HomeMy WebLinkAboutItem #01 Cascade FallsCommunity Services Department
Development Services Division
290 E. Linden Avenue, Chubbuck, ID 83202
208.237.2430
www.CityofChubbuck.us
Memo
To: Honorable Mayor and City Council
From: Development Services Staff
Date: November 22, 2023
Re: Preliminary Plat – Cascade Falls at Harvest Springs Division 1
______________________________________________________________________________
Applicant: Harvest Springs Joint Venture
3308 Autumn Rain Rd.
Pocatello, ID 83201
Professional Services: Sunrise Engineering
600 E. Oak St.
Pocatello, ID 83201
Application: Cascade Falls at Harvest Springs Division 1, approximately
13.98 acres with 6 commercial lots. Located in the SE and
SW ¼ of Section 35, Township 5 South, Range 34 East, of
the Boise Meridian, Idaho. Generally located west of
Interstate 15, north of New Day Parkway, and east of
Hiline Road.
Existing Zoning: Creative Community-Harvest Springs (CC-HS) and
Agriculture (A)
Existing Land Use: Vacant/Pasture
Staff Report: The preliminary plat for Cascade Falls at Harvest Springs Division 1 is
compliant with the City Code Titles 16, 17, and 18 and the City’s Comprehensive Plan.
Specifically:
16.12.230: Secondary irrigation facilities will be required to be designed and
constructed for this development which will likely require a pump station. The
290 E. Linden Avenue, Chubbuck, ID 83202
208.237.2430
www.CityofChubbuck.us
applicant has requested to defer the secondary pressure irrigation pump station
to a future division.
17.12.080.C: The preliminary plat application was determined complete and
comments were addressed by the applicant.
17.12.080.F: Representatives from City departments, other affected agencies, and
public utilities reviewed the plat and provided comments.
17.12.100.B: The plat was reviewed for compliance with provisions as outlined in City
Code.
The Land Use and Development Commission (LUDC) recommended approval of the plat
at its regular meeting on November 14, 2023.
Staff Recommendation:
o Recommend approval
o If approved, recommend approval of Findings of Fact and Conclusions of Law.
Recommended Condition(s) if approved:
o Development agreements between the adjacent and included property owners
(Ryan Satterfield, Chris Freed, Larry Dunn) be submitted for review prior to
submittal of the final plat if deemed necessary by City staff.
o The secondary pressure irrigation pump station be deferred to a future division
and $10,297.00 per acre irrigation pump station guarantee be collected with
building permit applications for each lot.
o That the developer works with the Dunns to locate the Dunn’s commercial drive
in a location which will minimize impacts to the Dunns’ land uses and which is
amenable to the Dunns. Access easement is required to be provided to Mr. Dunn
from Bluff Point Road to the Dunn property. The drive up to the Dunns’ property
line will be Mr. Dunn’s responsibility to complete to City requirements because
Mr. Dunn is required to pave the originally approved commercial access of
approximately 140-feet. The new relocated commercial access from Bluff Point
Road will require Mr. Dunn to pave approximately 180-feet. Relocation of the
shown drive to accommodate the needs of the Dunns will not require
resubmission of a preliminary plat.
o Based upon a recommendation from City Staff, a waiver from the Access
Management Guidelines is granted allowing the existing Dunn residential
approach to remain at its current location for the purpose of a single residential
access.
290 E. Linden Avenue, Chubbuck, ID 83202
208.237.2430
www.CityofChubbuck.us
Attachments:
A. Findings of Fact and Conclusions of Law
B. Reference Map
C. Staff report to LUDC with application, maps, and other exhibits
D. Draft minutes from LUDC meeting on November 14, 2023(Minutes not available
at time of report.)
E. Email thread explaining conditions to Larry Dunn
CITY COUNCIL
290 E Linden Avenue, Chubbuck, ID 83202
208.237.2430
www.CityofChubbuck.us
FINDINGS OF FACT & CONCLUSIONS OF LAW
FOR A
PRELIMINARY PLAT FOR CASCADE FALLS AT HARVEST SPRINGS DIVISION 1,
APPROXIMATELY 13.98 ACRES LOCATED WEST OF INTERSTATE 15, NORTH OF
NEW DAY PARKWAY, AND EAST OF HILINE ROAD
FACTS
REQUEST: The applicant proposes a 6 lot Preliminary Plat for commercial building lots in the Cascade Falls At
Harvest Springs subdivision, Division 1. It includes providing public streets, water, sewer, and irrigation
system including services.
TYPE OF COUNCIL 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).
Decisions for preliminary plat shall be based on whether it meets the requirements of the City of
Chubbuck ordinance and State of Idaho statutes.
OWNER:
Harvest Springs Joint Venture
3308 Autumn Rain Rd.
Pocatello, ID 83201
PROFESSIONAL SERVICES:
Sunrise Engineering
600 E. Oak St.
Pocatello, ID 83201
LOCATION: SE and SW ¼ of Section 35, Township 5 South, Range 34 East, of the Boise Meridian, Idaho.
Generally located west of Interstate 15, north of New Day Parkway, and east of Hiline Road.
SITE CHARACTERISTICS & ZONING:
CURRENT ZONING: Creative Community-Harvest Springs
(CC-HS) and Agriculture (A)
CURRENT LAND USE: Vacant/Pasture
PROJECT SIZE: ±13.98 acres
VIEWS: Generally visible from the south and east
TOPOGRAPHY: Hillside / Sloping
EXISTING STRUCTURES: None
RECENT TRAFFIC COUNTS:
2022: Hiline Rd at New Day Parkway, 4754/day
SURROUNDING LAND USES AND ZONING
NORTH: Farming/Pasture; Creative Community-Harvest Springs (CC-HS) and Agriculture (A) zones
EAST: Farming; Agriculture (A) zone
SOUTH: Farming; General Commercial (C-2) zone
Pre‐Plat Approval Form‐ FFCL
290 E Linden Avenue, Chubbuck, ID 83202
208.237.2430
www.CityofChubbuck.us
WEST: Pasture; Agriculture (A) zone
SERVICES:
ACCESS STREET: Current access from New Day Parkway.
FIRE/EMS PROTECTION: City of Chubbuck Fire Department
SANITARY SEWER: City of Chubbuck Sewer Utility Department
CULINARY WATER: City of Chubbuck Water Utility Department
SURFACE WATER RIGHTS: None
GROUND WATER RIGHTS FOR IRRIGATION: Owner/Developer
PROCEDURES:
1. In accordance with City Code 17.12.030-050 and Resolution 2023-09, 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.
2. In accordance with City Code 17.12.100, the application was scheduled to be heard at a Regular
Meeting of the Land Use and Development Commission.
3. In accordance with City Code 17.12.080, notices 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.
4. In accordance with City Code 17.12.100, the application was reviewed on November 14, 2023 by
the Land Use and Development Commission and a recommendation of approval was given.
5. In accordance with City Code 17.12.110, the City Council considered the record and
recommendation at a City Council meeting.
APPLICABLE LAWS AND PLANS:
1. Idaho Code
a. §50-13, Plats and Vacations
b. §67-6513, Subdivision Ordinance
2. Chubbuck Comprehensive Plan (as amended)
3. Chubbuck City Code
a. Title 16, Land Improvement Standards
b. Title 17, Land Development
c. Title 18, Land Use
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.
Pre‐Plat Approval Form‐ FFCL
290 E Linden Avenue, Chubbuck, ID 83202
208.237.2430
www.CityofChubbuck.us
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 17.12.100, the City Council
finds the following:
1. Conditions of Approval necessary to approve the Preliminary Plat are (if any):
a. Development agreements between the adjacent and included property owners (Ryan
Satterfield, Chris Freed, Larry Dunn) be submitted for review prior to submittal of the
final plat if deemed necessary by City staff.
b. The secondary pressure irrigation pump station be deferred to a future division and
$10,297.00 per acre irrigation pump station guarantee be collected with building
permit applications for each lot.
c. That the developer works with the Dunns to locate the Dunn’s commercial drive in a
location which will minimize impacts to the Dunns’ land uses and which is amenable
to the Dunns. Access easement is required to be provided to Mr. Dunn from Bluff
Point Road to the Dunn property. The drive up to the Dunns’ property line will be Mr.
