[{"_1":2,"_99":-5,"_100":-5},"loaderData",{"_3":4,"_26":27},"root",{"_5":6,"_17":10,"_18":19,"_20":21,"_22":10,"_23":-5,"_24":-5,"_25":10},"user",{"_7":8,"_9":10,"_11":10,"_12":-5,"_13":-5,"_14":15,"_16":-5},"roles",[],"isAuthenticated",false,"isPremium","planName","subscriptionStatus","featureFlags",{},"insightsBudget","isDevelopmentHost","userPreferences",{},"recaptchaSiteKey","6LcvOJcUAAAAAHsB-gPGfGktcRlKpH7OTIU_dMTD","isImpersonating","impersonation","affiliateStatus","isFreedomPortal","routes/v2/article/layout",{"_28":29,"_30":31},"notFound",true,"relatedArticles",[32,75,87],{"_33":34,"_35":36,"_37":38,"_39":40,"_41":42,"_43":44,"_45":46,"_47":48,"_49":50,"_51":52,"_53":54,"_55":56,"_57":58,"_59":60,"_61":62,"_63":64,"_65":66,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},"mediaId",6429096,"mediaKeyId","5906887-cc3fc4f0e19f2ec5f85add1a65e5808c","parentId",5906887,"title","Planning commission recommends Willow Place Townhomes PUD after neighborhood objections","audioSeconds",6470,"startMs",119000,"endMs",6589000,"viewUrl","/Search/View?dp=1&key=5906887-cc3fc4f0e19f2ec5f85add1a65e5808c&start=119&end=6589","thumbnailUrl","https://assets.pipeline.soar.com/5906887-cc3fc4f0e19f2ec5f85add1a65e5808c/thumbnail_119000.jpg","articleUrl","/articles/6429096/Idaho-Falls/Bonneville-County/Idaho/Planning-commission-recommends-Willow-Place-Townhomes-PUD-after-neighborhood-objections","mediaUrl","https://secure.pipeline.soar.com/6429096-032e0644b6159d980501322760a418a1/orig.mp4?Expires=1770428082&Signature=ENzpxBN0V5I3oROlE9RrbXXvVmtEEY0hQ8vvCbNoCMS9cNWg9cjxByjfQjZLQw4Uf7gUpNZlL-cMTuobXe3TBDDthOE3wGb8LFry7xYe2-hiGjrgqKy2aKnCfl9W-kEni1Hdrdn9tMW2AAiGk67CTLzymeHtOwVkvcO49OsqCYYLsv0MYPL3pX2DAd5RB2fU9O9GdgGYnCQs3auMKqr4AwsdznvrQ-5YZWA1ccW9o2k2rH1Br5XRdM2tf62y-3dmN1eUC9dHQRjb~~wZScggWU9T1eCF2RUG14f1S3mILVqai2927EYfkTiWh3AOK8vzgjbY6feJMuh9m7acVVJxNA__&Key-Pair-Id=KUT5TJCACFTXG","author","Idaho Falls City","date","2025-10-07T00:00:00Z","article","The Idaho Falls Planning and Zoning Commission on Oct. 7 recommended approval to City Council of a planned unit development for Willow Place Townhomes, a proposed 14‑unit single‑family attached subdivision on portions of Lots 4, 6 and 7 in New Sweden Estates.

The developer’s planner, Brad Kramer of Perspective Planning Consulting, presented the application and said the project was designed to meet the city’s comprehensive plan and zoning standards for the site’s suburban designation. “My name is Brad Kramer, with Perspective Planning Consulting, address at 1742 Avalon in Idaho Falls,” Kramer told the commission as he began his presentation. He and an engineer from Mountain List Engineering described a two‑story product on 25.1% common open space, two amenity areas and more parking than required.

Kramer said the 14 units equal approximately 7.7 units per gross acre (under the PUD ceiling of 8 units per gross acre for R‑1 PUDs) and that the project maintains a 25‑foot rear yard consistent with the R‑1 zone. He said the development provides at least one amenity (two were proposed) and that stormwater would be contained on site. \"There's an 8‑inch sewer line in Plowman, an 18‑inch line in West 17th that flows to a 12‑inch water line in Baldwin, [and] a 6‑inch water line in Plowman — it's our understanding that's sufficient to support this particular project,\" Kramer said.

