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HomeMy WebLinkAboutItem #1 Pauline Flatslao�t\ CHUBBUCK 1 o A H o Community Services Department Development Services Division 290 E. Linden Avenue, Chubbuck, ID 83202 208.237.2430 — Fax 208.237.2409 www.CityofChubbuck.us PAULINE FLATS PRELIMINARY PLAT REQUEST - STAFF REPORT CITY OF CHUBBUCK LAND USE AND DEVELOPMENT COMMISSION REGULAR MEETING ON FEBRUARY 14, 2023 STAFF FINDINGS SUMMARIZED After reviewing the proposed Pauline Flats preliminary plat, Staff finds that it meets the code requirements with the following comments: • Secondary irrigation facilities will not be required as the property in question has previously relinquished the irrigation water right. Preliminary Plat recommendations are conditional upon City Council approval of Pauline Flats subdivision. The applicant has requested to defer the Siphon Road improvements to the Idaho Transportation Department Yellowstone Avenue widening project, as the Yellowstone Ave. widening project will likely remove a portion of the newly constructed improvements. STAFF RECOMMENDATION: Staff recommends approval of the preliminary plat with the following conditions: The development shall meet the requirements of Fort Hall Irrigation Project (FHIP) within the 40' irrigation right-of-way. Minimum cover requirements shall be maintained over the existing sewer lines within the 40' irrigation right-of-way. The applicant shall be responsible for completing any Siphon Road improvements to meet City requirements not completed by the Yellowstone Ave. widening project. FACTS REQUEST: The applicant proposes a 1 lot Preliminary Plat for 1 multi -family residential building lot in the Pauline Flats subdivision. It includes extending potable water and sanitary sewer mains with services through the development. BACKGROUND: This is the 1 st division of the Pauline Flats subdivision. 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 standards for approval). Recommendation/approval of this preliminary plat shall be whether it meets the requirements of the City of Chubbuck ordinance and State of Idaho statutes. The Commission may recommend approval with or without conditions, may table a decision, or may recommend denial of the application. OWNER: Jesse Aldous 1800 West Floating Feather Rd. Eagle, ID 83616 PROFESSIONAL SERVICES: Knudsen Engineering 609 W. Maple St. Pocatello, ID 83201 LOCATION: SW 1/4 of Section 34, Township 5 South, Range 34 East, of the Boise Meridian, on the north side of Siphon road west of Yellowstone Avenue. Generally located at the NW corner of the Siphon Road / Yellowstone Avenue intersection. SITE CHARACTERISTICS & ZONING: CURRENT ZONING: General Commercial (C-2) CURRENT LAND USE: vacant PROJECT SIZE: ±2.55 acres VIEWS: Generally visible from the south and east TOPOGRAPHY: Generally flat EXISTING STRUCTURES: None SURROUNDING LAND USES AND ZONING NORTH: Residential; Single Family Residential (R-1) zone EAST: Commercial; Industrial (1) zone SOUTH: Commercial; General Commercial (C-2) zone WEST: Residential; Single Family Residential (R-1) zone SERVICES: ACCESS STREET: Current access from Siphon Road FIRE/EMS PROTECTION: City of Chubbuck Fire Department SANITARY SEWER: City of Chubbuck Sewer Utility Department CULINARY WATER: City of Chubbuck Water Utility Department PROCEDURES: RECENT TRAFFIC COUNTS: 2021: W. Siphon Rd at Yellowstone Ave, 3628/day 2021: Yellowstone Ave at Siphon Rd, 10492/day In accordance with City Code 17.12.030-050 and Resolution 2022-07, a complete petition and fees for a preliminary plat were filed with the City and which contained the appropriate documents and waiver requests pursuant to 17.12.040. In accordance with City Code 17.12.100, the application is scheduled to be heard at the February 14, 2023 Regular Meeting of the Land Use and Development Commission. In accordance with City Code 17.12.080, notice were provided as follows: a. Notices posted on the subject property. b. Notices provided to City departments, other government agencies, and affected public utility providers. APPLICABLE LAWS AND PLANS: 1. Idaho Code a. §50-13, Plats and Vacations b. §67-6513, Subdivision Ordinance 1944�c-\ CHUBBUCK1 0 290 E. Linden Avenue, Chubbuck, ID 83202 208.237.2430 — Fax 208.237.2409 www.CityofChubbuck.us Chubbuck Comprehensive Plan (as amended) Chubbuck