Dunn’s responsibility to complete to City requirements because Mr. Dunn is required
to pave the originally approved commercial access of approximately 140-feet. The
new relocated commercial access from Bluff Point Road will require Mr. Dunn to pave
approximately 180-feet. Relocation of the shown drive to accommodate the needs of
the Dunns will not require resubmission of a preliminary plat.
d. Based upon a recommendation from City Staff, a waiver from the Access
Management Guidelines is granted allowing the existing Dunn residential approach
to remain at its current location for the purpose of a single residential access.
2. The subdivision proposal complies with applicable provisions of Title 17.
3. The subdivision proposal complies in principle with all applicable City design standards and
development regulations.
4. The subdivision proposal complies with all applicable zoning requirements of the underlying
zoning district, applicable overlays, and other applicable development standards.
5. All public facilities including streets, sidewalks, curbs, gutters, 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.
Pre‐Plat Approval Form‐ FFCL
290 E Linden Avenue, Chubbuck, ID 83202
208.237.2430
www.CityofChubbuck.us
6. A traffic impact study was either not required or was required and the proposal will not have a
significant impact on street network or will provide appropriate mitigations for impacts.
7. The proposal provides for a continuation of a connected transportation system unless
topography or natural features prevents a connection to abutting streets or property.
8. 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.
9. Public utilities are provided to the newly created lots in public rights-of-way or in appropriately
sized easements.
ORDER: CONCLUSION AND DECISION; PERMIT TERMS
1. The City Council, pursuant to the aforementioned, finds that the request for a Preliminary Plat as herein
described, shall be APPROVED.
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. Approval is valid for a period of twelve (12) mo nths. In phased developments, the preliminary plat
will remain valid as long as final plat submittal does not exceed twelve (12) months from previous
final plat approval. Approval of a preliminary plat does not assure final acceptance of any
dedications or continuation of any existing land use regulations or engineering standards
governing the subject land or other properties in the area.
5. Whether approved, approved with conditions, or denied, any party seeking judicial review of the
decision must first request a reconsideration of this decision to the City Council in accordance with
section 18.28.090 of city code.
Pre‐Plat Approval Form‐ FFCL
290 E Linden Avenue, Chubbuck, ID 83202
208.237.2430
www.CityofChubbuck.us
APPROVED BY THE MAYOR OF THE CITY OF CHUBBUCK, IDAHO, this _______ day
of ______________, 20____.
__________________________________
Kevin B. England, Mayor
ATTEST:
__________________________________
Joey Bowers, Clerk
290 E. Linden Avenue, Chubbuck, ID 83202
208.237.2430
www.CityofChubbuck.us
Attachment B:
Reference Map
Cascade Falls at Harvest Springs Division 1
Community Services Department
Development Services Division
290 E. Linden Avenue, Chubbuck, ID 83202
208.237.2430
www.CityofChubbuck.us
CASCADE FALLS AT HARVEST SPRINGS DIVISION 1
PRELIMINARY PLAT REQUEST - STAFF REPORT
CITY OF CHUBBUCK LAND USE AND DEVELOPMENT COMMISSION
REGULAR MEETING ON NOVEMBER 14, 2023
STAFF FINDINGS SUMMARIZED
After reviewing the proposed Cascade Falls at Harvest Springs Division 1 preliminary plat, Staff finds
that it meets the code requirements with the following comments:
Preliminary Plat recommendations are conditional upon City Council approval of Cascade Falls
at Harvest Springs Division 1.
Bluff Point Road is being proposed to connect to New Day Parkway at the current Dunn
driveway access point to New Day Parkway. This proposal would require the Dunn
driveway/commercial access point to be relocated up Bluff Point Road just over 300-feet away
from the new intersection to meet the City’s adopted Access Management Guidelines and
requiring a new driveway through the existing pasture. Mr. Dunn was in the process of getting
a commercial pet boarding business approved through the City when the application for this
development was submitted to the City. Staff is supportive of allowing Mr. Dunn’s personal
private access to remain at its current location for access to the single residence, and a
condition of approval for this application that any commercial accesses be located to meet the
required spacing distance from the intersection, and that the commercial access be in a
location agreed upon by the parties and be paved as is required by city code. Because the
Dunn commercial project was in the works prior to the application for this plat and the existing
driveway would have been approved for the commercial and residential use without any
change in location (it would need to be paved, however), staff is supportive of requiring the
plat applicant to work with the Dunns to determine the best location of the commercial drive
which minimizes impacts to the land uses, and to require the plat applicant to plat the ingress
and egress easement and to pave the driveway to the property line.
Secondary irrigation facilities will be required to be designed and constructed in accordance
with section 16.12.230 of city code, which will likely include a pump station
o The applicant has requested to defer the secondary pressure irrigation pump station to a
future division.
STAFF RECOMMENDATION: Staff recommends approval of the preliminary plat with the following
conditions or deviations:
290 E. Linden Avenue, Chubbuck, ID 83202
208.237.2430
www.CityofChubbuck.us
Development agreements between the adjacent and included property owners (Ryan
Satterfield, Chris Freed, Larry Dunn) be submitted for review prior to submittal of the final
plat.
The secondary pressure irrigation pump station be deferred to a future division and
$10,297.00 per acre irrigation pump station guarantee be collected with building permit
applications for each lot.
That the developer works with the Dunns to locate the Dunn’s commercial drive in a location
which will minimize impacts to the Dunns’ lands uses and which is amenable to the Dunns.
The drive up the Dunns’ property line is required to be paved. Relocation of the shown drive
to accommodate the needs of the Dunns will not require resubmission of a preliminary plat.
Based upon a recommendation from City Staff, a waiver from the Access Management
Guidelines is granted allowing the existing Dunn residential approach to remain at its current
location for the purpose of a single residential access.
FACTS
REQUEST: The applicant proposes a 6 lot Preliminary Plat for commercial building lots in the Cascade Falls At
Harvest Springs subdivision, Division 1. It includes providing public streets, water, sewer, and irrigation
system including services.
BACKGROUND: This is the 1st division of the Cascade Falls At Harvest Springs 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:
Harvest Springs Joint Venture
3308 Autumn Rain Rd.
Pocatello, ID 83201
PROFESSIONAL SERVICES:
Sunrise Engineering
600 E. Oak St.
Pocatello, ID 83201
LOCATION: SE and SW ¼ of Section 35, Township 5 South, Range 34 East, of the Boise Meridian, Idaho.
Generally located west of Interstate 15, north of New Day Parkway, and east of Hiline Road.
SITE CHARACTERISTICS & ZONING:
CURRENT ZONING: Creative Community-Harvest Springs
(CC-HS) and Agriculture (A)
CURRENT LAND USE: Vacant/Pasture
PROJECT SIZE: ±13.98 acres
VIEWS: Generally visible from the south and east
TOPOGRAPHY: Hillside / Sloping
EXISTING STRUCTURES: None
RECENT TRAFFIC COUNTS:
2022: Hiline Rd at New Day Parkway, 4754/day
SURROUNDING LAND USES AND ZONING
NORTH: Farming/Pasture; Creative Community-Harvest Springs (CC-HS) and Agriculture (A) zones
290 E. Linden Avenue, Chubbuck, ID 83202
208.237.2430
www.CityofChubbuck.us
EAST: Farming; Agriculture (A) zone
SOUTH: Farming; General Commercial (C-2) zone
WEST: Pasture; Agriculture (A) zone
SERVICES:
ACCESS STREET: Current access from New Day Parkway.
