HomeMy WebLinkAboutPH #1 Conditional Use Permit Knudsen Blvd.CHUBBUCK
Community Services Department
Planning Services Division
290 E Linden Avenue, Chubbuck, ID 83202
208.237.2430 — Fax 208.237.2409
www.CityofChubbuck.us
APPLICATION FOR A CONDITIONAL USE PERMIT
FOR APARTMENTS IN A GENERAL COMMERCIAL (C-2) ZONE
CITY OF CHUBBUCK LAND USE AND DEVELOPMENT COMMISSION
REGULAR MEETING ON APRIL 12, 2022
SUMMARY
DESCRIPTION: An application for a Conditional Use Permit for apartments in the General Commercial (C-2)
zone, comprising approximately 10 acres of land. Subject property is generally located at the southeast
corner of Knudsen Blvd and Hawthorne Rd in Chubbuck, 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 Conditional Use Permit (CUP).
• Apartments are conditionally permitted in the General Commercial (C-2) zone.
• The Design Review Committee has reviewed the site plan against technical requirements of the
City as required by city code, and requested revisions from the developer; the committee's
recommendations are reflected in the site plan included with this report. The Committee did
not approve the use and only reviewed technical requirements:
o The committee directly reviews and approves such details as parking, landscaping, access,
utility services, and sanitation as meeting the minimum requirements of the City.
o The Land Use and Development Commission may approve other or more stringent
conditions on the proposal.
Staff recommends approval of the use and site plan as proposed findings that it likely satisfies
the requirements of the City. A traffic impact study was submitted and the project was not
found to decrease levels of service on any roads, and the proposed building mass and height
are substantially less the 70' zoning district maximum allowable height in a C-2 zone.
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.
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
Wright Development CUP
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. Chapter 18.08: Land Use Districts and General Controls
b. Chapter 18.28: Administration
APPLICANT: OWNER:
Wright Development Group Knudsen Poor Farms
Logan Johnson Robert Knudsen
1178 W Legacy Crossing Blvd Ste. 100 98 Fort Hall Ave
Centerville, UT 84014 American Falls, ID 83211
LOCATION: The site on the south side of Knudsen Blvd and the east side of Hawthorne Rd.
T/R AND SECTION: W'/2 of the NW 1/4 of Section 10, Township 6 South, Range 34 East, of the Boise
Meridian, Idaho
SUBDIVISION: Yellowstone Commons Div. 2
PARCEL NUMBER: RCYC2000202 (part)
REFERENCE MAP:
SITE CHARACTERISTICS & ZONING
CURRENT ZONING: General Commercial (C-2)
PROJECT SIZE: ±10 acres
VIEWS: Generally visible from all directions
TOPOGRAPHY: Generally flat
EXISTING STRUCTURES: None
OTHER: Canal easement along Hawthorne
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RECENT TRAFFIC COUNTS ON KNUDSEN BLVD:
2021: Knudsen east of Hawthorne, 4,746/day
2019: Knudsen west of Yellowstone, 4,752/day
RECENT TRAFFIC COUNTS ON HAWTHORNE RD:
2021: Hawthorne north of Knudsen, 14,550/day
2018: Hawthorne north of Knudsen, 10,889/day
290 E Linden Avenue, Chubbuck, ID 83202
208.237.2430 — Fax 208.237.2409
www.CityofChubbuck.us
Wright Development CUP
SURROUNDING LAND USES AND ZONING
NORTH: Vacant; Agriculture (A) with conditional approval for General Commercial (C-2)
EAST: Vacant; General Commercial (C-2)
SOUTH: Vacant, General Commercial (C-2)
WEST: Single family homes; Limited Residential (R-2)
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
PRESSURIZED IRRIGATION: City of Chubbuck lines in place in Knudsen Blvd
PROCEDURES:
1. In accordance with City Code 18.28.020 and Resolution 2020-03, 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.
2. In accordance with City Code 18.28.020, the application is scheduled to be heard at the April 12,
2022 Regular Meeting of the Land Use and Development Commission at a public hearing.
3. In accordance with City Code 18.28.020 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 7 days prior to the hearing;
c. Mailing to owners of property within a 300 ft. radius of the site at least 7 days prior to the
hearing; and
d. Notices posted prominently at the City office and website at least 10 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: Comments received as of this report are attached in 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.CS. 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.
290 E Linden Avenue, Chubbuck, ID 83202
208.237.2430 — Fax 208.237.2409
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Wright Development CUP
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, the Commission may condition approval of the permit on
compliance, including but not limited to, the following:
Conformity to approved plans and specifications.
The Comprehensive Plan Future Land policy designates the area as Commercial, which is a
high-intensity category allowing for C-2 and C-1 zones. Apartments are conditionally permitted
in either zone. At this location, in the core of the city activity center, apartments meet other
requirements of the Comprehensive Plan, particularly in the provision of Housing.
2. Provision of open spaces, pathways, buffer strips, walls, fences, landscaping, and lighting.
The site design includes internal sidewalks, lighting, and landscaping, and a wide buffer/open
space along the west side in the canal easement.
Minimizing adverse impact on other development.