City Code a. Title 16, Land Improvement Standards b. Title 17, Land Development C. Title 18, Land Use PUBLIC COMMENTS: 1. No written comments were received as of this report. STANDARDS FOR REVIEWING A PRELIMINARY PLAT 1. Does the Preliminary Plat comply with applicable laws and ordinances? CITY CODE TITLE 17- LAND DEVELOPMENT Compliant Standards and Staff Comments Yes No N/A City Code City Standard and Staff Comments x 17.12.030, Copies to be Submitted, Notice and Fee 17.12.050 Staff The applicant has completed the requirements of these Comments sections. Department Public Works: x Comments The department has reviewed the applicant's proposal for compliance and finds that it meets the code requirements. Concerns have been addressed by the applicant or will be addressed with conditions of approval. x Department Fire Department: Comments The department has reviewed the applicant's proposal for compliance and finds that it meets the code requirements. No comments received. x Department Police Department: Comments The department has reviewed the applicant's proposal for compliance and finds that it meets the code requirements. No concerns. CITY CODE TITLE 17 — PRELIMINARY PLAT STANDARDS Compliant Standards and Staff Comments Yes No N/A City Code City Standard and Staff Comments x 17.12.150 Form of Presentation Staff Applicant has provided all information required of this section. Comments x 17.12.160 Identification and Descriptive Data Staff Applicant has provided all information required of this section. Comments x 17.12.170 Existing Conditions Data /64-c�el\ CHUBBUCK1 0 290 E. Linden Avenue, Chubbuck, ID 83202 208.237.2430 — Fax 208.237.2409 www.CityofChubbuck.us 194C�C-1\ CHUBBUCK1 0 290 E. Linden Avenue, Chubbuck, ID 83202 208.237.2430 — Fax 208.237.2409 www.CityofChubbuck.us Staff Applicant has provided a preliminary plat showing existing Comments contours, locations of existing water and sewer systems, street names and rights-of-way, and all other information required of this section. x 17.12.180 Proposed Conditions Data Staff Applicant has provided a preliminary plat showing proposed Comments conditions including lot dimensions, easement use and locations, and street layout including proposed dedication of additional right-of-way. x 17.12.190 Proposed Utility Methods Staff Water and sewer will be extended into the development, Comments applicant has provided service locations shown on the preliminary lat. CITY CODE TITLE 18- LAND USE Compliant Standards and Staff Comments Yes No N/A City Code City Standard and Staff Comments 18.08.042A Height and area Regulations x Staff This is proposed in the C-2 zone and is limited to 70 ft high and Comments no minimum lot size. 18.08.044 Lot Width to depth ratio x Staff This is proposed in the C-2 zone, maximum ratio is 1:5 Comments PUBLIC IMPROVEMENT REQUIREMENTS Improvement Description Water mainlines with services will be constructed and connected to existing Water water mainlines. Sewer mainlines with services will be constructed and connected to existing Sewer sewer mainlines. Right-of-way has been dedicated but applicant has requested to defer Siphon Rd. improvements to Idaho Transportation Department Yellowstone widening Streets project as it would likely remove a portion of the newly constructed improvements. Storm Drainage Storm water from the lot will be required to be retained on site. Pressurized Secondary Secondary irrigation facilities will not be required as property in question has Irrigation previously relinquished irrigation water rights. Parks Park impact fees will be required for this development. OTHER AGENCY COMMENTS AND REQUIREMENTS Agency Comment BTPO No comment received. Bureau of Indian Affairs Not approved as submitted (see exhibit 7) Cable One No comment received. Century Link No comment received. Direct Communications No comment received. ID Fish and Game No comment received. 