FIRE/EMS PROTECTION: City of Chubbuck Fire Department
SANITARY SEWER: City of Chubbuck Sewer Utility Department
CULINARY WATER: City of Chubbuck Water Utility Department
SURFACE WATER RIGHTS: None
GROUND WATER RIGHTS FOR IRRIGATION: Owner/Developer
PROCEDURES:
1. In accordance with City Code 17.12.030-050 and Resolution 2023-09, 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.
2. In accordance with City Code 17.12.100, the application is scheduled to be heard at the
November 14, 2023 Regular Meeting of the Land Use and Development Commission.
3. 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
2. Chubbuck Comprehensive Plan (as amended)
3. 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.
290 E. Linden Avenue, Chubbuck, ID 83202
208.237.2430
www.CityofChubbuck.us
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,
17.12.050 Copies to be Submitted, Notice and Fee
Staff
Comments
The applicant has completed the requirements of these
sections.
x Department
Comments
Public Works:
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.
x Department
Comments
Fire Department:
The department has reviewed the applicant’s proposal for
compliance and finds that it meets the code requirements.
No concerns.
x Department
Comments
Police Department:
The department has reviewed the applicant’s proposal for
compliance and finds that it meets the code requirements. No
comments received.
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
Comments Applicant has provided all information required of this section.
x 17.12.160 Identification and Descriptive Data
Staff
Comments Applicant has provided all information required of this section.
x 17.12.170 Existing Conditions Data
Staff
Comments
Applicant has provided a preliminary plat showing existing
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
Comments
Applicant has provided a preliminary plat showing proposed
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
Comments
Water, sewer, and pressure irrigation will be extended through
the development, applicant has provided service locations
shown on the preliminary plat.
290 E. Linden Avenue, Chubbuck, ID 83202
208.237.2430
www.CityofChubbuck.us
CITY CODE TITLE 18- LAND USE
Compliant Standards and Staff Comments
Yes No N/A City Code City Standard and Staff Comments
x
18.34.050 Height and area Regulations
Staff
Comments
This is proposed in the CC-HS zone and is limited to 4 stories
high and no minimum lot size.
PUBLIC IMPROVEMENT REQUIREMENTS
Improvement Description
Water Water mainlines with services will be constructed and connected to existing
water mainlines.
Sewer Sewer mainlines with services will be constructed and connected to existing
sewer mainlines.
Streets Right-of-way will be dedicated and the streets will be constructed per 16.12.020C
and in accordance with the comprehensive plan.
Storm Drainage Storm water from the street will be retained in the retention ponds, while storm
water from the lots will be required to be retained on site.
Pressurized Secondary
Irrigation
Secondary irrigation facilities will be designed and constructed in accordance
with section 16.12.230 of city code. Applicant has requested to defer the
secondary pressurized irrigation pump station to a future division.
Parks N/A
OTHER AGENCY COMMENTS AND REQUIREMENTS
Agency Comment
BTPO No comment received.
Bureau of Indian Affairs No concerns.
Cable One No comment received.
Century Link No comment received.
Direct Communications No comment received.
ID Fish and Game No comment received.
ID Transportation No comment received.
Idaho Power No comment received.
Intermountain Gas Concerns have been addressed by applicant
School District 25 No comment received.
SE Idaho Public Health No comment received.
US Postal Service No comment received.
290 E. Linden Avenue, Chubbuck, ID 83202
208.237.2430
www.CityofChubbuck.us
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. (if found necessary by LUDC).
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
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. DATE: November 1, 2023
EXHIBITS
1. Reference Map
2. Application for Preliminary Plat
3. Preliminary Plat
a. Design Book
b. Plat Map
c. Master Plan
290 E. Linden Avenue, Chubbuck, ID 83202
208.237.2430
www.CityofChubbuck.us
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. Email letter from westerly adjacent property owner Larry Dunn
290 E. Linden Avenue, Chubbuck, ID 83202
208.237.2430
www.CityofChubbuck.us
Exhibit 1:
Reference Map – Cascade Falls at Harvest Springs Division 1
1
C A S C A D E F A L L S D I V I S I O N 1
A T H A R V E S T S P R I N G S
Table of Contents
HARVEST SPRINGS VISION ............................................................................................................................................. 3
COMMERCIAL LANDSCAPE GUIDELINES ........................................................................................................................ 4
Landscape Materials ................................................................................................................................................. 4
Right-of -Way and Associated Landscape Tracts ....................................................................................................... 4
Medians and planter strips ....................................................................................................................................... 4
Parking Lots ............................................................................................................................................................... 4
Maintenance of Commercial Landscape ................................................................................................................... 5
Timing of Landscape Improvements ......................................................................................................................... 5
SPECIFIC PLANT REQUIREMENTS .................................................................................................................................. 5
Shrubs ....................................................................................................................................................................... 5
Annuals...................................................................................................................................................................... 5
Trees ......................................................................................................................................................................... 5
Park Strip ................................................................................................................................................................... 5
Prohibited Plants and Trees ...................................................................................................................................... 5
Hedges ...................................................................................................................................................................... 6
Examples of Permitted Evergreen Trees and Shrubs ................................................................................................ 7
Examples of Permitted Deciduous Trees and Shrubs ................................................................................................ 8
SIGNAGE AND MONUMENTATION .............................................................................................................................. 11
Examples of Potential Signage and Monumentation .............................................................................................. 11
FENCING GUIDELINES .................................................................................................................................................. 12
Trash Enclosures ..................................................................................................................................................... 12
Fence Design Requirements .................................................................................................................................... 12
Pilasters ................................................................................................................................................................... 12
Caps ......................................................................................................................................................................... 12
Fence Rails............................................................................................................................................................... 12
ARCHITECTURAL GUIDELINES ...................................................................................................................................... 13
Setbacks .................................................................................................................................................................. 13
2
C A S C A D E F A L L S D I V I S I O N 1
A T H A R V E S T S P R I N G S
Allowed Encroachments into Setbacks ................................................................................................................... 13
Measurement of Setbacks ...................................................................................................................................... 13
Determining Setbacks on Irregular Lots .................................................................................................................. 13
Alternative Lot Configurations ................................................................................................................................ 14
Materials ................................................................................................................................................................. 14
Air Conditioning Compressors ................................................................................................................................. 14
Chimneys, Cladding, & Storm Doors ....................................................................................................................... 14
Color ........................................................................................................................................................................ 14
Columns .................................................................................................................................................................. 15
Front Doors, Garage Doors and Storm Doors.......................................................................................................... 15
Gutters and Downspouts ........................................................................................................................................ 15
Porch and Stair Railings ........................................................................................................................................... 15
Roofs ....................................................................................................................................................................... 15
Soffits ...................................................................................................................................................................... 15
Solar Panels ............................................................................................................................................................. 15
Trellis and Pergolas ................................................................................................................................................. 15
Trim ......................................................................................................................................................................... 15
EXAMPLES OF COMMERCIAL BUILDINGS .................................................................................................................... 16
ADDITIONAL GUIDELINES ............................................................................................................................................ 17
Architectural Lighting .............................................................................................................................................. 17
Outdoor Patio Furniture .......................................................................................................................................... 17
Shade Coverings/Shade Sails/Screens ..................................................................................................................... 17
Sheds ....................................................................................................................................................................... 17
Shutters ................................................................................................................................................................... 17
Sport Courts ............................................................................................................................................................ 17
ROAD CROSS SECTIONS ............................................................................................................................................... 18
APPENDIX .................................................................................................................................................................... 19
Definitions ............................................................................................................................................................... 19
3
C A S C A D E F A L L S D I V I S I O N 1
A T H A R V E S T S P R I N G S
HARVEST SPRINGS VISION
Located on the north end of the Portneuf Valley, Harvest Springs is a community with purpose. It is designed to
inspire creativity and bring people together. At Harvest Springs, community matters, diversity is the design, and the
outdoors and town square are around the corner.
