 1-208-339-9527 E -fax: 1-208-498-5969 I�ES�4� keltp your f ect moving From: Don Matson <dmatson@cityofchubbuck.us> Sent: Monday, February 28, 2022 9:15 AM To: Glenn Buckner <buckner@rescar.com> Subject: RE: Apartment Building - Chubbuck Mr. Buckner: Thank you for comment — it will be included with the report for the Land Use and Development Commission. I won't be able to respond directly to your questions, but you are welcome to testify at the public hearing (3/8 at 6pm), or send me additional comments by the end of the day tomorrow. Thank you again — the Commission appreciates all comments. Don Don Matson MSPIAICP Planning Services Manager, City of Chubbuck 290 E Linden Ave, Chubbuck, ID 83202 Phone# 208-239-3252 or 208-237-2430 ext. 152 February 27, 2022 Tom Drais 421 Idealya Chubbuck Idaho City of Chubbuck 290 Fast Lindon Ave Chubbuck, Idaho 832o2 .RF: Conditional Use Permit Application - Knudsen Apartment To: City of Chubbuck - Land Use Commission This letter is to express my opposition to the proposed Knudsen Apartment complex My home is located at 421 Idealya and is a single -level residence facing north. One of the six proposed 4 -story apartment buildings will Iook directly down into my backyard, living room, and bedroom windows. As a result, my privacy will be greatly affected. Without a doubt, this will have a deteriorating factor in my home value. For anyone to think otherwise I would be happy to invite them to my home to witness for themselves. Enclosed are a few photos that were recently taken from my backyard. Without a question, the buildings will obstruct the view of the sun during the winter months. Ihave attached photos and drawings demonstrating the visual impact on my Property. One other concern is if'any wind tunnel testing has been done. The primary winds in my area come from the southwest where the proposed buildings are to be constructed. There are several news articles describing the wind tunnel effect when wind encounters a tall rectangular building. After the wind hits the building, it changes direction. The backside of the building opposite the wind creates a downward motion called downwash. The downwash can create a high suction and the wind speed can double. This appears similar to how a snow fence works in that all the debris from wind is distributed opposite to the fence or in our situation this will be my home and yard. How will this affect the life expectancy of my roof, siding, etc? I am confident the Land Uses Commission will understand how invasive the construction of the rear two apartment buildings is to the adjacent private property owners. If the City of Chubbuck is to consider approving this development the rear two complexes need to be eliminated or lower to residential height or even moved south in the complex. Why not place the parking in the rear of the apartment buildings and shift the buildings south. -In addition, wind tunnel testing should be required. Aank you for your assistance in this matter. Sincerely; Tom Drais AIUA iZflbr RkDC3 a 02/28/2022 To the City of Chubbuck: I am writing this letter in regards to the proposed conditional use permit pertaining to the proposed apartment complex on Knudsen Blvd in Chubbuck Idaho. I am not against progression nor development; however, I do have grave concerns about the proposed apartment complex after looking at the map and pondering the affects of the development on the citizens of Chubbuck. There are a number of issues that will directly as well as indirectly affect the surrounding neighborhoods, the first issue is the proposed height of the buildings. I know Chubbuck very well and I am unaware of any residential buildings that are 4 stories tall. The closest building is the ICCU building, that is located in a commercial area and next to the interstate. These proposed apartments height would have a profound effect on the homes located in the Misti Manor subdivision to the north. Many of the homes would lose any and all privacy from their yards and windows located on the southside of their homes. The new apartments would tower over them perhaps creating issues with snow and landscaping due to the lack of sun being blocked by the apartment buildings. I believe that if the city allows this than they are in effect devaluing the property and homes located to the north of the proposed development. Fifty -foot -tall apartment buildings are unprecedented in Chubbuck, is that a standard we really want in our city? Second, I noticed that there will be 192 apartments and less than 360 parking spaces, that is less than two spaces per apartment. I do not believe that the parking will be sufficient for the development. Where will any additional and overflow vehicles park? When looking at the map a logical conclusion will be that occupants of the proposed development will park in the Misti Manor subdivision neighborhood and walk over the canal berm. This will lead to an increase in traffic in a neighborhood that does not have any through streets in it. In other words, the safety of our children and families could be compromised. This is completely unacceptable and I for one moved to Chubbuck because I was under the impression from local leaders that Chubbuck was a small community that cared about the people that resided there. If this development is allowed, I believe that the residents of Chubbuck were sold a sham bill of goods. We deserve better from our local leaders. I