The proposed site plan, and recommended by the Design Review Committee which body
reviewed the proposal against the City's technical requirements only and did not approve the
use in any way, includes:
a. The project will only have public road access on Knudsen; an adjacent driveway on
Hawthorne is not allowed per access management guidelines. Site will develop with a
south -facing opening, potentially to connect to a future joint driveway farther south.
b. A buffer of landscaping between the Hawthorne sidewalk to the west building will be 60' or
wider. A 10' landscape strip is the standard requirement along streets in the C-2 zone.
c. Maximum height of the proposed structures is 49' where 70' is allowed. Under the terms of
sections 18.08.040 and 18.08.042, more intensive possible uses and heights by permitted
right than is proposed with this application could include the following land uses, without
conditional use permits or hearings, up to 70' tall:
i. Amusement centers (amusement parks, water parks, etc.);
ii. Retail stores/buildings;
iii. Hotels/motels
iv. Office buildings; and
V. Parking garages.
4. Controlling the sequence and timing of development.
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.
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290 E Linden Avenue, Chubbuck, ID 83202
208.237.2430 — Fax 208.237.2409
www.CityofChubbuck.us
Wright Development CUP
5. Assuring that development is maintained properly.
The development is planned to remain under single ownership, which is more likely to be
maintained than with multiple owners.
The developer will install and maintain landscaping, including in the stormwater retention areas
and canal right-of-way.
Designating the provision of on-site or off-site public facilities or services.
There are no outstanding issues.
Requiring more restrictive standards than those generally required by the Code.
The development is adhering to higher and more restrictive standards than are normal
requirements for the C-2 zone.
Requiring the mitigation of effects of the proposed development upon service delivery to the
property by any political subdivision, including school districts.
Per standard conditions, notices of the proposal were sent to utilities, the school district, and
others but no comments have been received.
STAFF RECOMMENDATION
Staff recommends approval of the use and site plan as proposed. The use is conditionally permitted in
the C-2 zone and the site plan accommodates pedestrian movements, on-site private recreational
amenities, and with driveway access on Knudsen it will cause less traffic conflicts with homes facing
Hawthorne. There may be a driveway farther south on Hawthorne in the future, to be shared with future
development on that site.
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 LUDC).
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
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290 E Linden Avenue, Chubbuck, ID 83202
208.237.2430 — Fax 208.237.2409
www.CityofChubbuck.us
Wright Development CUP
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: April 5, 2022
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.
EXHIBITS
1. Findings of Fact and Conclusions of Law
2. Application Materials
3. Current Zoning Map
4. Permitted and Conditionally Permitted Uses in the General Commercial C-2 Zone
5. Comprehensive Plan Future Land Use Map
6. Comprehensive Plan Policies Relevant to the Application
7. Comments Received
To reduce the length of the materials attached to this report, evidence of notices and portions of the
application remain on file with staff.
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290 E Linden Avenue, Chubbuck, ID 83202
208.237.2430 — Fax 208.237.2409
www.CityofChubbuck.us
CHUBBUCK
LAND USE &
DEVELOPMENT COMMISSION
290 E Linden Avenue, Chubbuck, ID 83202
208.237.2430 — Fax 208.237.2409
www.CityofChubbuck.us
FINDINGS OF FACT & CONCLUSIONS OF LAW
FOR A CONDITIONAL USE PERMIT
FOR APARTMENTS IN A GENERAL COMMERCIAL (C-2) ZONE
AT THE SOUTHEAST CORNER OF KNUDSEN BLVD AND HAWTHORNE RD
FnrTc
REQUEST: Request is for a Conditional Use Permit for apartments in a General Commercial zone as required
by Section 18.08.020 of Chubbuck city code.
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.
APPLICANT: OWNER:
Wright Development Group Knudsen Poor Farms
Logan Johnson Robert Knudsen
1178 W Legacy Crossing Blvd Ste. 100 98 Fort Hall Ave
Centerville, UT 84014 American Falls, ID 83211
LOCATION: The site on the south side of Knudsen Blvd and the east side of Hawthorne Rd.
TOWNSHIP/RANGE AND SECTION: Property lies in the W'/2 of the NW 1/4 of Section 10, Township 6
South, Range 34 East, of the Boise Meridian, Idaho
SUBDIVISION: Yellowstone Commons, Div. 2.
PARCEL NUMBER: RCYC2000202 (part)
SITE CHARACTERISTICS & ZONING
CURRENT ZONING: General Commercial (C-2)
PROJECT SIZE: ±10 acres
VIEWS: Generally visible from all directions
TOPOGRAPHY: Generally flat
EXISTING STRUCTURES: None
OTHER: Canal ROW along Hawthorne
RECENT TRAFFIC COUNTS ON KNUDSEN BLVD:
2021:
Knudsen east of Hawthorne, 4,746/day
2019:
Knudsen west of Yellowstone, 4,752/day
RECENT
TRAFFIC COUNTS ON HAWTHORNE RD:
2021:
Hawthorne north of Knudsen, 14,550/day
2018:
Hawthorne north of Knudsen, 10,889/day
SURROUNDING LAND USES AND ZONING
NORTH: Vacant; Agriculture (A) with conditional approval for General Commercial (C-2)
EAST: Vacant, General Commercial (C-2)
SOUTH: Vacant; General Commercial (C-2)
CUP Approval Form- FFCL
WEST: Single family homes; Limited Residential (R-2)
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
PRESSURIZED IRRIGATION: City of Chubbuck lines in place in Knudsen Blvd
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. 18.20.020 Conditional Use Permits (CUP) Procedures
PROCEDURES:
1. 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.