194C�C-1\ CHUBBUCK1 0 290 E. Linden Avenue, Chubbuck, ID 83202 208.237.2430 — Fax 208.237.2409 www.CityofChubbuck.us ID Transportation No comment received. Idaho Power Has facilities in the area, will most likely require modifications to accommodate development. Intermountain Gas No comment received. School District 25 No comment received. SE Idaho Public Health No comment received. US Postal Service No comment received. EXAMPLE MOTIONS APPROVAL: 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 17.12.100, and having found that those criteria for approving a preliminary plat request are satisfied, I move to recommend approval of the preliminary plat as described in the application materials to the City Council with the following conditions and waiver recommendations: 1. The development shall meet the requirements of Fort Hall Irrigation Project (FHIP) within the 40' irrigation right-of-way. 2. Minimum cover requirements shall be maintained over the existing sewer lines within the 40' irrigation right-of-way. 3. The applicant shall be responsible for completing any Siphon Road improvements to meet City requirements not completed by the Yellowstone Ave. widening project. APPROVAL (NO 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 17.12.100, and having found that those criteria for approving a preliminary plat request are satisfied, I move to recommend approval of the preliminary plat 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 17.12.100, and having found that those criteria for approving a preliminary plat request are not satisfied, I move to recommend denial of the preliminary plat 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]. SPECIAL CONSIDERATIONS FROM IDAHO CODE: • I.C. 67-6513: Denial of a subdivision permit or approval of a subdivision permit with conditions unacceptable to the landowner may be subject to the regulatory taking analysis provided for by section 67-8003, Idaho Code, consistent with the requirements established thereby. REPORT: Sean Harris, Development Services Manager sharris@cityofchubbuck.us (208) 237-2430 Ext. 108 DATE: February 6, 2023 CHUBBUCK 1 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. 290 E. Linden Avenue, Chubbuck, ID 83202 208.237.2430 — Fax 208.237.2409 www.CityofChubbuck.us EXHIBITS 1. Reference Map 2. Application for Preliminary Plat B. Plat 4. Narrative for Preliminary Plat 5. Maps a. Future Land Use b. Current Zoning 6. Evidence of Notice a. Site Postings b. Agency notices on file w/staff 7. Fort Hall Irrigation Project review letter CHUBBUCK I n 290 E. Linden Avenue, Chubbuck, ID 83202 208.237.2430 — Fax 208.237.2409 www.CityofChubbuck.us /944'-C-\ CHUBBUCK I n Exhibit 1: Reference Map — Pauline Flats 290 E. Linden Avenue, Chubbuck, ID 83202 208.237.2430 — Fax 208.237.2409 www.CityofChubbuck.us 19Z0f_'\ CHUBBUCK I III R H 0 ---------------- Exhibit 2 Pauline Flats----------------- ; 290 E. Linden Avenue Chubbuck, ID 83202 208.237.2430 www.CityofChubbuck.us PRELIMINARY PLAT APPLICATION Oct. 2022 Form- Replaces Prior Versions PAGE 1 OF 5 Requirements and procedures for Preliminary Plat applications are found in section 17.12.030 — 17.12.190 of municipal code. The following must be completed and submitted with all required documents in order to progress to the next stage of the review process; failure to submit a complete application packet may result in additional fees. DATE RECEIVED: 12/20/22 INITIALS: SWH FEES PAID? OY N AMOUNT: $670 SECTION A —DEVELOPER/APPLICANT INFORMATION Al. Name JESSE ALDOUS A2. Mailing Address 1800 WEST FLOATING FEATHER ROAD City State Zip Code EAGLE IDAHO 83616 A3. Phone Number (including area code) A4. Email Address 208-339-7725 SECTION B — PROFESSIONAL SERVICES INFORMATION B1. Firm Name KNUDSEN ENGINEERING B2_ Mailing Address 609 WEST MAPLE STREET City State POCATELLO IDAHO Zip Code 83201 B3. Point of Contact (Name) 34. Email Address JOEL P. DIXON JOEL KNUDSEN-ENG.COM SECTION C —SITE INFORMATION Cl. Site Address City Zip C2. Tax Parcel #(s) SIPHONIYELLOWSTONE CHUBBUCK 83202 RPRCWHS000501 C3. Current Land Use C4. Are there existing structures on-site? UNDEVELOPED ❑ Yes g] No C5. Is the site under contract or in the name of the developer/applicant? C6. Approximate size of property ® Yes ❑ No +/- 2.6 ACRES C7. Are there any existing items of which Staff should be aware? C8. Does the site contain irrigation water rights? ❑ Yes K] No If yes: ❑ Yes Q No If yes, which company/district: CHUBBUCK I D R H 0 290 E. Linden Avenue Chubbuck, ID 83202 208.237.2430 www.CityofChubbuck.us PRELIMINARY PLAT APPLICATION Oct. 2022 Form- Replaces Prior Versions PAGE 2 OF 5 SECTION D — PROPOSED DEVELOPMENT INFORMATION D1. Plat Name D2. Number of Lots PAULINE FLATS 1 D3. T pe of Land Uses within development (residential, commercial, industrial, etc.) D4. Water & Sewer Needs F ESIDENTIAL 48 DWELLING UNITS D5. Are there any issues related to the development of which Staff should be aware prior to meeting? ❑ Yes P(I No If yes: Will the development contain any commonly -owned and/or maintained improvements (stormwater facilities, community mailboxes, streets, D6. parks/playgrounds, etc.)