Why it matters: neighbors said the development would change neighborhood character and raise safety, privacy and utility capacity questions. Several residents said they had used the vacant lot for decades to access their rear yards and asked the commission to preserve that informal access or require a fence and other mitigation.

Neighbors’ concerns and developer responses

Multiple neighbors spoke at the public hearing. Dave Rockneck, whose backyard borders the site, told commissioners the property has previously been used by adjacent homeowners for rear‑yard access and raised safety concerns about the irrigation canal that runs between the development and Westside Elementary School. He asked for a fence and told the commission he had been watering the adjacent lot “for approximately 30 years.”

Other residents said they had not received timely notice or had not seen the sign posted on the property. Concerns raised included: possible strain on sewer and water; potential loss of privacy from two‑story buildings near existing single‑family yards; emergency access and fire‑truck turn limitations; and the potential effect on school capacity. Bridget Hall, John Johnson and others described heavy school‑related traffic on nearby Bellen Road and asked the commission to require additional traffic study or mitigation.

Kramer and city staff addressed many of the questions during the hearing. Kramer said the applicant had held a neighborhood meeting, would work with adjacent property owners regarding fencing and buffers, and had added a mitigation row of evergreen trees to the western boundary. He also noted the applicant will pay city impact fees — “a little over $5,000 per unit,” he said — which he said would help fund infrastructure. City staff reminded the commission that private covenants (CC&Rs) are not enforceable by the city and do not control the zoning review.

Formal action and disposition

The commission recessed the public hearing to allow follow‑up questions from commissioners and then reopened it to ask the applicant technical questions. After deliberation, the commission voted to recommend approval of the Willow Place Townhomes PUD to the mayor and city council (recommendation motion made during the meeting; see actions). Staff had reviewed the application and recommended approval, subject to final engineering review and standard conditions.

Context and next steps

The property was annexed in 1979 and is currently zoned R‑1. The developer requested a PUD primarily to allow a private street and a reduced front setback from the R‑1 25‑foot front setback to the proposed 20 feet. Staff and the applicant noted the PUD is an established tool for infill and for flexible design on lots with unusual shapes or limited width.

The commission’s recommendation sends the application to City Council, which has final authority. Any required engineering changes, utility approvals and the front‑setback variance will be resolved in the remaining review and council consideration. If there are unresolved private covenants between neighbors, Kramer said those would be civil matters for the parties or courts.

Ending note: The project drew substantial public comment and pointed to recurring community concerns about infill, school capacity, and infrastructure in growing neighborhoods. The commission’s recommendation does not change homeowners’ rights in any private covenants; it forwards the PUD to council for a final decision.
","mediaType","Video","parentTitle","Planning Commission","oneSentenceSummary","The Planning and Zoning Commission voted to recommend approval of a 14-unit Planned Unit Development (Willow Place Townhomes) in an R‑1 area of Idaho Falls, despite neighbors’ concerns about access to rear yards, utility easements, water/sewer capacity and neighborhood compatibility.","taxTitle","Idaho Falls, Bonneville County, Idaho","taxId",4472,"location","headline","","shortSummary",{"_33":76,"_35":36,"_37":38,"_39":77,"_41":78,"_43":79,"_45":80,"_47":81,"_49":82,"_51":83,"_53":84,"_55":56,"_57":58,"_59":85,"_61":62,"_63":64,"_65":86,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6429090,"Votes at a glance: three plats and an urban renewal conformity resolution recommended by commission",1859,13954000,12095000,"/Search/View?dp=1&key=5906887-cc3fc4f0e19f2ec5f85add1a65e5808c&start=13954&end=12095","https://assets.pipeline.soar.com/5906887-cc3fc4f0e19f2ec5f85add1a65e5808c/thumbnail_13954000.jpg","/articles/6429090/Idaho-Falls/Bonneville-County/Idaho/Votes-at-a-glance-three-plats-and-an-urban-renewal-conformity-resolution-recommended-by-commission","https://secure.pipeline.soar.com/6429090-91cadf748e2d948fe087baaaa197254b/orig.mp4?Expires=1770428082&Signature=nU5-KlVj7uPLCWR8vyF~eOY~9GqKk5KMCR04B-kNc9yg2YQcBiIaZH~6YK-f3SpyvqcDx7xHnChjidbsbxuZaFJEhZxURn1--6mYuhLsXRdw8~DjGjU~oyNJ2Y5hNrrtrvNNO9XyvlG4uiPukSkMLz6E2OvsuMNhQ0CDbFXVwiwb37i8RTWudQb4R4F4XKQ~Mn9YacDPRIzlbgwt1ZOq0Szt7AQW1gGAp-W2OyujV-tr95NFG7Dxa43~1A0fNJwOYE1rMAdfKtz0quHBplEhvcBnDMo5HIyU3TAmQoNgg6E6wZgH3JlEk7CyOt~QEpb6GgsY57~y0hfkJv6RiygOqw__&Key-Pair-Id=KUT5TJCACFTXG","The Idaho Falls Planning and Zoning Commission recommended the following items for City Council consideration on Oct. 7 after brief staff review and limited public comment.