believe that the development of this area was sold to the citizens as a location for improved commercial business opportunities. That the citizens would have more options for shopping and heath care. Third, unless the city has a new and improved plan for traffic on and around Knudsen Boulevard, I believe adding 300 to 400 plus cars to that roadway and its intersections will create numerous accidents as well as slow traffic significantly. Anyone can tell you that Hawthorne and Yellowstone already have traffic issues from 3 to 6 in the afternoon, it would be logical that the additional cars would only compound the issues. The merging onto Knudsen out of the apartment complex could also very well cause traffic issues without traffic control devices. Lastly, I would like to address the issues with the lack of services in Chubbuck. The schools located in Chubbuck are already at capacity and Chubbuck has seen unprecedented growth as of late. It would seem that the cart is getting in front of the horse. The city currently does not have its own sewer treatment plant, only one fire station, and an undersized library. At some point the city and county services may not be able to handle another development. I am also unaware, but can the city's fire services contend with a 50 -foot -tall structure fire? I am sure that the increased tax revenue would benefit the city, but at what costs to the other residents of Chubbuck? I do not agree with the proposed apartment development on Knudsen Boulevard and believe that it is not in the best interest of the residents of Chubbuck and specifically the residents of Misti Manor sub division. I would like it on the record that I would like the city of Chubbuck to deny the special use permit for the proposed development as it is currently proposed. The conditional use permit should be denied. Thank You. Matthew & Jerrica Parkin 4719 Kimmi Ct Chubbuck Idaho 83202 Page 1 of 6 28 February, 2022 Glen and Jennifer Evans 413 Idealya Ln. Chubbuck ID, 83202 To: City of Chubbuck 290 East Lindon Ave Chubbuck, ID 83202 RE: the public hearing on March 8, 2022 concerning the change in zoning and proposal for 192 apartments in six 4 -story buildings with a clubhouse to be erected on NW 1/4 of Section 10, Township 6 South, Range 34 East of the Boise Meridian, ID. To: The Community Services Department Planning Services Division of Chubbuck, ID, As homeowners living adjacent to proposed apartments, and as citizens of Chubbuck, we propose that the aforementioned apartments be denied their conditional use permit or at least be restricted to two-story buildings for the following reasons: • The apartments are not "harmonious in scale, mass, coverage, density, and intensity with ALL adjacent permitted land uses." • Dramatic impact on our enjoyment of our home and yard. • Impact on resale value of adjacent homes. • Wind tunnels resulting from building proximity. • Garbage odors from dumpsters being overly close to adjacent homes. • Increased traffic through the berm on the north side of proposed development. • Likely overflow parking in our neighborhood. • Possibility of increased crime in the neighborhood due to surge in population. Page 2 of 6 • Possibility of fire risk to adjacent homes. • Accelerated road deterioration and impact on inadequate street infrastructure to accommodate traffic swell. • Increased classroom size and/or travel distance to local schools due to lines being redrawn. • The property will not fulfill its original intended use—to be the location of commercial assets to the neighborhood. • Continued and additional problems due to owners' failure to follow through with promises. First, these apartments are not harmonious in scale, mass, coverage, density, and intensity with ALL adjacent permitted land uses. Nothing in the surrounding area is this tall. These apartments will tower over surrounding buildings which will literally live in their shadows. We canvassed our neighborhood and every family we talked to was concerned about the inordinate size of the proposed structures. Second, these apartments would have a dramatic impact on our enjoyment of our home and yard. Personally, we will lose our view of the mountains from our rear windows and some of the light from our wonderful southern exposure. These were features that had a big impact on our decision to buy our home. Loss of these amenities would cause us to want to move out of Chubbuck. Also, we would have many windows looking into our backyard where our children play. With buildings this tall, a privacy fence and trees do us no good. With the nature of these apartments, it would be extremely difficult for us to know our neighbors and, hence, the people looking into our yards and bedroom windows. Third, these apartments will impact the resale value of adjacent homes. As we mentioned before, this behemoth of an apartment complex depletes our enjoyment of our own home and will make it difficult to sell our high-end home next to giant apartments. A 2016 study in Little Page 3 of 6 Rock, Arkansas showed that, "large (five or more) market rate apartment complexes and condominiums appear to increase vulnerability of properties within one -thousand feet to violent crime," ("Effects). Our home is within 100 feet of the actual buildings. Increase in crime rate will affect property values and our ability to resell our home. The concentration of sex -offenders in any given area had a big