? X Yes ❑ No Ifyes,what? STORMWATER, COMMUNITY MAILBOX, STREET, PLAY Will the development contain any land within a designated floodplain (FEMA or Chubbuck? ❑ Yes K] No If yes, what zone?: D7. If yes, how do you intend to minimize flood damage to structures, and public utilities and facilities such as sewer, gas, water, and electrical systems?? N/A If yes and the proposal contains more than 50 lots or more than 5 acres, whichever is lesser, and there no base flood elevations established for the floodplain, you must submit base flood elevation data with the application package. Only for plat containing residential units: The City has adopted Parks Impact Fees with requirements that parks impact fees are due when building permits for residential units are issued. There may be times when the developer proposes to dedicate land and/or construct park improvements to satisfy the parks impact fee funding obligation in whole or in part. Which is anticipated with this development? D6. X No public parks/park land are proposed with this phase, or any public parks/park land will benefit only this development, parks impact fees will be collected ❑ Public parks/park land are proposed that will benefit more than just this development, parks impact fees may be adjusted only by agreement between the city and the developer prior to construction, fund, or contribution based on the present value of system improvements and land in accordance with Chapter 17.28 of municipal code. SECTION E — ADDITIONAL SUBMITTAL REQUIREMENTS E1. Preliminary Plat Application Fees: Total # of lots X $20.00 + $550.00 base fee = $ total Public Notice Sign Deposit (full or partial refund at Director's discretion) = $ 100.00 ❑ Traffic Impact Analysis Report Review fee (if required) = $ 500.00 $ ��total due E2. Master Plan, for any preliminary plat that is a portion of a large parcel, part of a larger group of commonly held parcels, or part of a larger development which has been, or shall be developed by the developer, shall be accompanied by a master plan submitted during the preliminary platting process. A master plan must be submitted with each preliminary plat filed. E3. Preliminary codes, covenants, and restrictions (CC&Rs) addressing maintenance of commonly owned improvements and/or land, if the development will contain any commonly owned improvements and/or land. For purposes of this requirement, commonly owned improvements include stormwater facilities, cluster mailboxes, private open space/parks/amenities, etc. E4. Narrative indicating how the approval criteria for preliminary plats are addressed. Approval criteria are as follows (17.12.100): 1. The subdivision proposal complies with applicable provisions of this title. 2. The subdivision proposal complies in principle with all applicable city design standards and development regulations. CHUBBUCK I D R H 0 290 E. Linden Avenue Chubbuck, ID 83202 208.237.2430 www.CityofChubbuck.us PRELIMINARY PLAT APPLICATION Oct. 2022 Form- Replaces Prior Versions PAGE 3 OF 5 3. The subdivision proposal complies with all applicable zoning requirements of the underlying zoning district, applicable overlays, and other applicable development standards. 4. All public facilities including streets, sidewalks, curbs, gutters, secondary pressurized irrigation, water, sewer, fire protection, and sanitation services can be provided to the newly created lots and accommodate future extension to adjacent land. The use of a "control strip" intended to control or prevent the future extension of public facilities or development of adjacent land is prohibited. 5. If city public works determines that the proposed subdivision will result in significant traffic impacts then a "traffic impact study" will be required as part of the commission's review. A significant traffic impact is generally defined as occurring when: a. A proposed development or redevelopment of a site will generate 100 or more new peak hour trips; or b. The added volume is equal to 1,000 vehicles per day. 6. The proposal provides for a continuation of a connected transportation system unless topography or natural features prevents a connection to abutting streets or property. 