Affinity Division No. 1 (final plat) — action: recommend approval to City Council
Staff described Affinity Division No. 1 as a 6.74‑acre LC (Limited Commercial) lot proposed for future multi‑unit development. The plat includes a 15‑foot right‑of‑way dedication along Pioneer and is accompanied by a site plan and a traffic screening study; the traffic engineer determined a turn lane is not warranted for the current proposed use. Staff recommended approval and the commission moved to forward the final plat to City Council for action.

Anderson Townhomes Division No. 2 (final plat) — action: recommend approval to City Council
The final plat for Anderson Townhomes Division No. 2 proposes approximately 35 local lots and a common lot (2.35 acres total) with private street connections to existing Boston Court. The R‑3A zoning allows mixed residential uses; staff noted the plat’s density (approx. 15 dwelling units/acre within the plat area) is below the R‑3A maximum density. Staff confirmed as a condition that, at or before the 30th dwelling unit is built (aggregate across related divisions), the additional Science Center Drive access must be constructed as required by the fire and access standards. The commission recommended approval to City Council.

Riverside Urban Renewal Plan conformity resolution — action: recommend approval to City Council
The commission also considered a resolution finding that the proposed Riverside Urban Renewal District (land along the Snake River Parkway and adjacent properties) conforms to the City’s comprehensive plan. Staff reported the site meets eligibility criteria for urban renewal and that proposed uses (mixed‑use commercial, office, retail and residential) are consistent with the comprehensive plan’s “mixed‑use” designation and infill priorities. The commission adopted the resolution recommending City Council find the plan conforms with the comprehensive plan.

What happens next

Each of the recommendations is advisory to City Council; Council will conduct its own hearings and may adopt, modify or deny the plats or the urban renewal conformity resolution. Engineering, traffic, access and utility reviews will continue for each project as part of final approval steps.","On Oct. 7 the Planning and Zoning Commission forwarded three subdivision/plat items and a resolution about an urban renewal district to City Council: Affinity Division No. 1 (final plat), Anderson Townhomes Division No. 2 (final plat), and validation of the Riverside Urban Renewal Plan’s conformity with the city comprehensive plan.",{"_33":88,"_35":36,"_37":38,"_39":89,"_41":90,"_43":91,"_45":92,"_47":93,"_49":94,"_51":95,"_53":96,"_55":56,"_57":58,"_59":97,"_61":62,"_63":64,"_65":98,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6429093,"Commission backs Sage Lakes PUD despite widespread resident opposition over traffic and neighborhood character",6888,692000,7580000,"/Search/View?dp=1&key=5906887-cc3fc4f0e19f2ec5f85add1a65e5808c&start=692&end=7580","https://assets.pipeline.soar.com/5906887-cc3fc4f0e19f2ec5f85add1a65e5808c/thumbnail_692000.jpg","/articles/6429093/Idaho-Falls/Bonneville-County/Idaho/Commission-backs-Sage-Lakes-PUD-despite-widespread-resident-opposition-over-traffic-and-neighborhood-character","https://secure.pipeline.soar.com/6429093-e542e527c31d77340d4e9d37c123abc1/orig.mp4?Expires=1770428082&Signature=B8C5Gsg-6uZ9yNCvCac4~B4IbodVuCJs~BlFIixp29Lop-cUgOFr8WvqjQjnm6hfxtJHRa1~ARExAjGWlZgoaZLsHGYxn0wsmh7V6p4CoO7M~KuUENosUn0ppe4C0NSBsgmnZE5oSgYtH1z4nTNnTHb-ziaaD9NOVUEiw5Lu-gcwLOkG4-Vh8NsH9Dh-4yOQHCj722cu5X~BOzX0hPxK7~ohpOu2OYTq9bBCsFV6LTeCJgyETZSVS7s6fLhebPQN9rEQZq-j9se394Fp-r-4zNRL9jfey0t-LTXXfwoHCJlY7-4-50EDnvNvFmdxfB40S3mCBfyRQSTpyklQRCyl2Q__&Key-Pair-Id=KUT5TJCACFTXG","The Idaho Falls Planning and Zoning Commission on Oct. 7 voted to recommend to City Council approval of the Sage Lakes planned unit development, a large mixed‑residential proposal that would add 246 townhomes and about 74 single‑family lots on roughly 21.7 acres in the Fairway Estates/Sage Lakes area.