2. In accordance with City Code 18.28.010, a public hearing was scheduled before the LUDC at the
April 12, 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. A public hearing was conducted in accordance with procedures established by City Code 18.28.010
and Resolution No. 2021-06.
PUBLIC AND AGENCY COMMENTS: Public and agency comments were taken in accordance with
statutory requirements.
RECORD:
1. The record is on file with City of Chubbuck Staff and consists of the application materials, staff
reports and memos, public and agency testimony, meeting minutes, and applicable portions of
city and state law.
FINDINGS
Having reviewed the record, including the application materials, staff report, testimony provided at the
hearing and meeting, and the criteria for approval as found in city code section 18.28.020.C5 and the
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290 E Linden Avenue, Chubbuck, ID 83202
208.237.2430 — Fax 208.237.2409
www.CityofChubbuck.us
CUP Approval Form- FFCL
ability to impose conditions of approval in accordance with section 18.29.020.C6, the Land Use and
Development Commission finds the following:
1. Conditions of Approval necessary to approve the Permit are (if any):
a.
a
C.
2. 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.
3. The proposed use is generally not in conflict with the goals, objectives, and policies of the
adopted Comprehensive Plan.
4. The proposed use is compatible with other existing and permitted uses in the general vicinity.
5. The proposed use is harmonious in scale, mass, coverage, density, and intensity with all
adjacent permitted land uses.
6. 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.
7. 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.
ORDER: CONCLUSION AND DECISION: PERMIT TERMS
1. The Land Use and Development Commission, pursuant to the aforementioned, finds that the request
for a Conditional Use Permit as herein described, shall be APPROVED.
290 E Linden Avenue, Chubbuck, ID 83202
208.237.2430 — Fax 208.237.2409
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CUP Approval Form- FFCL
2. Pursuant to Idaho Code § 67-8001 et seq., the Commission makes the following findings with respect
to the decision in this action:
a. This Action does not deprive the owner of the property of all viable uses of the property.
b. This Action does not have a significant impact on the landowner's economic interest.
c. This Action does not deny a fundamental attribute of ownership.
3. Applicant has a right to request a regulatory takings analysis pursuant to section 67-8003, Idaho Code.
4. This decision is effective ten (10) calendar days from its signing by the Chair.
5. Unless a longer time shall be specifically established as a condition or allowance of approval, a
conditional use permit shall lapse and become automatically void one (1) calendar year following
the date on which such permit became effective, unless prior to expiration, the use has
commenced, and all conditions of the permit are satisfied.
6. CUP is non -transferable from one (1) parcel of land to another and shall run with the land and
continue to be valid upon a change of ownership of the site or structure, providing however, that
the new owner complies with the terms of the permit.
7. CUPS may be revoked by the Community Services Director at any time if it is determined that any
condition of the CUP or any other city code is being violated. Prior to revocation, the applicant
shall be afforded thirty (30) days after the date of notification of noncompliance/intent to revoke
to become compliant. Additionally, prior to revocation, the applicant shall be afforded an
opportunity for a hearing before LUDC; said hearing must be requested within ten (10) calendar
days of the date of notification of noncompliance/intent to revoke the conditional use permit.
Failure to come into compliance within thirty (30) days of the notification of noncompliance and
failure to request such a hearing will result in immediate revocation of the approved CUP and
may constitute a violation of this title.
8. Whether approved, approved with conditions, or denied, any party seeking judicial review of the
decision must first appeal this decision to the City Council in accordance with section 18.28.080 and
18.28.090.
APPROVED BY THE CHAIR OF THE LAND USE & DEVELOPMENT COMMISSION OF
CITY OF CHUBBUCK, IDAHO, this day of
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290 E Linden Avenue, Chubbuck, ID 83202
208.237.2430 — Fax 208.237.2409
www.CityofChubbuck.us
CHUBBUCK
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CUP Approval Form- FFCL
Jason C. Mendenhall, Chair
ATTEST:
Joey Bowers, Clerk
290 E Linden Avenue, Chubbuck, ID 83202
208.237.2430 — Fax 208.237.2409
www.CityofChubbuck.us
L
CHUBBUCK
290 E Linden Avenue CONDITIONAL USE PERMIT
Chubbuck,ID 83202
208.237.2430 — Fax 208.237.2409 (CUP) APPLICATION
www.CityofChubbuck.us Aug. 2021 Form
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 2nd 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
Wright Development Group - Logan Johnson
A2.
Mailing Address 1178 W Legacy Crossing Blvd Ste. 100
city Centerville State LIT Zip Code 84014
A3.
Phone Number (including area code)
A4. Email Address
801.773.7339
logan@wrightdevelopment.com
AS.
Is Applicant 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
Robert Knudsen
62.
Mailing Address
98 Fort Hall Ave
city American Falls State ID Zip Code
B3.
Phone Number (including area code)
B4. Email Address
SECTION C - SITE INFORMATION
Cl.