7. The proposed subdivision provides for bicycle and pedestrian transportation routes and amenities in accordance with Bannock Transportation Planning Organization's adopted bicycle and pedestrian plans. 8. Public utilities are provided to the newly created lots in public rights of way or in appropriately sized easements. E5. If the development contains area with any FEMA or City of Chubbuck designated floodplains, the following must be submitted: 1. If the development, either within a single phase or as part of a larger planned development, contains more than 50 lots or 5 acres, whichever is less, base flood elevations shall be determined prior to filing an application for a preliminary plat and said determinations must be submitted with the application package. 2. If the development, either within a single phase or as part of a larger planned development, contains more than 50 lots or 5 acres, whichever is less, evidence must be submitted demonstrating that a CLOW application has been filed with FEMA. E6. Traffic Impact Analysis — Category A, Category B, or Statement. Follow the Traffic Impact Analysis Guidelines as adopted from Bannock Transportation Planning Organization. E7. Because every application is different, rules and regulations may differ and staff may require additional information or submittals before an application can be deemed complete and ready for the review process beyond staff level. 290 E. Linden Avenue Chubbuck, ID 83202 /ao�4-\ 208.237.2430 CHUBBUCK www.CityofChubbuck.us IaAH0 PRELIMINARY PLAT APPLICATION Oct. 2022 Form- Replaces Prior Versions PAGE 4 OF 5 E8. PDF Drawings drawn according to municipal code containing the following: Code Reference Staff Preparer's Reviewers Initials Initials Description 17.12.150 —17.12.160 Presentation & Descriptive Data SWH JPD • Drawing Size (11"x22" minimum through 22"x34" maximum) SWH JPD • Proposed Name SWH JPD • Location of Development by Section, Township, Range SWH JPD • Reference to Section or Quarter Corner (dist. & Bear.) SWH JPD • Name, Address, Phone Number of Developer SWH JPD • Name, Address, Phone Number of Engineer/Surveyor SWH JPD • North Arrow SWH JPD • Date of Preparation (Including Revisions) SWH JPD • Vicinity Map 17.12.170 Existing Conditions SWH JPD • Existing Contours @ adequate Interval SWH JPD • Existing Features SWH JPD • Existing Utilities SWH JPD • Existing R -O -W, easements, public areas, corporation lines SWH JPD • Instrument # for parcels with common boundaries SWH JPD • Existing & proposed zoning SWH JPD • Total acreage SWH JPD • Boundary dimensions 17.12.180 Proposed Conditions SWH JPD • Street layout (including width) SWH JPD • Street names SWH JPD • Connections to existing streets SWH JPD • Lot dimensions SWH JPD • Lot numbers SWH JPD • Total number of lots SWH JPD • Location, width, and use of easements SWH JPD • Designation of land for public use (parks and open space) 17.12.190 Proposed Utility Methods SWH JPD • Proposed sewage disposal SWH JPD . Proposed water supply SWH JPD • Proposed storm water disposal JPD SWH • Proposed secondary pressurized irrigation (if the site has irrigation rights) 15.54 (adopted 6/3/20) Floodplain requirements (N/A if there is no floodplain in the development) NA JPD 0 Floodplain boundaries, type, and BFEs DocuSign Envelope ID: 98D527BF-9A25-4E87-9CD5-815490D8B27F 290 E. Linden Avenue Chubbuck,ID 83202 CHUBBUCK 208.37/ 2/ Cit ofChubbu k us Fax 409 IOAH0 SECTION F- CERTIFICATION PRELIMINARY PLAT APPLICATION Oct. 2022 Farm- Replaces Prior Versions PAGE 5 OF 5 • I, the undersigned, hereby certify that the information herein and attached hereto is true and correct to the best of my knowledge. • 1 agree to comply with all provisions of ordinances and laws governing this type of work, whether specified herein or not. • 1 am aware that if this application is not complete, the preliminary plat 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. F1. Sig oocuSigned by: sc, Qlhvs � rooaaozzn inn r n G1. COMPLETENESS REVIEW: F2. Printed Name Jesse Aldous SECTION G -FOR STAFF USE ONLY F3. Date 11/22/2022 Deemed complete? Reviewed by: SWH Date: 12/21/22 ❑ Yes ❑x No If no, list concern(s): Submit current application, E1, E6, E8 Deemed Complete 1/17/23 SWH Applicant Notified? ❑X Yes ❑ No Comments: Notified by email I00'SB 3��LEZLy0 I a� n �LL a �I I = I m a gm��l r I p n ; I T1 II s P m _c _..