The applicant’s representative, who identified himself as Jared (the applicant’s firm and Visionary Homes were cited during the presentation), said the PUD was designed to be a “higher‑standard” alternative to conventional R‑2 development and that the plan reduces achievable density compared with what an R‑2 build‑out could allow. Jared told the commission the project proposes an overall density of about 11 units per acre, 25% minimum open space, sidewalks, trail connections and amenities including two playgrounds, a dog park and a pavilion. He said the project is largely consistent with the city’s ImagineIF comprehensive plan priorities for walkable, infill and mixed housing types.

Why it matters: The proposal would significantly increase the number of housing units in an area of the city that residents say currently lacks nearby grocery, school and other daily services. Opponents said the site is car‑dependent, that streets and nearby Highway 50 (Fifth East) already carry heavy traffic, and that the nearby elementary school and local utilities might be strained.

Public comment: traffic, water and neighborhood character

Dozens of residents turned out to oppose the project or ask for conditions. Common concerns included pedestrian safety and increased car trips on narrow local roads and on Fifth East; fears about water‑pressure drops; the potential for increased demand on Westside Elementary and other schools; the loss of existing informal open space used by neighbors; and the fear that the townhome units would be bought by investors and rented rather than owner‑occupied.

Speakers included area residents who described walking and dog‑walking on the vacant land and said they value the current open feel. “We walked the open land…[it’s] one of the few nearby areas where families and dog walkers can safely share space,” said resident Austin Carter. Several neighbors urged the commission to delay action until after the upcoming municipal election so newly elected officials could weigh in.

Applicant and staff responses

The applicant and City staff both presented a traffic impact study prepared for the project. The study evaluated two intersections and projected levels of service (LOS) under existing conditions and after full build‑out. The study showed the assessed intersections remain at acceptable LOS thresholds (city policy generally treats LOS D as the minimum acceptable standard); build‑out projections produced A/B/C results across evaluated intersections. The applicant also noted the project will build infrastructure — including a bridge and Sage Lakes Boulevard improvements already under construction — and that pressurized irrigation will be installed for landscape irrigation rather than pulling from culinary water.

Staff noted the project was annexed and zoned R‑2 and R‑3A before many surrounding homes were built, and staff recommended approval because the plan meets PUD standards, provides open space and amenities, and results in a lower density than the maximum permitted in the R‑2 zoning district.

Commission decision and next steps

Following deliberation the commission voted to recommend approval of the Sage Lakes PUD to City Council. Commissioners who supported approval cited compliance with the comprehensive plan, the project’s amenity and open‑space commitments, the planned infrastructure improvements and the developer’s reductions in achievable density compared with by‑right R‑2 build‑out. Commissioners who opposed or voted against cited the volume of resident opposition, traffic and school impacts and concerns over neighborhood character.

The recommendation advances the project to the City Council for final consideration and conditions. The applicant will continue engineering and utility reviews; any required roadway turn lanes, utility upgrades and final platting will be addressed during remaining review steps.

Ending: The Sage Lakes PUD illuminated a broader tension in Idaho Falls’ growth strategy: residents pressed for local services, lower traffic, and preservation of neighborhood character, while the city and developer emphasized supply, infrastructural upgrades and meeting projected housing needs.","The Planning and Zoning Commission recommended approval of the Sage Lakes Planned Unit Development — 246 townhomes plus 74 single‑family homes — after an extended public hearing in which neighbors raised concerns about traffic, water pressure, school capacity and loss of open space.","actionData","errors"]

Article not found

Planning commission recommends Willow Place Townhomes PUD after neighborhood objections

Votes at a glance: three plats and an urban renewal conformity resolution recommended by commission

Commission backs Sage Lakes PUD despite widespread resident opposition over traffic and neighborhood character