impact on our decision to buy in that area. Additionally, another study shows that, "single family dwellings that are closer to apartment complexes sell for a lower price and price increases with increasing distance," (Rawlings). The same study also found that increasing numbers of apartment complexes cause an exponential increase in these detrimental effects. Fourth, probable wind tunnels will result from building proximity. This could cause additional wear and tear on our roof tiles and make it unpleasant to be in our yard. Fifth, there is a possibility of neighbors suffering from garbage odors from dumpsters being overly close to adjacent homes. Sixth, these apartments mean increased traffic through the berm on the north side of the proposed development. There are already issues with people using the berm as a pathway and even for recreational vehicles. The addition of these buildings will dramatically exacerbate this problem—especially considering the fact that these apartments are required to be within walking distance of a grocery store and the berm offers an attractive shortcut to Smith's. Therefore, we propose that the apartment complex be required to build a fence around the property to prevent additional traffic issues along the berm. We also propose an increased building setback from the berm for buildings B and C. Seventh, overflow parking in our neighborhood is likely imminent. Assuming there are an average of two cars per unit, there would be insufficient parking for residents, let alone Page 4 of 6 visitors. In our experience, there are often multiple cars that don't run sitting in parking spaces in apartments. Eighth, there is evidence of increased crime in the surrounding neighborhoods due to the surge in population. A study previously referred to applies here as well, "large (five or more) market rate apartment complexes and condominiums appear to increase vulnerability of properties within one -thousand feet to violent crime." This is not just a potential increase in sexual offenders and domestic disputes, it's also an increase in violent crime. Ninth, these apartments increase fire risk to adjacent homes. A fire in a four story building less than 100 feet from our home could cause our trees or house to catch fire as well. This is another reason for increased building setbacks for buildings B and C. Tenth, there is imminent accelerated road deterioration and an impact on inadequate street infrastructure to accommodate traffic swellparticularly a need to rebuild the Hawthorne underpass through highway 86 to accommodate four lanes of traffic. Eleventh, the dramatic increase in population will cause increased classroom size and/or travel distance to local schools due to lines being redrawn. One survey found that there are an average of twenty-nine children per 100 units ("Common). That would mean almost sixty additional children in schools that already have large classroom sizes. That's an additional two classrooms and teachers just from this eight acre plot. Twelfth, the property will not fulfill its original intended use—to be the location of commercial assets to the surrounding neighborhoods. Commercial use could bring in businesses that would improve our quality of life. These apartment complexes would just bring more cars and more people, creating a liability to the neighborhood. Page 5 of 6 Thirteenth, neighbors will experience continued and additional problems due to owners' failure to follow through with promises. According to our neighbors, the owners of the property have already failed to follow through with promises such as the berm landscaping. We anticipate more unrealized promises from the new owners—especially when it comes to maintenance of the berm which could cause flooding to our homes and the proliferation of invasive weed species. In conclusion, we fully understand that some of these issues may never be a problem, but we know that some of these issues are imminent and most are likely to happen in some form or another. We urge the city zoning committee to consider the rights of current neighboring homeowners to sustained property values and safety for our homes and families. We urge the city to deny construction of apartments on a property originally intended for business, or we urge you to at least limit the apartments to two-story buildings to cut the adverse impact in half. Sincerely, Glen and Jennifer Evans Page 6 of 6 Works Cited "Common Multifamily Myths DebunkedKnowledge Leader — Colliers Commercial Real Estate Blog." Knowledge Leader - Colliers, 11 September 2019, http s: //knowledge -leader. colliers. com/editor/c ommon-multifamily-myths-debunked/. Accessed 28 February 2022. "Effects of Multi -Family Housing on Property Values, Crime and Code Violations in Little Rock, 2000-2016." University of Arkansas at Little Rock, https://ualr.edu/publicaffairs/files/2016/06/lr—multi family_ report_final.pd£ Accessed 28 February 2022. Rawlings, Lesli M. "The Impact of Apartment Complexes on Property Values of Single -Family Dwellings West of Interstate -680 in Omaha, Nebraska." DigitalCommons@UNO, 1 July 2002, http s : //digitalcommons.unomaha. edu/cgilviewcontent. cgi?article=2150&context=student work. Accessed 28 February 2022. Don Matson From: Suzette Porter <msporter64@hotmail.com> Sent: Monday, February 28, 2022 5:15 PM To: Don Matson Subject: Testimony for proposed apartment buildings on Knudson Hello, I'm a