�. 00'O1 MU Io001 — -- — of nI sses � ZI •._.. ._.. �,56'6LZ M.6Z.Z1,00 S•_••• 2p�ang o W3 rn �m�� I I amw ares�on3aAnwremmoo a� n �LL a �I I = I m a --------------- Exhibit 4 Pauline Flats --------------- (_KNUDSEN January 16, 2023 City of Chubbuck — Development Services Division 290 East Linden Avenue Chubbuck, Idaho 83202 SUBJECT: Pauline Flats - Preliminary Plat Narrative PURPOSE 609 West Maple Street Pocatello, Idaho 83201 knudsen-eng.com The intent of this narrative is to provide a description of the Pauline Flats development and to facilitate its approval. The preliminary plat was designed to meet all the applicable City of Chubbuck standards and requirements. PROPERTY BACKGROUND The subject property is a 2.55 -acre parcel of undeveloped land located directly northwest of the Siphon Road and Yellowstone Avenue Intersection. The project is neighbored to the west by the Wyndhaven Subdivision (multi -family development), the north by the Paradise Acers Subdivision (single-family development). The City of Chubbuck also has constructed a sewer lift station in the northeastern portion of the property. To the east, across Yellowstone Avenue, an RV and boat dealership operates and to the south, across Siphon Road, there are a series of commercial operations. The subject property is zoned General Commercial (C-2) and the City of Chubbuck Comprehensive Plan identifies its Future Land Use as Commercial. The subject property is neighbored to the west and north by Single -Family Residential (R-1), to the east by Industrial (I), to the south by General Commercial (C- 2), and to the southwest by Limited Residential (R-2) zones. The ground surface is relatively flat, sloping from west to east and falls approximately 4 feet across the property. A Fort Hall Irrigation Canal runs along the eastern portion of the property within a 80' wide Right -of -Way, centered on the existing canal. Culinary water will be provided by the City of Chubbuck, an 8" water line is stubbed into the southeastern portion of the property by the adjacent Wyndhaven Subdivision. Sanitary sewer will also be provided by the City of Chubbuck, an existing gravity sewer main runs along the north property line within a 20' wide utility easement. There are two additional sewer mains, one gravity and one pressurized, that run within the 50' wide utility easement along the properties east boundary originating or terminating at the sewer lift station to the northeast. Joint trench utilities (power, gas, fiber, ect.) are available both above and below ground along Siphon Road. PROPOSAL INFORMATION Our proposal is to construct 48 new multi -family dwellings, comprised of five separate structures, on the property which will be singularly owned and rented out. The goal of this development is to meet the current market demands and provide quality affordable residences to the community. This project would City of Chubbuck — Development Services Division Pauline Flats - Preliminary Plat Narrative November 16, 2022 Page 2 share the existing access onto Siphon Road, which was built and utilized by the Wyndhaven Subdivision, a high-density residential development, directly to the west. The interior of the subdivision will be serviced by a network of private drives and parking stalls. The two-way drive aisles will be 24' wide with the one-way drive being 12' wide. All proposed parking stalls will be 10'x18' in size. Our proposal shows that we will be reconfiguring the existing access to provide improved traffic flow between the existing and proposed developments and Siphon Road. With Siphon Road being classified as an arterial road a Right -of -Way of 120 feet is required. In our earlier discussions with City Staff, they stated that they would support a deviation request to reduce the Siphon Right -of - Way to 100 feet total. Currently there is 24 feet of right-of-way on the north side of Siphon Road. Our proposal shows that we are providing an additional 26 feet of right-of-way for a total of 50 feet north of Siphon Road centerline. Access onto Yellowstone