Harvest Springs is an exciting, vibrant place to live. The variety of home styles offered provide quality options for
people of all ages. Parks, shared play areas, front porches, and trails are designed to provide neighborly interaction.
Defining features include a small lake, walking and biking trails, and open space that borders many homes as well as
a commercial center located within walking or biking distance of the entire neighborhood. The town center and
abundant community amenities provide a home-town, neighborly atmosphere and everyday conveniences that
make life simple.
With magnificent views of the Pocatello foothills and Chubbuck’s city lights, Harvest Springs has a serenity
illuminated by morning sunrises and silhouetted by warm, Idaho sunsets. With its combination of recreation and
the natural beauty found from gentle slopes, and breathtaking bluffs, Harvest Springs provides a favorite place for
people in all stages of life to call home.
The Architectural and Landscaping Design Guidelines are meant to help architects and homeowners capture this
warmth and vision when designing for Harvest Springs.
The specific guidelines outlined in this document help achieve this vision for the neighborhood. Design guidelines
provide an opportunity to enhance the community character through the consistent application of style and
materials. They also enhance the pedestrian experience of a community by including visually interesting and safe
places to walk and socialize.
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C A S C A D E F A L L S D I V I S I O N 1
A T H A R V E S T S P R I N G S
COMMERCIAL LANDSCAPE GUIDELINES
Landscape Materials
New landscape materials shall include species native to the area or non-invasive naturalized species that have
adapted to those climate conditions. Landscaping may include water features, rock, wood, walls, fences and other
similar decorative materials and artistic features.
Right-of -Way and Associated Landscape Tracts
One street tree per each 30 lineal feet of street frontage is required. In addition, trees can be staggered, and/or
planted in drifts or groves so long as the total number of required trees is provided. Street trees must be a
minimum caliper of 1.5-inches diameter at breast height.
Medians and planter strips
Landscaping within planter strips adjacent to parking spaces must include a low growing plant palette with a variety
of textures, such as, but not limited to, low grasses, groundcovers and perennials. Irrigation is required. Rock mulch
may be no more than 3” in size and must be neutral in color. Shrubs and ground covers may be planted in drifts, or
as appropriate for stormwater quality/low impact development.
Parking Lots
The purpose of parking lot landscaping is to soften the visual appearance, soften views of parking lots, add shade
and reinforce safe pedestrian access to buildings and connecting sidewalks.
Parking lots with 12 or more stalls shall include:
• One tree for every six stalls located in islands or perimeter landscaping; and
• Total of all interior landscaped areas shall be at least 10 percent of the total parking area (including parking,
maneuvering and loading areas)
All landscape areas must be planted with landscape materials except where pedestrian access is provided.
Landscaping adjacent to parking spaces must include a low growing plant palette with a variety of textures, such as,
but not limited to:
• Low grasses, ground covers and perennials; and
• A landscape area shall be provided at the end of parking aisles;
• Minimum width of all landscape areas is 4 feet.
• A reduction in width of up to two (2) feet may be allowed for interior landscape areas (not adjacent to
right-of-way)
• A minimum six-foot wide perimeter of landscaping is required adjacent to rights-of-way, except where
vehicular ingress and egress is proposed.
The perimeter landscaping may include decorative walls, solid fences or vegetation to obscure views of parking
areas.
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C A S C A D E F A L L S D I V I S I O N 1
A T H A R V E S T S P R I N G S
Maintenance of Commercial Landscape
To the extent necessary to remain healthy and attractive, all non-native landscaping shall be watered, weeded,
pruned, freed of pests, and replaced as necessary. Shrubs near parking lots or driving lanes shall be cropped to
prevent blockage of vision necessary for safe driving.
Shrubs shall not be allowed to grow so as to block public sidewalks or required pedestrian walkways.
Timing of Landscape Improvements
Parking lot landscaping must be bonded for or in place prior to occupancy of the building or use for which it is
required.
SPECIFIC PLANT REQUIREMENTS
Shrubs
Minimum size at installation is 3 gallon; 1 gallon in alley planting zones.
Shrub Spacing: varies depending on species type; never more than 5 feet on center.
Planting plans are encouraged to have a mix of both evergreen and deciduous plants for year-round visual interest.
Annuals
Annuals are permitted, however, limited to 25% of planter bed and must be dispersed throughout the planting area
with perennials and shrubs for year-round coverage.
Hanging plant baskets and pots are allowed on the front porch.
Trees
A minimum of 2 feet mulched radius tree ring or rectangle from curb to sidewalk is required at the base of the tree
and must be consistent with the edging in the yard. Evergreens must be at least 6 feet in height at installation. Tree
spacing is dependent on species type.
Park Strip
Installed by builder however, property owner is responsible to maintain.
• 1 ½ inch caliper minimum
Prohibited Plants and Trees
Most plants and trees are permitted in Harvest Springs however; below is a list of species that are prohibited due to
their noxious and evasive growing habits.
• Cottonwood Palm Trees
• Russian Knapweed
• Hoary Cress Musk Thistle
• Diffuse Knapweed
• Russian Olive Tree
• Yellow Starthistle
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C A S C A D E F A L L S D I V I S I O N 1
A T H A R V E S T S P R I N G S
• Spotted Knapweed
• Squarrose Knapweed
• Canada Thistle
• Field Bindweed
• Bermudagrass
• Quackgrass
• Leafy Spurge
• Dyers Woad
• Perennial Pepperweed
• Purple Loosestrife
• Scotch Thistle
• Siberian Elm
• Swedish Aspen Trees
• Perennial Sorghum
• Johnsongrass Medusahead
Hedges
Hedges are permitted on all lots and must be maintained on a regular basis.
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C A S C A D E F A L L S D I V I S I O N 1
A T H A R V E S T S P R I N G S
Examples of Permitted Evergreen Trees and Shrubs
Baby Blue Eyes Spruce 30' x 15' Fat Albert Spruce 15' x 10' Weeping White Spruce 30' x 10'
Columnar Blue Spruce 20' x 8' Blue Rug Juniper 8' x 8' Bird's Nest Spruce 2-8' x 3-12'
Dark Green Spreader Yew 4' x 4' Winter Gem Boxwood 4' x 3'
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A T H A R V E S T S P R I N G S
Examples of Permitted Deciduous Trees and Shrubs
Crimson King Maple 40' x 30' Paul's Scarlett Hawthorne 20' x 22'
Pacific Sunset Maple 30' x 30'
Indian Magic Ornamental Crabapple 20' x 20'
Chanticleer Ornamental
Pear 30' x 10'
Tallhedge Columnar
Buckthorn 12' x 4'
Crimson Pointe Ornamental
Plum 30' x 10'
Greenspire Linden 40' x 30' Newport Ornamental Plum 30' x 25'
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C A S C A D E F A L L S D I V I S I O N 1
A T H A R V E S T S P R I N G S
Burning Bush 6' x 6' Regal Prince Oak 40' x 20'
Ivory Halo Dogwood 6' x 6' Red Leaf Royal Raindrops Ornamental
Crabapple 15' x 15'
Imperial Honeylocust 40' x 40'
Spring Snow Ornamental Crabapple 25' x 25' Comlumnar Norway Maple 50' x 35'
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C A S C A D E F A L L S D I V I S I O N 1
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Dwarf Korean Lilac 4' x 4' Rosy Glow Barberry 4' x 4'
Goldtide Forsythia 2' x 4' Dwarf Korean Lilac 4' x 4' Black Knight Butterfly Bush 6' x 5'
Goldflame Spiraea 3' x 3' Oakleaf Hydrangea 4' x 4' Peking Cotoneaster 10' x 10'
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C A S C A D E F A L L S D I V I S I O N 1
A T H A R V E S T S P R I N G S
SIGNAGE AND MONUMENTATION
Examples of Potential Signage and Monumentation
Example of Trail Marker Signs
Example of Street Signs Example of Neighborhood Commercial Monumentation
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C A S C A D E F A L L S D I V I S I O N 1
A T H A R V E S T S P R I N G S
FENCING GUIDELINES
Fences help enclose certain elements such as dumpster pads. They are considered background elements that help
to highlight landscaping and architecture. Applications must include a plan depicting where the exact location of
the fence is being proposed
Trash Enclosures
Trash enclosures screen trash and recycling receptacles from common views. Trash enclosures should be of similar
form, material and color as the privacy fence. Screening must exceed the height of the receptacle by 1 foot and
must not exceed a height of 6 feet. Trash containers may be kept behind a fence or in the garage if a trash
enclosure is not preferred.