Site Address (or Location if no Address) City Zip
C2. Subdivision Name, Lot, Block, Div. No. (or Parcel No.)
SEC of Knudsen and Ha Chubbuck 83202
SECTION D — PLANNING INFORMATION
D1.
Project Name
D2. Project Size in Acres
Knudsen MF
10 Acres
D3.
Current Land Use(s) and Structures:
Vacant lot. Next to commercial. There are improved stubbed roads and some utilities to the
site.
L
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290 E Linden Avenue
Chubbuck, ID 83202
208.237.2430 — Fax 208.237.2409
www.CityofChubbuck.us
CONDITIONAL USE PERMIT
(CUP) APPLICATION
Aug. 2021 Form
PAGE 2 OF 4
D5. Project request and detailed summary (attach additional sheet if necessary):
200 proposed residential units. 8 of the units are on Ivls 2 and 3 of the clubhouse building. 3
story buildings.
We have brought the buildings to the street, put parking behind them to improve the view from
the public right of way. Planned for clear and safe pedestrian circulation through the site. Set
aside a significant amount of private opens space for residential amenities.
Roadways along Knudsen are established. We are proposing a shared access along
Hawthorne. (See plat and site plan.)
Parking counts are just under 2 stalls/unit. We will submit to council for a variance.
SECTION E —SUBMITTAL REQUIREMENTS AND ATTACHMENTS
E1. Application Fees: $ 340.00 CUP Fee
+ $ _ Notice Fee ($1.50 x _ required noticed — get # from staff)
= $ _ 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
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
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?
Current Zone is General Commercial (C-2) Apartment buildings require a "C" Conditional Use
Permit in the C-2 Zone (18.08.040 SCHEDULE)
Unless modified through the CUP process, this site cannot have apartment buildings. Otherwise,
this proposal meets the requirements of the code.
CONDITIONAL USE PERMIT
(CUP) APPLICATION
Aug. 2021 Form
PAGE 3 OF 4
2. How is the proposed use in conformance with the goals, objectives, and policies of the adopted
Comprehensive Plan?
The proposed use conforms to allowed (via CUP) uses in the established zone.
Project has clear pedestrian circulation (6.4 objective 2.2)
This site uses existing utility lines (7.7 objective 6.3b)
Significant Xeriscape landscaping (7.7 obj 6.4 strategy a)
Stormwater is 100% retained on site (7.6 objective 5.1)
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?
Similar project to the recently approved site to the North. Commercial buildings directly to the east
are screened with landscaping and setbacks. Housing to the west is buffered with generous
setbacks and a public roadway.
Earlier concepts did not prioritize the pedestrian experience. Neither did they frame the streets
with the buildings. After discussions with staff, these and other changes were made to enhance
compatibility with existing uses in the area.
4. How is the proposed use harmonious in scale, mass, coverage, density, and intensity with all adjacent
permitted land uses?
Buildings are shorter than the approved project to the North. Generous setbacks and public
roadway help to transition to the residential neighborhood to the west.
Buffering through landscaping and setbacks help to transition to the commercial buildings to the
east.
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?
We are unaware of any undue burdens on transportation, police, fire, EMS protection, water/
sewer, schools or other public agencies. The project will contribute via city fees and taxes to
match their impact to these systems.
The site was designed to have clear access to adequate utilities, efficient site circulation for
residents and fire/police services, established access points on Knusden and reasonable shared
access onto Hawthorn.
290 E Linden Avenue
Chubbuck,ID 83202
CHUBBUCK
208.237.2430 — Fax 208.237.2409
www.CityofChubbuck.us
1 0 A H d
CONDITIONAL USE PERMIT
(CUP) APPLICATION
Aug. 2021 Form
PAGE 3 OF 4
2. How is the proposed use in conformance with the goals, objectives, and policies of the adopted
Comprehensive Plan?
The proposed use conforms to allowed (via CUP) uses in the established zone.
Project has clear pedestrian circulation (6.4 objective 2.2)
This site uses existing utility lines (7.7 objective 6.3b)
Significant Xeriscape landscaping (7.7 obj 6.4 strategy a)
Stormwater is 100% retained on site (7.6 objective 5.1)
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?
Similar project to the recently approved site to the North. Commercial buildings directly to the east
are screened with landscaping and setbacks. Housing to the west is buffered with generous
setbacks and a public roadway.
Earlier concepts did not prioritize the pedestrian experience. Neither did they frame the streets
with the buildings. After discussions with staff, these and other changes were made to enhance
compatibility with existing uses in the area.
4. How is the proposed use harmonious in scale, mass, coverage, density, and intensity with all adjacent
permitted land uses?
Buildings are shorter than the approved project to the North. Generous setbacks and public
roadway help to transition to the residential neighborhood to the west.
Buffering through landscaping and setbacks help to transition to the commercial buildings to the
east.
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?
We are unaware of any undue burdens on transportation, police, fire, EMS protection, water/
sewer, schools or other public agencies. The project will contribute via city fees and taxes to
match their impact to these systems.
The site was designed to have clear access to adequate utilities, efficient site circulation for
residents and fire/police services, established access points on Knusden and reasonable shared
access onto Hawthorn.