Avenue will be restricted primarily due to its proximity to the intersection with Siphon Road. The development has easy access to existing water, sewer, and joint trench utilities. Water will be provided by the existing water stub into the property. Fire hydrants will be extended through the parking areas to provide fire suppression, and the development will be serviced by a master meter. Sewer will connect into the existing sewer main that runs along the north boundary of the property and a new main will be extended south through the western drive aisle. Storm water runoff produced by the development will be graded to the eastern portion of the parking lot and into a retention area. If the proposed retention area is not able to contain the full runoff volume a subsurface retention area will be added beneath the eastern parking areas. Trash generated by the development will be collected in the two dumpster areas shown on the plat and will be picked up by the City. As stated earlier Fort Hall Irrigation has a canal located along the east portion of the property, which lies within an 80' Right -of -Way. Our proposal shows us installing a 78" canal culvert along a portion of our property which would allow us to encroach within a portion of said Right -of -Way with some of our parking and a shallow retention pond/swale. PRELIMINARY PLAT APPLICATION RESPONSES The Pauline Flats development proposal is in compliance with the applicable provisions of the city code. Although the current C2 zoning does not outright permit our proposed multi -family residential use, it is conditionally permitted. Our application was submitted along with a conditional use permit application to address this issue. In terms of public facilities, the proposal includes provision for parking, sidewalks, curbs, gutters, and utility services, which can be provided to the newly created development. In terms of water and irrigation, our proposal does not include a secondary pressurized irrigation system as the lot size and adjacent properties do not require it. The development will be watered via the culinary water system provided by the City of Chubbuck. The proposal does not exceed the traffic count as listed in the code and therefore, only a Traffic Impact Statement is required, which was provided in our application packet. Our project, Pauline Flats, is an infill development that is designed to meet the current market demands and provide quality, affordable residences to the community. It is situated on an undeveloped 2.55 -acre City of Chubbuck — Development Services Division Pauline Flats - Preliminary Plat Narrative November 16, 2022 Page 3 parcel of land, located directly northwest of the Siphon Road and Yellowstone Avenue intersection, and surrounded by existing development on all sides. As an infill development, it utilizes land that is already developed, rather than extending outward into undeveloped areas. This approach is in line with the city's goals of promoting sustainable and responsible growth and reducing sprawl. One of the key benefits of infill development is that it can help to revitalize existing neighborhoods and make better use of existing infrastructure. In the case of Pauline Flats, we will be sharing and reworking the existing Siphon Road access to improve traffic flow between the existing and proposed developments, and Siphon Road. This will help to reduce congestion and make the area more pedestrian -friendly. Additionally, our project will have easy access to the trail system being built by the city along New Day Parkway, providing convenient recreational opportunities for residents. Another advantage of infill development is that it can help to reduce the environmental impacts of new development. Because our project is located in an already developed area, it will not require the construction of new roads, water and sewer lines, or other infrastructure. This can help to reduce the amount of land that is disturbed and help to preserve natural areas and wildlife habitats. Additionally, our project does not include a secondary pressurized irrigation system and will be watered via the culinary water system. Infill development can also help to promote social and economic sustainability. By providing new housing opportunities in existing neighborhoods, it can help to create more