Fence Design Requirements
Required elements; pilasters (posts); horizontal rails at bottom, waistline, and top; and infill boards called the “main
body” and “upper body”. Except for pilasters, all fencing components should be visually consistent with common
lumber sized and construction. Fencing may be site- constructed or prefabricated, in module widths between 6 and
9 feet.
Depending on the slope of the lot, the Architectural Review Committee will determine whether fence stepping is
required or whether fence sloping will be allowed. Fence design may be altered depending on architectural styles.
Note that all fence installations must be approved by the ARC prior to installation.
Pilasters
Pilasters should be sized appropriately to their material; for example, wood products in 6 x 6s.
Caps
Caps on pilasters are required and need to match the fence style.
Fence Rails
Rails must be expressed externally to the body on the public side of the fence along alleyways, parks, streets and
open spaces.
Bottom and waistline rails must be at least 4 inches on the vertical, and are commonly 1 x 4 or 1 x 6 members. Top
rails are often smaller elements, in keeping with a finer scale in the upper body. Rails must be 4 inches wide and 3⁄4
inch thick.
The main body of the fence may fully block views in order to create privacy in back yards. The upper body is located
in the top 18 inches to 24 inches of the fence, and may be solid when facing other lots.
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C A S C A D E F A L L S D I V I S I O N 1
A T H A R V E S T S P R I N G S
ARCHITECTURAL GUIDELINES
Cascade falls is planned and designed to showcase medical office building design and façade similar to the example
commercial building pictures on page 16. As a general rule all architectural modifications must complement/match
the current architectural style of the surrounding building in the commercial neighborhood.
Setbacks
R E Q U I R E D S E T B A C K S
Land Use Front Yard
(Min/Max)
Side Yard Side Yard
Corner Lot
Rear Yard Garage
(Street Loaded)
Garage
(Alley Loaded)
Residential 10’-25’ 6’ 10’ 5’ 15’ 5’
Village 10’-25’ 6’ 10’ 5’ 15’ 5’
Town 10’-25’ 6’ 10’ 5’ 15’ 5’
Business and
Research Park 10’-25’ 6’ 10’ 5’ 15’ 5’
All setbacks listed here should be compared to Chubbuck City Code Creative Community- Harvest Springs (CC-HS)
and preference should be given to the city code.
Allowed Encroachments into Setbacks
Uncovered decks, patios, walkways, and other minor structural elements less than 30 inches in height; and fences
six (6) feet in height or less; are exempt from setback requirements.
Retaining walls, rockeries and heat pumps and other similar mechanical/landscape features are allowed within
setbacks.
Balconies above the first floor may intrude into setbacks up to 2 feet subject to applicable construction codes.
Chimneys and fireplaces, accent walls or pilasters, bay windows, eaves and other similar minor structural or
architectural elements may encroach up to 2 feet into setbacks subject to
applicable construction codes.
Measurement of Setbacks
Setbacks are measured from the outside wall of the foundation of a structure to the property line in a
perpendicular fashion.
Determining Setbacks on Irregular Lots
Irregular Lots are defined as lots that are non-rectangular, lots with three sides, or more than four sides and require
special measurement techniques in order to achieve the purpose of the specific setbacks:
• Front Setbacks: Front setbacks shall be measured from the property line that abuts the street from which
the lot is addressed or takes primary access. For an alley loaded lot, the setback is measured from the lot
line furthest from the alley.
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C A S C A D E F A L L S D I V I S I O N 1
A T H A R V E S T S P R I N G S
• Rear Setbacks: In the case of an irregularly shaped lot, a ten-foot line which is within the lot and parallel to
and most distant from the front lot line shall be considered the rear lot line.
• Side Setbacks: All lot lines, which are not front or rear lot lines, shall be considered side lot lines.
• Pie-Shaped Lots: Setbacks on pie-shaped lots shall be measured at the closest point between the proposed
building and the angled lot line, perpendicular to that lot line.
• Cul-De-Sac Lots: Setbacks shall be taken from the nearest proposed foundation corner, and measured
perpendicular to the property lines.
• Flag Lots: A flag lot is a lot so shaped that the building area (the “flag”) is not adjacent to the street or alley
on which the lot fronts, and which includes an access strip (the “pole”) connecting the building area to the
street or alley. Setbacks shall be applied at the enlarged area of the lot (“flag”), and the front setback (or
false front) shall be 10’ minimum and the side setback shall be 6’ minimum per Chubbuck Municipal Code
section 18.34.050.3.f.
Alternative Lot Configurations
In order to promote creative and unique site designs, alternative lot configurations are allowed within Harvest
Springs. Alternative lot configurations include, but are not limited to:
• Zero lot line developments:
• “Z” lot configurations:
Materials
Building materials are to be used in a way that is true to their nature and enhances the quality and character of
Harvest Springs. Siding (shingle, clapboard, tongue and groove), natural stone, or brick should be the primary
building material. Stucco is a secondary building material.
Materials should change only at appropriate locations, such as a change in the horizontal plane. Careful attention
should be paid to the details of joints, soffits, and openings, particularly when using siding. Brick and stone, if used,
should be used in a detailed, functional manner. Detailing should also be consistent on all exterior surfaces. Simple
detailing to highlight structural elements such as eaves, windows, and doors is encouraged. Details should be
appropriately scaled.
Air Conditioning Compressors
Should be placed in an inconspicuous location and screened from view of street.
Chimneys, Cladding, & Storm Doors
Must match the architectural style of the building.
Color
One or two colors should be used consistently on all sides of the building.
All color modifications must match the style of building. Shifts in color are limited to the following locations; inside
corners, horizontal breaks and changes in material, breaks between trim and wall plane, gable ends and accent
panels, plane changes.
All color modifications include a review of adjacent building colors.
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C A S C A D E F A L L S D I V I S I O N 1
A T H A R V E S T S P R I N G S
Columns
Must be consistent with the architectural style of the building.
Front Doors, Garage Doors and Storm Doors
Color and style must match the architectural design of the building.
Gutters and Downspouts
Downspouts must blend into the main building color or match trim color. They must drain away from window wells
and foundations.
Porch and Stair Railings
Vinyl, a paintable composite product, wood or metal material are permitted. There is a 4 -inch maximum distance
between porch balusters. Railings must be consistent with the architectural style of the building. Railing must
complement building, exterior color and not be a focal point or distract from building.
Roofs
Roof pitches and materials should be appropriate to the design and style of the building. Rake and eave styles and
materials should coordinate. Roof penetrations and flat skylights may be placed on a roof not facing public
thoroughfare. Dormers, if used, may have gable, hip, or shed roofs that work well with primary roof form.
Soffits
Material: Aluminum soffits and fascia materials, smooth fiber-cement boards, or tongue and groove. Soffit and
fascia must match trim.
Solar Panels
Solar panels are permitted. They should be low profile and similar color to the roof so as not to stand out. Orderly,
block formation placement, in the least visually distracting manner is highly recommended. Solar panel electrical
boxes must match the surrounding exterior color of the building.
Trellis and Pergolas
Material and design must match the architectural style of the building.
Trim
Transitions between materials must be trimmed and flashed in a manner appropriate to the style.