L
CHUBBUCK
10AIlIII
290 E Linden Avenue
Chubbuck, ID 83202
208.237.2430 — Fax 208.237.2409
www.CityofChubbuck.us
CONDITIONAL USE PERMIT
(CUP) APPLICATION
Aug. 2021 Form
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?
Building height is mitigated by setbacks from the public right of way and the public road. Generous
amounts of open space and higher than market required parking stalls are provided. These will
also help to mitigate the impact on neighboring facilities.
No environmental impacts are anticipated.
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.
• 1 certify that I am authorized to file this application.
• Prior to the hearings, a public notice sign will be posted on the property in 1 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
Logan Johnson
9mar2022
G1. COMPLETENESS REVIEW:
Reviewed by:
Date:
G2. SCHEDULED FOR LUDC:
AM STOP: SECTION G -FOR STAFF USE ONLY
Deemed complete?
❑Yes ❑ No If no, list concern(s):
Applicant Notified?
❑Yes FlNo Comments:
Scheduled Meeting Date: Applicant Contacted?
F]Yes 1-1No
STATE OF IDAHO
:ss
County of Bannock
Robert J. Knudsen Jr.
Name
KM_eri dal i S
City
AFFIDAVIT OF LEGAL INTEREST
99 Fov-4 �tnvle
Address
TO( 01h0 Being first duly sworn upon
State Oath, depose and say:
Being the owner of the property described on the attached sheet, I grant permission to:
1178 West Legacy Crossing Blvd Ste. 100,
Wright Development, Logan Johnson Centerville, UT 84014
Name
Address
To submit the following application(s) pertaining that property and to allow City Staff the ability to do an on-site
review of the site to inspect, measure, and record information related to the application:
❑
Administrative Variance
M
Conditional Use Permit or CUP Amendment
®
Variance
❑
Comprehensive Plan Map Amendment
❑
Annexation & Initial Zoning Request
❑
Planned Unit Development Designation or Amendment
lid
Preliminary Plat
❑
Creative Community Designation or Amendment
®
Final Plat
❑
Title Map Amendment (Rezone) to
I agree to indemnify, defend and hold the City of Chubbuck and its employees harmless from any claims to liability
resulting from any dispute as to statements contained herein or as to the ownership of the property which is the
subject of the application.
Q2- rOFIiI.II�• rSignature
I, the undersigned, a Notary Public in and for the above-named county and state, do hereby certify that on
this 9fi' day of N0 rCh , 201 2- personally appeared before me
ober+ J - �=nLfolun , 11r. known to me to be the person described in and SUBSCRIBED AND
SWORE to me the day and year first written above.
Given under my hand and official seal the day and last year above written,
(seal)
d`"`�'r� REBECCALEWIS
/ Notary Public • Arizona
MaricopaCounty
Commission # 584485
�� ;,,i My Comm. Expires Jun 29, 2024
4�� ��
NOTARY PUBLIC - STATE OF49A4QQ_ AY'120nC\
Residing at:
Commission Expires: juy1t 29 2o2�I
mm
Scale: 1 " = 40'
Site Information
LOCATED IN: CHUBBUCK CITY, CHUBBUCK COUNTY
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ORIGINAL PROPERTY: 435,600 SF (10.0 ACRES)
BUILDING AREA: 83,252 SF APARTMENTS (192 UNITS)
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16,712 SF GARAGES (74 GARAGES)
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200 TOTAL UNITS
20 UNITS PER ACRE
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HARD SURFACE AREA: 173,245 40.0%
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LANDSCAPE AREA: 157,014 36.0%
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PARKING: 327 STALLS PROVIDED (7 ADA STALLS)
74 GARAGES
401 TOTAL STALLS
2.0 STALLS/UNIT
mm
Scale: 1 " = 40'
ENGINEERS STAMP
PROJECT INFO.
Engineer:
Drafter:
T. HUNT
T. HUNT
Start Date:
03/14/2022
Name:
CHUBBUCK PROPERTY
SHEET
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ENGINEERS STAMP
PROJECT INFO.
Engineer:
Drafter:
T. HUNT
T. HUNT
Start Date:
03/14/2022
Name:
CHUBBUCK PROPERTY
SHEET
4 9
1
SHEETS
HYDRO—SEED GRASSING CHART:
SYMBOL:
QUANTITY:
(SQUARE FEET)
DESCRIPTION:
-NATIVE GRASS MIX (NON -IRRIGATED)
SCIENTIFIC NAME:
COMMON NAME:
HYDRO -SEED MIX: (SEE PLAN FOR LOCATIONS).
Trees:
U
SHEEP FESCUE - 25 lbs. /ACRE
J
Gleditsia triacanthos inermis
BLUEBUNCH - 25 lbs. / ACRE
2" CALIPER
BOTTLEBRUSH SQUIRREL TAIL - 5 lbs. /ACRE
0
Betula platyphylla 'l=argo'
ROCK MULCH EQUAL TO HK CONTRACTORS 'BLACK 4 TAN' (208) 311-8641.
INDIAN RICE GRASS - 5 lbs. / ACRE
INSTALL ROCK MULCH OVER TOP WEED BARRIER FABRIC (TYPICAL).