diverse and inclusive communities. It can also help to support local businesses and services by providing new customers. Additionally, it can help to create jobs and stimulate economic activity. Our project is designed to comply with all applicable city design standards and development regulations, as well as zoning requirements of the underlying C2 zoning district and other applicable development standards. We have submitted our application along with a conditional use permit application, as the current zoning does not outright permit our proposed use. However, as a Conditionally permitted use, we believe that this project will be a valuable addition to the community and will be in line with the City of Chubbuck's comprehensive plan. We kindly request that the Land Use Commission approve our application as proposed. If you have any questions regarding this request, please give me a call at (208) 417-0522. Sincerely, KNUDSEN ENGINEERING, LLC T son Le udsen, PE Principal Engineer PN: 2021020 Doc: Preliminary Plat Narrative.docx Exhibit 5a: Comprehensive Plan Future Land Use Map Pauline Flats omm /944'-c-\ CHUBBUCK I D R H 0 Ab ra ham St re et 0 rSubjLec;tl0 Future -Designation Commercial Employment High Density Low Density Medium Density Mixed Use �r irkwa�` 290 E. Linden Avenue, Chubbuck, ID 83202 208.237.2430 — Fax 208.237.2409 www.CityofChubbuck.us CHUBBUCK I D R H 0 Exhibit 5b: Current Zoning and Requested Change Pauline Flats Lanclu_e_Category ®Agriculture (A) M Creative Community M Dense Residential (R-4) M General Commercial (C-2) M Industrial (1) M Limited Commercial (C-1) Limited Residential (R-2) M Limited Residential - P (R -2P) M Planned Unit Development (PUD) M Single Family Residential (R-1) 290 E. Linden Avenue, Chubbuck, ID 83202 208.237.2430 — Fax 208.237.2409 www.CityofChubbuck.us CHUBBUCK I n Exhibit 6: Evidence of Notice a. Site Posting b. Agency notices on file with staff Sign posted January 17, 2023 along Siphon Road frontage 290 E. Linden Avenue, Chubbuck, ID 83202 208.237.2430 — Fax 208.237.2409 www.CityofChubbuck.us -------------------------- Exhibit 7 Pauline Flats •------------------------- From: Gardner, Timothy J To: Sean Harris; Bollinger. David; Sorenson, Martin W Subject: Pauline Flats Subdivision. Date: Tuesday, January 24, 2023 3:35:02 PM Attachments: 2023-01-10 PAULINE FLATS UPDATED LAYOUT.odf Sean, Pauline Flats Subdivision infringes upon the Federal Reserved Right of Way along the section of the Tyhee Wasteway running north and south directly east of the proposed project. We have worked with the engineer to come to an agreeable solution to mitigate the infringement. This being said the plat as drawn will not meet the requirements of the Fort Hall Irrigation Project. The engineer has agreed to pipe this section of the wasteway, this in itself goes along way towards meeting the requirements of Fort Hall Irrigation Project. However, there are a few areas of concern that need to be addressed prior to the issuance of a Revocable Construction Permit. The retention pond running the entire length of the property is not acceptable to the requirements of the Project. Access to the Federal Reserved Right of Way from Siphon Road must be maintained in a manner to allow maintenance and construction equipment access. This should include a rolled curb or driveway entrance. The new pipe line needs to be tied into the existing check structure and a trash rack installed. Fort Hall Irrigation Project will need to see the proposal for all of these items prior to consideration of a Revocable Construction Permit. The Tyhee Siphon pipeline runs east and west along Siphon Road on the south end of Pauline Flats Subdivision. Fort Hall Irrigation Project has a Federal Reserved Right of Way of thirty feet along this section of the Tyhee Siphon that must be protected. I am attaching a drawing supplied to Fort Hall Irrigation Project just previous to the drawing that was submitted for comment. This earlier drawing is much closer to something that Fort Hall Irrigation Project can accept with the infringements of the Federal Reserved Right of Way. Even with the earlier drawing several things need to be finalized prior to a Revocable Construction Permit being issued. Thank you Tim Gardner Fort Hall Irrigation Project 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.