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A T H A R V E S T S P R I N G S
EXAMPLES OF COMMERCIAL BUILDINGS
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C A S C A D E F A L L S D I V I S I O N 1
A T H A R V E S T S P R I N G S
ADDITIONAL GUIDELINES
Architectural Lighting
Simple, low voltage, clear landscape lighting is permitted for practical night-time safety and pedestrian circulation.
Fixtures should complement the architecture and encouraged to be downward firing to mitigate light pollution and
nuisance to neighbors.
Outdoor Patio Furniture
Outdoor furniture such as chairs, tables, settees or loungers that are designed for outdoor use are permitted.
Weather-resistant materials that will not be damaged by exposure to rain, sun, snow or other outdoor elements
and are acceptable.
Shade Coverings/Shade Sails/Screens
This is considered a seasonal item and must be removed during the winter months. If it falls into disrepair or fading
it must be removed. Retractable awnings must stay retracted during the winter months.
Sheds
All sheds, storage units, garages, etc., within street view are to have the same design and materials as the main
dwelling.
Shutters
• Must complement style and architecture of building
• If removal of shutters is proposed, window trim must be installed, if not present. If window trim is present, it
must be removed before installation of shutters may occur so there is not a gap present.
Sport Courts
Sport Courts including but not limited to basketball courts are considered a major modification and are subject to
the Design Review process.
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A T H A R V E S T S P R I N G S
ROAD CROSS SECTIONS
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A T H A R V E S T S P R I N G S
APPENDIX
Definitions
ARC: Architectural Review Committee
Annual: Plant that lives only one growing season.
Boulder: A large rounded mass of rock at least 24 inches in width.
Caliper: The diameter (width) of a tree measured at 6 inches above the base or root of the tree. Composite I.e.:
composite railing is generally made of material such as plastics and very fine wood saw dust, which are mixed and
compressed with intense pressure and heat. This must be specific to architectural style, paintable, simulating wood.
Deciduous: A tree that sheds or loses leaves at the end of the growing season.
Edger/Header: A continuous edge between lawn and planting bed.
Fallow: Not in use; inactive.
Hollywood Drive: A strip of paving or planting area in the center of the driveway.
Impervious: A surface that does not allow water to pass through.
Opacity: A degree to which a substance is not transparent or translucent.
Park Strip: The space between the curb and the sidewalk.
Perennial: A plant that lives more than one growing season throughout the years.
Pergola: An arbor formed of trelliswork supported on columns or posts, over which vines or other plants are
trained.
Permeate/Permeable: To pass through or into.
Pervious: A surface that permits water to pass through.
Terrace: A raised level with a vertical or sloping front or sides faced with masonry, turf, or the like, esp. one of a
series of levels rising one above another.
Trellis: A structure of open latticework especially one used as a support for vines and other creeping plants.
Variance: An official permit granted by the Architectural Review Committee and the Board of Directors to allow
something that is normally not permitted by regulations.
Vinyl: A synthetic, plastic or PVC made using synthetic plastics, such as polypropylene, nylon, polythene
(polyethylene) or from various recycled plastics.
PROPOSED BOUNDARY LINEPROPOSED PROPERTY LINEPROPOSED EASEMENT LINEPROPOSED CENTER LINESECTION LINEWATER LINEIRRIGATION LINESEWER LINESTORM LINECOUNTOUR LINESEXISTINGPROPOSEDFIRE HYDRANT / WATER VALVEWATER METER / WATER SERVICEIRRIGATION BOX / IRRIGATION SERVICESEWER MANHOLESEWER SERVICESTORM MANHOLE /STORM CATCH BASINPWRWSWSIRIRSSSSSIDEWALKSTANDARD CURB / RIBBON CURBGAS LINETELEPHONE / FIBER LINECABLE TV LINEPOWER POLE / POWER BOXLOT 11.03 ACN
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'IRIRIRIRIRLOT 10.09 ACN 89°44'45" W 524.48'N 89°44'45" W 524.48'C5C1C4C2S 18°52'13" W 189.82'S 18°52'13" W 189.82'C3IRIRIRLOT 11.10 ACLOT 14.07 ACN 0°06'51" E 569.04'N 49°31'35" W 582.77'S 89°53'09" E 284.19'IRIRIRLOT 13.22 ACLOT 21.15 ACC5L1N 0°06'51" E 202.94'N 0°06'51" E 569.04'
S 0°08'43" W 209.31'N 89°51'14" W 505.55'S
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SHEET NUMBER
1 OF 1 SATTERFIELD REALTY & DEVELOPMENT, LLCRYAN SATTERFIELD208.232.1468OKC09301RMH09.8.20233308 AUTUMN RAIN RD.POCATELLO, ID 83201DEVELOPER INFORMATIONSHEET INFORMATIONDRAWN BYPROJECT #CHECKED BYCREATEDREVISEDREV #NAMECONTACTADDRESSPHONEwww.sunrise-eng.comTELEPHONE 208.234.0110600 EAST OAK STREET, POCATELLO, ID 83201ENGINEERING1 INCH = 80 FEET1 INCH = 160 FEET0040801604080160FULL SIZE SCALE (24"x36")HALF SIZE SCALE (12"x18")1.EXISTING ZONING: AGRICULTURE (A) AND CREATIVE COMMUNITY-HARVEST SPRINGS (CC-HS)2.LOT SIZE DATAPROPOSED MINIMUM COMMERCIAL: 1.03 ACPROPOSED MINIMUM COMMON: 0.09 AC3.SUBDIVISION STATSTOTAL AREA 13.98 AC5 TOTAL COMMERCIAL LOTS1 TOTAL COMMON LOT4.GAS, POWER, CABLE TV ETC. TO BE PROVIDED5.PUBLIC UTILITY EASEMENTS ARE 10' (FT.) WIDE UNLESS OTHERWISE NOTED6.BLUFF POINT RD WILL BECOME A RIGHT IN / RIGHT OUT ONLY ONCE HARVEST SPRINGS BLDV. ISCONSTRUCTED DOWN TO NEW DAY PARKWAY.7.THE DEVELOPER IS REQUESTING THAT THE IRRIGATION PUMP STATION BE WAIVED THIS DIVISION.THERE IS A PUMP STATION AS PART OF A FUTURE PHASE.8.LOT 1 BLOCK 5 IS A NON-BUILDABLE COMMON LOT.VICINITY MAPLEGEND & NOTESPRELIMINARY PLAT FOR:CASCADE FALLSAT HARVEST SPRINGS DIVISION 1LOCATED IN THE SW 1/4 OF THE SE 1/4 OF AND THE SE 1/4 OF THE SW 1/4 OF SECTION 35,TOWNSHIP 5 SOUTH, RANGE 34 EAST, B.M., BANNOCK COUNTY, IDAHONOTESNEW DAY PARKWAYHILINE RD