APPLY USING HYDRO -SEED METHOD AT THE RATES AS LISTED ABOVE.
®�
Crimson Sunset Maple
NOTE: APPLY PRIOR TO SEPTEMBER 15TH
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LANDSCAPE ITEMS:
SYMBOL:
QUANTITY:
DESCRIPTION:
SCIENTIFIC NAME:
COMMON NAME:
SCREENED ROCK MULCH, 411 - 611 MIX. INSTALL SUCH THAT NO BARE
Trees:
U
BARE GROUND IS VISIBLE.. SUBMIT SAMPLES TO LANDSCAPE ARCHITECT.
J
Gleditsia triacanthos inermis
INSTALL ROCK MULCH OVER TOP WEED BARRIER FABRIC (TYPICAL).
2" CALIPER
'BLACK 4 TAN' DECORATIVE ROCK MULCH, 211 MIX. INSTALL 3" DEEP MINIMUM..
0
Betula platyphylla 'l=argo'
ROCK MULCH EQUAL TO HK CONTRACTORS 'BLACK 4 TAN' (208) 311-8641.
2" CALIPER
INSTALL ROCK MULCH OVER TOP WEED BARRIER FABRIC (TYPICAL).
CSM
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Crimson Sunset Maple
DECORATIVE ROCK BOULDERS 2' TO 4' DIAMETER SEMI -BURIED FOR
(y
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NATURAL APPEARANCE GROUPED AS SHOWN. NO STAINED BASALT!!!
P1alu6 x 'Spring Snow' (Fruitless)
Spring Snow Crab Apple
SUBMIT SAMPLES TO LANDSCAPE ARCHITECT.
LOW BOULDER TREE WALL FOR TREES PLANTED ON SLOPES AS SHOWN.
Minus ponderosa
Ponderosa Pine
MATCH BOULDERS USED IN LANDSCAPE. NO STAINED BASALT!. SEE DETAILS.
Shrubs:
611 CONCRETE MOW CURB AT GRASSED AREAS (DOUBLE LINE). CONTRACTOR
MAY USE EXTRUDED METHOD, OR FORMED.
PL
Syringa vulgaris 'Purple'
Purple Lilac
FESCUE BLEND SOD -LOCALLY GROWN and 1 YEAR OLD MINIMUM.
ALL WORK MUST MEET CHUBBUCK CITY
STANDARDS, MOST RECENT ADDITION!
EX.IRR--4 i EX.IRR— EX-1RR� EX.IRR— �Ex IRR— EX.IRR� EX.IRR—
EX.SS I EX.SS EX.SS EX.SS W/ EX.SS /tX.SS— EX.SS—
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PLANT LEGEND:
SYMBOL:
QTY.:
CODE:
SCIENTIFIC NAME:
COMMON NAME:
SIZE:
Trees:
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HL
Gleditsia triacanthos inermis
Thornless Honeylocust
2" CALIPER
DPB
Betula platyphylla 'l=argo'
Dakota Pinnacle Birch
2" CALIPER
CSM
Acer Truncatum 'Crimson Sunset'
Crimson Sunset Maple
2" CALIPER
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CA
P1alu6 x 'Spring Snow' (Fruitless)
Spring Snow Crab Apple
1-1/211 CALIPER
PP
Minus ponderosa
Ponderosa Pine
6' TALL MIN.
Shrubs:
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PL
Syringa vulgaris 'Purple'
Purple Lilac
#5
MV
Viburnum lantana 'Mohican'
Mohican Viburnum
#5
C3
SMO
Philadelphus lewisii
Syringa Mock Orange
#5
0
HDB
4ydrangea panicul ita 'Bobo'
Dwarf Bobo Hydrangea
#5
®
IND
Cornus alba 'Bailhalo'
Ivory Halo Dogwood
#5
PNB
Physocarpus opulifolius 'Oaiblo'
Purple Ninebark
#5
{
DGG
Spiraea japonica 7-1ertyann'
Dakota Gold Charm Spirea
#5
U
PGD
Potentilla fruiticosa 'Gold Drop'
Potenitlla 11Gold Drop'
#5
U
C
SRJ
Juniperus scopulorum 'Skyrocket'
Skyrocket Juniper
#5
KFG
Calamagrostis acutiflora
Karl Foester Grass
#3
DL
Perrenial Oaylilly Mix
Daylilly sp. (Mix Color)
#1
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PLANTING NOTES:
1. QUANTITIES GIVEN ARE FOR CONTRACTOR
CONVENIENCE ONLY! CONTRACTORS MUST VERIFY
ALL QUANTITIES FROM THE PLANS. LANDSCAPE
ARCHITECT 15 NOT RE5PON515LE FOR ANY ERRORS
IN QUANTITIES GIVEN.
2. PLANT MATERIAL TO MEET THE AMERICAN
5TANDARD FOR NUR5ERY STOCK STANDARDS.
3. LAND5CAPE CONTRACTOR 15 TO INSTALL WEED
FARRIER FA15RIC EQUAL TO DEWITT PRO 5 WEED
FARRIER FAF3RIC IN ALL ROCK MULCH AREAS!