concerned citizen living in the adjacent neighborhood where this development is proposed to be built. Please note the following concerns below. With such a development please also note that this is not a harmonious plan for the surrounding residential community. - The traffic will increase and the buckle that already exists on Yellowstone and Knudson at morning and evening rush hour will only increase and cause a more dangerous situation. - Due to the traffic nightmare that exists at the hours mentioned above, the overpass will need to be redeveloped to allow a steady traffic flow going both directions. (lack of efficiency with the overpass). There's no way with having 192 units built in this area is there not going to be a traffic nightmare. The overpass is already inefficient with only allowing one set of traffic to travel at a time. - Is there not already enough of this type of housing in the area? Could there be twin homes built instead? Seems like 4 story buildings is excessive. Rent can still be charged for homes that fit the neighborhood culture and aesthetic. - Where would all of the children that live in these units go to school? The district just changed the boundaries. I think this could cause some issues as well. Has anyone spoken to the district about this development? - On a personal note, my neighbors and I that have views, will not. It will be an eyesore. The close location and the height of the buildings with windows where people can look into our neighborhood and potentially our homes is unsettling. -There has to be a better location for such a development. I plead with you as the city council to try harder and fight for your citizens and your neighbors! Vote this down. I would take more medical offices like those across Knudson before these 4 story, subsidized housing units. Thank you, CAUTION: This email originated from outside the organization. Do not click links or open attachments unless you recognize the sender and know the content is safe. ►a Don Matson From: Rob Adams <radams@sbtribes.com> Sent: Tuesday, March 1, 2022 6:25 AM To: Don Matson Cc: rjadams20@hotmail.com Subject: Proposed 192 apartment complex on Knudeson. Follow Up Flag: Follow up Flag Status: Flagged My name is Robert Adams. I live at 4732 Misti Ave. Chubbuck Idaho. I am against the proposed apartment building for a number of purposes. First, I think that my neighborhood will bear the brunt of the reduced property values brought on by adding this type of development to our neighborhood. Our homes were bought with an understanding of the zoning and issues we could have to face. By changing the zoning to allow for this urban sprawl we have to accommodate something that we did not have to consider while purchasing our properties. We are worried that the parking will be insufficient and we will have people parking in our neighborhood and crossing the earth divider. This apartment proposal is 192 units and will be four stories tall. This will be an eyesore. The only other building of this size is ICCU off the interstate and can be seen for miles. It is surrounded mostly by industrial property and is still obtrusive. There are also a large number of units that are low income housing. Having retired as a parole officer, I did a lot of home visits to felons in low income housing. Parole officers deal with drugs, overdoses, theft and violence at these type of places. I would prefer to keep that type of environment away from my neighborhood. This proposal is not compatible with the surrounding vicinity as it is way larger in scope and much taller than any other apartment buildings in the area. Traffic will also be an issue on Yellowstone, Knudsen, Hawthorne and Chubbuck roads. It is already difficult to enter and leave my neighborhood due to traffic. The problem as I see it is one vision. While the city council is willing to consider this type of venture the regular citizens are not. I understand the amount of revenue this project will generate for the city of Chubbuck. I doubt any of the Council members or their families will be affected by the problems I have described. You probably see the upside of more funds coming in at the expense of so few of your constituents. We are a verbal few. We will openly discuss this type political behavior in our homes, with our friends and with the community. If our leaders choose to do this we will discuss it in our churches, jobs and anywhere else we can to remedy the situation . Do the right thing. Robert Adams CAUTION: This email originated from outside the organization. Do not click links or open attachments unless you recognize the sender and know the content is safe. Don Matson From: Hewatt, Brett <bhewatt@pocatello.us> Sent: Tuesday, March 1, 2022 9:08 AM To: Don Matson Subject: Knudson Apartments Don, I am writing this email to express my concern over the newly proposed Knudsen Apartments, located off of Knudsen Road and near my property at 420 Idealya. My concerns are as follows. *It appears there is inadequate parking for a complex of this size. When you figure two vehicles on average per unit the numbers just don't add up. Which would then push parking into nearby neighborhoods. *The set back on the north and west sides seems incredibly small. It appears to meet the "minimum" but for a building of this size I personally feel like a much larger set back is in order. *The height of the structure is alarming. Creating the tallest