INTERSTATE 15 PROJECT LOCATIONA~HAREST SPRING BLVD - CROSS SECTIONB~CASCADE FALLS/BLUFF POINT ROAD - CROSS SECTIONTERRAVENTURE HOLDINGSLTD DEED INST. NO. 20816819SOUTHEAST CORNER OF SECTION 35,FOUND 5/8 INCH REBAR W/2 INCHALUMINUM CAP PLS 2341, SEE CORNERPERPETUATION INST. NO. 218008852141.26'S 89°51'17" E 2647.82'S 89°44'45" E 2648.98SOUTHWEST CORNER OF SECTION 35,FOUND 5/8 INCH REBAR W/2 INCHALUMINUM CAP PLS 10900, SEE CORNERPERPETUATION INST. NO. 21211748SOUTH 1/4 CENTER CORNER OF SECTION35, FOUND 3/4 REBAR TOP MARKED 35/2 ,SEE CORNER PERPETUATION INST. NO.20520350HAR
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VDBLUFF POINT ROADNEW DAY PARKWAYPRELIMINARY PLAT FOR:CASCADE FALLSAT HARVEST SPRINGS DIVISION 1LOCATED IN THE SW 1/4 OF THE SE 1/4 OF AND THE SE 1/4 OF THE SW 1/4 OF SECTION 35,TOWNSHIP 5 SOUTH, RANGE 34 EAST, B.M., BANNOCK COUNTY, IDAHOBASIS OF BEARINGTHE SOUTH LINE OF SECTION 35 TOWNSHIP 5SOUTH BETWEEN THE SOUTHEAST CORNER ANDTHE CENTER CORNER, SAID LINE BEARS 89D51'17".PER THE CITY OF CHUBBUCK DATUM BASED ON THECENTRAL MERIDIAN OF IDAHO STATE PLANE EASTZONE COORDINATE SYSTEM.LARRY DUNN DEEDINST. NO. 22127919CITY OFCHUBBUCKDEED INST. NO.21813791TERRAVENTURE HOLDINGSLTD DEED INST. NO. 20827102HARVEST SPRINGS JV DEED INST. NO. 21905777-8A-A MATCH LINE A-A MATCH LINENEW 20 FOOT WIDE GRAVEL DRIVEWAYTO MR. DUNN EXISTING DRIVEWAY.DESIGN FOR THIS DRIVEWAY WILL BEPART OF OUR PROJECT.LARRY DUNN DEEDINST. NO. 22127919BLUFF POINT ROAD MATCH EXISTING GRAVEL DRIVEWAYRETAIN AND PROTECT EXISTING WELLEASEMENT WILL BE PROVIDEDFOR JOINT TRENCH UTILITIES.6,215 CU FT REQUIRED FOR ROADWAYS(TO BE HELD IN A POND OR POSSIBLE SWALE SYSTEM)3,593 CU FT REQUIRED FOR ROADWAYS(TO BE HELD IN A POND(S) SYSTEM)10.31.2023CASCADE FALLS WAYBLOCK 1BLOCK 2BLOCK 3BLOCK 4BLOCK 5TEMPORARY TURNAROUND (WILL BE ELIMINATED WHENROADWAYS ARE EXTENDED)TEMPORARY TURNAROUND (WILL BE ELIMINATED WHENROADWAYS ARE EXTENDED)TEMPORARY TURNAROUND (WILL BE ELIMINATED WHENROADWAYS ARE EXTENDED)50' EGRESS AND INGRESS EASEMENTTO THE DUNN PROPERTY.LINE TABLENO.BEARINGLENGTHCURVE TABLENO.RADIUSLENGTHDELTACHORD BEARINGCHORD LENGTHEARTH BERM WITH FENCECHRISTOPHER YOUNG FREED FAMILY TRUSTDEED INST. NO. 22122552CHRISTOPHER YOUNG FREED FAMILY TRUSTDEED INST. NO. 22122552
PROJECTLOCATIONI-1
5LEGEND & NOTESYELLOWSTONE AVE.TYHEE RD.BOUNDARY LINEEXISTING PROPERTY LINECASCADE FALLSI-86HILINE RD.SIPHON RD.CHUBBUCK RD.REFLECTION RIDGESPRING HILLTHE SPRINGI-15HILINE RD.HARVESTNEW DAY PARKWAYVIEW LOTSPRAIRIE ESTATESENTRYENTRYENTRYBARN ENTRYSTORMTRADITIONALMIXED HIGH DENSITYTHE SPRINGNORTHGATEINTERCHANGETRADITIONALENTRYENTRYHIGHDENSITYHARVEST LAKEHIGHDENSITYHIGHDENSITYCLUBHOUSEPOOLPLAYGROUNDEVENTLAWNSPRINGSBLVD.HARVESTGROVESTORM3.3 ac waterFARMHOUSEFLEXoutdoor spacerest/ snackslake rentalssales officeHOA officeevent spaceexerciseoutdoor yogapool supportSPRINGHILL DR.REFLECTION RIDGE DR.BUFFALO CK.
LAKERIDGE DR.AUTUMN BROOKLN.ROLLINGHILLSLOOP RESIDENTIALVIEW LOTSREFLECTION RIDGESPRINGHILL+/- 78.11 ACRES+/- 58.0 ACRES+/- 29.53 ACRESMIXED RESIDENTIALMIXED RESIDENTIALHIGH DENSITYENTRYENTRYENTRYENTRYENTRYENTRY+/- 21.2 ACRESMIXED RESIDENTIALBUSINESSRESEARCHBUSINESSRESEARCHMIXED RESIDENTIALCASCADE FALLSLAKERIDGE+/- 22.4 ACRES+/- 15.7 ACRESSHEET NUMBER
1 OF 1 HARVEST SPRINGS JVRYAN SATTERFIELD208.232.1468OKC09301RMH7.1.183308 AUTUMN RAIN RD.POCATELLO, ID 83201DEVELOPER INFORMATIONSHEET INFORMATIONDRAWN BYPROJECT #CHECKED BYCREATEDREVISEDREV #NAMECONTACTADDRESSPHONEwww.sunrise-eng.comTELEPHONE 208.234.0110600 EAST OAK STREET, POCATELLO, ID 83201ENGINEERING1 INCH = 600 FEET1 INCH = 300 FEET00600300150150300600FULL SIZE SCALE (24"x36")HALF SIZE SCALE (12"x18")VICINITY MAPLEGEND & NOTESNEIGHBORHOOD PLAN FOR THE:HARVEST SPRINGS DEVELOPMENTLOCATED IN THE SECTION 35, TOWNSHIP 5 SOUTH, RANGE 34 EAST, B.M., BANNOCK COUNTY, IDAHONEIGHBORHOOD PLAN FOR THE:HARVEST SPRINGS DEVELOPMENTLOCATED IN THE SECTION 35, TOWNSHIP 5 SOUTH,RANGE 34 EAST, B.M., BANNOCK COUNTY, IDAHO9.1.23BLUFF POINT RD
LAKERIDGECASCADE FALLS (MIX RESIDENTIAL)
Cascade Falls at Harvest Springs
Preliminary Plat Narrative
Cascade Falls is the next division that is being proposed as part of the master planned community known as
Harvest Springs. Being located on the north end of Portneuf Valley, Cascade Falls will consist of 5
commercial lots and one common lot that will continue to build the vision of Harvest Springs which was
planned to be an exciting, vibrant place to live. The masterplan was laid out to provide a variety of home
styles for people from all walks of life. Amenities such as parks, shared play areas, trails, pathways, and a
small lake surrounded by open space that borders many homes were strategically placed to create a friendly
atmosphere for neighborly interaction. A conveniently located town center is within walking and biking
distance of the entire master planned neighborhood. This town center and the abundant community
amenities provide a home-town, neighborly atmosphere and everyday conveniences that make life simple.
Being the southernmost portion of Harvest Springs, Cascade Falls will initially be accessed by the proposed
Bluff Point Road which intersects with the New Day Parkway to the southwest. Long term multimodal
transportation connectivity will be facilitated by a the “complete streets” design of Harvest Springs Blvd
which has been master planned to interconnect Hiline Rd to the new New Day Parkway. The southernmost
section of this roadway will be constructed as part of this division which will provide connecti vity to the
property to the south and eventually to the New Day Parkway. Sewer and water will be connected to the
City of Chubbuck sewer and water systems. Cascade Falls at Harvest Springs will fall under the Creative
Community Zone that was approved as part of the master planned community process.
At Harvest Springs, community matters, diversity is the design, and the outdoors and town square are
around the corner. The construction of Cascade Falls will bring this vision one step closer to becoming a
reality.