4. LANDSCAPE CONTRACTOR 15 TO AMEND ALL
TREE AND 5HRU5 PITS WITH 501L ENHANCER EQUAL
TO 510 -LOGIC.
5. LANDSCAPE CONTRACTOR TO GET FINAL
APPROVAL FROM LAND5CAPE ARCHITECT ON
LAND5CAPE MATERIALS, I.E. DECORATIVE MULCHES,
ROCK MULCHES, DECORATIVE 5OULDER5, AND
LAND5CAPE EDGING, ETC.
(o. PRE5ERVE AND PROTECT ALL UTILITY ITEM5.
ANY DAMAGE TO 5E REPAIRED 5Y CONTRACTOR
AT NOT ADDITIONAL EXPENSE TO OWNER. CALL
5EFORE YOU DIG!
1, LAND5CAPE CONTRACTOR 15 RE5PON515LE FOR
FINE GRADING. EN5URE P051TIVE DRAINAGE AWAY
FROM PAVED 5URFACE5 AND ALL 5TRUCTURE5.
5EE CIVIL DRAWING FOR ADDITIONAL INFORMATION,
S. 5EE DETAIL5 AND 5PECIFICATION5 FOR
ADDITIONAL INFORMATION NOT SHOWN ON TH15
SHEET,
811
Know what's below.
Call before you dig.
GRAPHIC1
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PLANTING PLAN
SCALE: 1 "=40'-0"
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SHEET NO.
L- 1.0
CLUBHOUSE
3132" = l'-0"
ALUMINUM SOFFIT AND FASCIA
CHARCOAL/BLACK
WINDOWS AND DOORS - WHITE
KNUDSEN MULTIFAMILY
Copynght 0 2021 - ENVISION ARCHITECTURAL GROUP
TYPICAL 48 PLEX
U
3132" = 1'-0"
ASPHALT SHINGLES STUCCO - GRAY STUCCO - WHITE FIBER CEMENT LAP SIDING - TAN
CHARCOAL
BUILDING ELEVATIONS I A2.1
KNUDSEN BLVD
CHUBBUCK,UT
JANUARY 28, 2022
Em/\ Is
ENVISION ARCHITECTURAL GROUP
1 BEDROOM - FLOOR PLAN
1/2" = 1'-0"
CHUBBUCK MULTI -FAMILY
+ HIVE DESIGN GROUP L.L.C. + 7598 MAIN STREET, MIDVALE, UT, 84047 + (406) 548-4792 + WWW.HIVEDESIGNGROUP.COM +
KNUDSEN BOULEVARD & HAWTHORNE ROAD
CHUBBUCK, IDAHO 83202
2 BEDROOM - FLOOR PLAN
1/2" = 1'-0"
CHUBBUCK MULTI -FAMILY
+ HIVE DESIGN GROUP L.L.C. + 7598 MAIN STREET, MIDVALE, UT, 84047 + (406) 548-4792 + WWW.HIVEDESIGNGROUP.COM +
KNUDSEN BOULEVARD & HAWTHORNE ROAD
CHUBBUCK, IDAHO 83202
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3 BEDROOM - FLOOR PLAN
1/2" = 1'-0"
CHUBBUCK MULTI -FAMILY
+ HIVE DESIGN GROUP L.L.C. + 7598 MAIN STREET, MIDVALE, UT, 84047 + (406) 548-4792 + WWW.HIVEDESIGNGROUP.COM +
KNUDSEN BOULEVARD & HAWTHORNE ROAD
CHUBBUCK, IDAHO 83202
Wright Development CUP
EXHIBIT 3:
CURRENT ZONING MAP
Wright Development CUP
EXHIBIT 4:
COMPREHENSIVE PLAN FUTURE LAND USE MAP
Mixedt '-pr
-W-
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Wright Development CUP
Exhibit 6:
Comprehensive Plan Policies Relevant to the Application
COMPREHENSIVE PLAN CHAPTER 4: LAND USE
GOAL 4.1 DIRECT URBAN GROWTH TO URBAN INFILL AREAS
OBJECTIVE
4.1.1 Strongly protect prime agricultural land from development sprawl
POLICY
c. Discourage sprawl, promote compact development patterns; locate in City limits and Urban
Service Boundary (USB)
COMMENT
The project is within City limits and the Urban Service Boundary.
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 bordered by developed land and all city utilities are in place to the site.
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 is bordered by developed land and is in the city core, it can be considered an infill
parcel and all city utilities are in place at the site.
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 vehicle access Hawthorne. 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 may have the ability to develop with this site as a new mixed use center.
CHUBBUCK
1 0 R H 0
290 E Linden Avenue, Chubbuck, ID 83202
208.237.2430 — Fax 208.237.2409
www.CityofChubbuck.us
Wright Development CUP
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
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. A traffic study
prepared for the project indicates that after its development there will be a slight increase in delay
at both the Knudsen/Hawthorne and Knudsen/Yellowstone intersections. The increase,
approximately 64 trips/vehicles in the morning rush hour and 82 in the evening will not change the
level of service category at either intersection, and as such, Staff does not find that any additional
on or off-site improvements are warranted in accordance with adopted standards.
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 PRT bus route serving Chubbuck passes within V 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
a. Bulk and height of the new residential infill and redevelopment projects shall be similar in
scale to surrounding residential development
COMMENT
The proposed buildings will be a larger scale than the single-family homes across Hawthorne.