building in Chubbuck directly adjacent to a sub -division seems like a poor idea. *The last item is more personal than anything. Creating low income housing next to my neighborhood is less than exciting news for me and my wife, who have lived here for 14 years and until now have had no plans of leaving. I don't feel like this project would be a positive for property values or the long-term health of the neighborhood. There seems like plenty of space on the other side of Knudsen Rd. near 1-86. This property shares the same owner as the proposed site. If, when, and where they build this complex is really not for me to decide. I fully understand that we can't stand in the way of progress (not that low-income housing is a real sign of progress), but I just wanted to express my concerns. Thanks For listening, Brett Hewatt 420 Idealya Chubbuck, Idaho 83202 CAUTION: This email originated from outside the organization. Do not click links or open attachments unless you recognize the sender and know the content is safe. Don Matson From: Steve Landon <slandon333@gmail.com> Sent: Tuesday, March 1, 2022 1:09 PM To: Don Matson Subject: Condtional Use Permit I am writing in response to the request for comment on the Condtional Use Permit to construct apartments off Knudsen Blvd. I have reviewed the criteria for the application review and I really can not find any of the criteria that is not violated by this application. Obviously it does not comply with city code or we would not be going through this process to modify. I can not believe that a project of this scope and design would not be in conflict with the Comprehensive Plan, if in fact one exists for this piece of property. It seems unreasonable to me that a high rise appartment complex would ever have been considered as part of any comprehensive plan for this neighborhood. To define this project as compatible with other existing and permitted uses in the general vicinity would be a definite stretch. To place a high rise appartment complex in a location that is a lot closer to a single family residential nighborhood than it is to anything that would be considered a compatible existing permitted use is clearly at odds with this criteria. There is no way that this project can be defined as being harmonius with all adjacent permitted land uses when the top two floors of the appartment building will be looking directly into the yards and homes of the people living directly across the berm. It would seem more of an invasion of privacy than a harmonius addtion to the landscape. 192 appartments probably translates to between 300 and 400 addtional vehicles and from what i can see there is no where near enough parking. If that is the case, that is going to create problems, not jsut with parking but with traffic and enforcement. To say that this project, as designed, is not going to adversely affect other properties in the area is just wrong. We stand opposed to this project and would strongly recommend that this Conditional Use Permit not be granted. Steve and Pam Landon 4748 Kimmi Court Chubbuck 208-251-1276 CAUTION: This email originated from outside the organization. Do not click links or open attachments unless you recognize the sender and know the content is safe. Don Matson From: MATIAS GONZALEZ <soy.matias.gonzalez@gmail.com> Sent: Tuesday, March 1, 2022 6:56 PM To: Don Matson Subject: New Apartment Buildings Follow Up Flag: Flag for follow up Flag Status: Flagged Hi, Don Matson, My name is Matias Gonzalez and I reside at 4724 Heid Ct. I am very close to the site of the proposed apartment building. I am all for production, growth, expansion, or what have us. However, I am really concerned about what this apartment building will entail if allowed to be taken to completion. Some of my concerns include the following: * The building is proposed to be a four story design. This will have an adverse impact on the natural sights of mountainous ranges I currently enjoy and wish to continue doing so. * My understanding is that there does not appear to be adequate parking for proposed tenants with more than one vehicle, much less for family or friends to visit. This would have the neighborhood streets of my subdivision to be a choice alternative with potential to create an adverse impact to neighbors and myself. * I wonder about the utilities aspect of the proposed property. I desire not another cost to my current utilities for something I will not enjoy or benefit from. * Property values are a concern with the type of rental units that this apartment building is associated with. My understanding is that similar units (three story, mind us..) have a very whopping and particular 70% or higher tenant turnover rate... This does not have any of the home and property owners in Misti Manor happy as it spells out a less "harmonious" ideal for the current neighborhood climate currently enjoyed by all. * What kind of follow through will happen this time? The berm still has is unkempt and not "landscaped" as was prominently proposed. Therefore, what will happen with the remainder of the parcels of unused land? While these are the main thoughts that come to the front of the brain, there are still others truth be told... Thank you for your time and consideration, Matias Gonzalez CAUTION: This email originated from outside the organization. Do not click links or open attachments unless you recognize the sender and know the content is safe. I