Pocatello Office
600 East Oak Street, Pocatello, ID 83201 | Tel: 208.234.0110 | Fax: 208.234.0111
290 E. Linden Avenue, Chubbuck, ID 83202
208.237.2430
www.CityofChubbuck.us
Exhibit 5a:
Comprehensive Plan Future Land Use Map
Cascade Falls at Harvest Springs Division 1
290 E. Linden Avenue, Chubbuck, ID 83202
208.237.2430
www.CityofChubbuck.us
Exhibit 5b:
Current Zoning and Requested Change
Cascade Falls at Harvest Springs Division 1
290 E. Linden Avenue, Chubbuck, ID 83202
208.237.2430
www.CityofChubbuck.us
Exhibit 6:
Evidence of Notice
a. Site Posting
b. Agency notices on file with staff
a. Site Posting
Sign posted October 2, 2023
1 sign at New Day Parkway and future Bluff Point Road intersection
1 sign at the southwest corner of the development
1
Sean Harris
From:LARRY DUNN <LARRYDUNN1332@msn.com>
Sent:Tuesday, November 7, 2023 5:38 PM
To:Sean Harris; Don Matson; Ryan Lewis
Subject:Recent Access Road Meeting
Hi Sean, I wanted to take a few minutes and recap some of my concerns I brought to the attention of the city in our
meeting this afternoon. It is my hope that these concerns can be placed in the packet for the meeting on Tuesday,
November 14th. I originally sent an email to Ryan Satterfield on October 20, 2023. The email contained a list of items I
wanted addressed in a proposed agreement in the event that my driveway needed to be replaced because of the new
road proposed by Ryan and his business partners. Ryan responded to me on October 31, 2023. After reading that email
is seems to me that it is going to be difficult to come to a reasonable agreement with Ryan. I would like the following
items to be considered as the City of Chubbuck works through the process of analyzing the effects of the proposed road
on my property:
The building of the road would not allow me to use the current access to my home that was in use when I
purchased the property.
The proposed road will be used for a for‐profit private enterprise. I am not expected to receive any benefit from
that road and should not have to pay for anything or be burdened by the construction. I was using the access to
my property first.
The proposed driveway would split my property and make some of the property no longer useable and
completely change the dynamics of the property. My property would lose use and value.
I currently have cattle on my property. The cattle would have to cross the proposed driveway to access water
and shelter. This would create a huge mess and safety issues.
I would have to open and close gates each time I wanted to leave or return to my property.
The proposed road could be placed to the east and cross through other property where there are not currently
homes, or businesses.
I have made contact with J. Stuart Adams of Terraventure Development, LTD. He advised me that he is willing to
negotiate with Ryan and come to an agreement on crossing his property vice building the proposed road and
displacing my property access.
A portion of City of Chubbuck property would have to be crossed to install the proposed road. Currently
installed concrete islands would have to be demolished to gain access to the new road. This would not be the
case if moved to the east.
I purchased my property within the City of Chubbuck in good faith that the city would protect my interests. I do not
believe this is a civil matter since it is the city that would be allowing him to build the road. I also feel that I proposed a
reasonable list of items in my email to Ryan. I appreciate your time today.
Respectfully,
Larry Dunn
702 New Day Parkway
Chubbuck, ID 83202
Land Use and Development Commission
November 14, 2023 mee�ng minutes
NOT AVAILABLE AT TIME OF REPORT
From:LARRY DUNN
To:Sean Harris
Subject:Re: Commercial Kennel Access
Date:Tuesday, November 21, 2023 11:31:10 AM
Sean, I don’t think I have any issues with the conditions. Was just unclear about that and don’t
really think they should provide the construction. If I do have any comments I will email you.
Have a great Thanksgiving!
From: Sean Harris <sharris@cityofchubbuck.us>
Sent: Tuesday, November 21, 2023 11:14 AM
To: LARRY DUNN <larrydunn1332@msn.com>
Subject: RE: Commercial Kennel Access
Larry,
What the “access easement” is referring to is just the easement right to access your property. The
construction of the driveway from the proposed street to your property would be your
responsibility. I apologize for the confusion in the conditions, that is the way the Land Use &
Development Commission requested it. Again, if you have concerns please email them to me so I can
get them in the staff report. The plat will be heard by City Council on December 6 if you wanted to
come to that meeting.
Regards,
Sean Harris
Development Services Manager
sharris@cityofchubbuck.us
City Hall Address
290 E. Linden Avenue
Chubbuck, Idaho 83202
Office: 208-237-2430 ext 108
City Hall Hours
M-TH 7:30 am – 5:30 pm
F 7:30 am – 11:30 am
From: LARRY DUNN <larrydunn1332@msn.com>
Sent: Tuesday, November 21, 2023 11:01 AM
To: Sean Harris <sharris@cityofchubbuck.us>
Subject: Re: Commercial Kennel Access
Hi Sean, thanks for getting back to me. My only confusion is in the 3rd condition. By “access
easement” is that stating that a gravel drive will be built by the developer to the property line? It
seemed to say that before the last revision. If so, I think that clarification might be useful when it
comes time for me to create an agreement with them. I appreciate your help, Larry
From: Sean Harris <sharris@cityofchubbuck.us>
Sent: Tuesday, November 21, 2023 10:24 AM
To: LARRY DUNN <larrydunn1332@msn.com>
Subject: RE: Commercial Kennel Access
Larry,
Basically, the 3rd condition says the developer will provide you an access easement to your property
from the proposed Bluff Point Road (shown on the plat). You will then be required to pave that
access to City requirements at the time of your project. The reasoning behind this is that you would
have had to pave the existing driveway your commercial project prior to this new road and the
distances are similar.
The 4th condition is granting you continued residential access at your existing location.
If there is anything you do not agree with, please send me an email explaining your position that I
can include in the City Council staff report. I will need that by close of business Monday November
27, 2023 to be able to include it in the staff report.
Regards,
Sean Harris
Development Services Manager
sharris@cityofchubbuck.us
City Hall Address
290 E. Linden Avenue
Chubbuck, Idaho 83202
Office: 208-237-2430 ext 108
City Hall Hours
M-TH 7:30 am – 5:30 pm
F 7:30 am – 11:30 am
From: Sean Harris
Sent: Wednesday, November 15, 2023 8:56 AM
To: LARRY DUNN <larrydunn1332@msn.com>
Subject: RE: Commercial Kennel Access
Larry,
After a lot of discussion at the meeting last night, the Land Use & Development Committee
recommended approval to the City Council with 4 conditions (shown in the attachment). Please take
a look at the attached conditions let me know if they are acceptable to you. If not, please respond
with a letter explaining your concerns that I can attach to the City Council staff report.
Regards,
Sean Harris
Development Services Manager
sharris@cityofchubbuck.us
City Hall Address
290 E. Linden Avenue
Chubbuck, Idaho 83202
Office: 208-237-2430 ext 108
City Hall Hours
M-TH 7:30 am – 5:30 pm
F 7:30 am – 11:30 am
From: LARRY DUNN <larrydunn1332@msn.com>
Sent: Tuesday, November 14, 2023 8:42 PM
To: Sean Harris <sharris@cityofchubbuck.us>
Subject: Re: Commercial Kennel Access
Hi Sean, I'm sorry I was out of town and didn't have service. I really can't start any construction until I
have access to the site. How about 18 months from the plat date. I really appreciate your help. I will
be available by phone tomorrow. Thank you, Larry
Sent from my T-Mobile 4G LTE Device
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From: Sean Harris <sharris@cityofchubbuck.us>
Sent: Tuesday, November 14, 2023 3:23:16 PM
To: larrydunn1332@msn.com <LARRYDUNN1332@msn.com>
Subject: Commercial Kennel Access
Larry,
Can you tell me the status of your commercial kennel project. Would you be ok with the City revising
the condition to be “the commercial access driveway be constructed/paved if you move forward
with your commercial kennel business within the first year after approval of this plat.”
Regards,
Sean Harris
Development Services Manager
sharris@cityofchubbuck.us
City Hall Address
290 E. Linden Avenue
Chubbuck, Idaho 83202
Office: 208-237-2430 ext 108
City Hall Hours
M-TH 7:30 am – 5:30 pm
F 7:30 am – 11:30 am