However, they are set back from the street 60' and are similar in scale to a proposed project on the
north side of Knudsen.
CHUBBUCK
1 0 R H 0
290 E Linden Avenue, Chubbuck, ID 83202
208.237.2430 — Fax 208.237.2409
www.CityofChubbuck.us
Wright Development CUP
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
• 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
POLICY
b. New water and sewer lines into unserved areas shall be provided at the developer's expense
COMMENT
The project will bring 200 new housing units into an area already served by water and sewer.
CHUBBUCK
1 0 R H 0
290 E Linden Avenue, Chubbuck, ID 83202
208.237.2430 — Fax 208.237.2409
www.CityofChubbuck.us
Wright Development CUP
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
POLICY
c. Encourage the creation of neighborhood parks in conjunction with large-scale residential
development and as part of the neighborhood refinement plan process
COMMENT
The 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
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
1/2 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.
Aii��Ot\
CHUBBUCK
1 0
290 E Linden Avenue, Chubbuck, ID 83202
208.237.2430 — Fax 208.237.2409
www.CityofChubbuck.us
Wright Development CUP
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 nearby single-family homes. To help
mitigate it 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 site is a large infill parcel within the city, although the apartments are intended for market rate
rentals, not necessarily 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 areas.
CHAPTER 13: SCHOOL LOCATION AND TRANSPORTATION
GOAL 13.1 DELIVER OUR CHILDREN SAFELY TO SCHOOL
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 and Hawthorne Rd.
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
Existing streets and sidewalks provide direct connections to Chubbuck Elementary.
* The Comprehensive Plan includes several strategies with the policies in certain chapters.
/944c_\
CHUBBUCK
1 0 R H 0
290 E Linden Avenue, Chubbuck, ID 83202
208.237.2430 — Fax 208.237.2409
www.CityofChubbuck.us
Kenneth D. Starr & Julia Dee Starr
4519 Hawthorne Rd.
Chubbuck, ID 83202—
City of Chubbuck
Community Services Department
Planning Services Division
290 E. Linden Avenue, Chubbuck, 1D 83202
April 5 2022
Re: Apartment Development at Knudsen Boulevard and Hawthorne Road
Major concerns about the development:
1. Reducing the value of our property with construction of apartments.
2. Height of buildings —will block view of mountains around the area. Two story buildings
would better accommodate the view of the mountains.
3. Density -200 units are too many for ten acres. This many people in this area will impact
the already heavy traffic.
4. Increased traffic — There is already heavy traffic on Hawthorne and Yellowstone Avenue.
There is backup of traffic on Yellowstone Ave. at peak hours of the day with cars often
backed up from Chubbuck Rd. to the divergent diamond at the interstate 86 exchange
already. Even though there are no access cuts from the Hawthorne side, traffic turning
onto Hawthorne from Knudsen will make it more difficult to enter and leave our
driveways. In addition, the speed limit north of Chubbuck Road is 30 mph. On the south
at Quinn Road the speed limit is 25 mph. From Chubbuck Road to Quinn Road
Hawthorne speed limit is 35 mph. which turns our section of road into a race way
because
many people speed faster than 35 mph in this section of Hawthorne. This makes it hard
to get in and out of our driveway without getting run over. Since there are two lanes
going north and one lane southbound in this area, change the northbound speed to 30
mph. and southbound to 25 mph.
Properties on the west of Hawthorne Rd. are residential and there are small children
that are often present at these homes.
5. In terms of land use, we believe the property north of Knudsen would be a good place
for restaurants and/or stores. Property on the south of the Boulevard would be a good
place for recreational use such as a water park and swimming pool.
Sincerely,
6,
Kenneth D. Starr & Julia Dee Starr
To the Community Service Department April 5, 2022
Of Chubbuck:
As a resident of Chubbuck I feel I need to voice my opinion
about the proposal to build apartment buildings off Knudsen drive.
My opinion: NO, DO NOT BUILD... why ? We don't need
more people in Chubbuck, we need industries, higher paying jobs.
The traffic on Hawthorne in that area is already a problem several
times a day, from Quinn Road to Chubbuck Road. I think that
will only become worse.
Living in a residential area with the ability to see skyline and
mountains will also be taken away.
Please Let us build Chubbuck Strong with Good jobs!
Jolene Hottel
535 Bonanza Ave.
Chubbuck, Idaho
83202
�j5�zz
Kevin England, Mayor and City Council April 5, 2022
We live at 4449 Hawthorne Rd. We are objecting to the 3 story
apartment buildings on Hawthorne Rd & Knudsen Blvd. We are not
against progress, but the 3 story apartments will obstruct the view of
the mountains and the temple, also 3 stories seems awfully tall
(49 ft.) considering the buildings and the single family houses around
it. The traffic on Hawthorne Rd, already is out of control. From 8 to 9
o'clock and 4:30 to 5 o'clock it's impossible to get out of our driveway.
The added traffic will only add to the problem. How will the apartment
buildings affect the Fort Hall Irrigation water that the homes on
Hawthorne Rd. receive?
Sincerely Joel and Adele Turner