HomeMy WebLinkAboutPZ2-0073 PZFOF with Attachments CITY OF
IT"qNFai,14S BEFORE THE PLANNING & ZONING
COMMISSION
0 OF THE CITY OF TWIN FALLS
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)
In Re: )
Preliminary Plat Application, ) FINDINGS OF FACT,
CONCLUSIONS OF LAW,
Mark Kelly )
Applicant(s) ) AND DECISION
This matter having come before the Planning and Zoning Commission of the City of Twin Falls, Idaho at the
Tuesday,July 8, 2025, hearing for consideration of the preliminary plat of Two Creeks Subdivision, approximately 43 (+/-) acres,to
develop 101 lots located at The Springs at The Preserve, PUD, and the Planning and Zoning Commission having heard testimony
from interested parties being fully advised in the matter, now makes the following:
FINDINGS OF FACT
1. Applicant has requested approval of the preliminary plat of Two Creeks Subdivision, approximately 43 (+/-) acres, to
develop 101 lots located at The Springs at The Preserve,PUD.
2. The property in question is zoned R-2 Preserve PUD pursuant to the Zoning Ordinance of the City of Twin Falls. The
property is designated as Town Neighborhood in the duly adopted Comprehensive Plan of the City of Twin Falls.
3. The existing neighboring land uses in the immediate area of this property are: to the north, R-2 /Preserve PUD; to the
south,R-2/Preserve PUD;to the east, R-2/Preserve PUD;to the west, R-2/Preserve PUD
4. The City Engineering Office has reviewed the preliminary plat and has approved the proposed street accesses and
public utility extensions, subject to availability of such services at the time of development. The developer will pay all
costs of public improvements, including but not limited to streets, curb, gutter and sidewalks, sewer, water and
pressurized irrigation systems. The proposed development includes dedication of additional right-of-way in
compliance with the Master Street Plan.
Page 1 of 3
Application No.
5. Any detrimental effects on the neighborhood would be ameliorated by observance of the conditions, which are
attached as "Exhibit No.A",and incorporated by reference as though fully set forth herein.
Based on the foregoing Findings of Fact and the regulations and standards set forth below, the Planning and Zoning
Commission hereby makes the following
CONCLUSIONS OF LAW
1. The preliminary plat of the Two Creeks Subdivision, approximately 43 (+/-)acres,to develop 101 lots located at The
Springs at The Preserve, PUD is in conformance with the objectives of the zoning ordinance and the policy for
developments in Twin Falls City Code §10-1-4. Specifically, the land can be used safely for building purposes without
danger to health or peril from fire,flood or other menace, proper provision has been made for drainage,water, sewerage
and capital improvements including schools, parks, recreation facilities, transportation facilities and improvements, all
existing and proposed public improvements conform to the Comprehensive Plan.
2. The preliminary plat is in conformance with the Comprehensive Plan as required by Twin Falls City Code §10-
12-2.3(H) (2) (a).
3. Public services are currently available to accommodate the proposed development, as required by Twin Falls
City Code §10-12-2.3(H) (2) (b). Public services may not be available at the time of development, depending upon the
speed of development of this and other subdivisions and the ability of the City to obtain additional water and/or
sewer capacity.
4. The development of streets,sewer,water, irrigation, dedication of park land and other public improvements at the
cost of the developer will not adversely affect any capital improvement plan and will integrate with existing public
facilities, as required by Twin Falls City Code§10-12-2.3(H)(2)(c).
5. There is sufficient public financial capability of supporting services for the proposed development, as required by
Twin Falls City Code§10-12-2.3(H) (2)(d).
6. There are no other health,safety or environmental problems associated with the proposed development that were
brought to the Commission's attention,per Twin Falls City Code§10-12-2.3(H)(2)(e).
Based on the foregoing Conclusions of Law,the Twin Falls City Planning and Zoning Commission hereby enters the following
DECISION
Page 2 of 3
The request for approval of the preliminary plat of Two Creeks Subdivision, approximately 43 (+/-) acres, to
develop 101 lots located at The Springs at The Preserve, PUD is hereby granted, subject to final technical review by the
City Engineer's Office and subject to the conditions which are attached as "Exhibit No. A", and incorporated by reference
as though fully set forth herein. The applicant shall comply with all applicable requirements of the Adopted Standard
Drawings,the Zoning Ordinance, and the City Code of the City of Twin Falls.
CHA -TWIN FALLS LANN G &ZONING COMMISSION
I [ � 1
DATE
"EXHIBIT NO.A"
1. Staff report as presented at the July 8, 2025, Planning and Zoning Commission meeting.
Page 3 of 3
CITY OF
TWIN FALLS Date: Tuesday, July 8, 2025
To: Planning and Zoning Commission
°4 oQ From: William Klaver, Senior City Planner
ACTION ITEM
Request:
Request for the consideration of the Preliminary Plat for Two Creeks Subdivision consisting of 101 lots on
43.15 acres located at The Springs at The Preserve, PUD. c/o Nestor Madrigal on behalf of Mark Kelly.
(PZ25-0073).
Time Estimate:
Approximately 5-10 minutes for the presentation with questions/comments to follow.
Background:
Mark Kelly of Preserve PUD LLC, represented by Nestor Madrigal of HMH Engineering, has submitted an
application for a Preliminary Plat titled "Two Creeks". This preliminary plat consists of one hundred and
one (101) lots, on 43 acres
Approval Process:
Per City Code 10-12-2-3: The Commission shall review the preliminary plat. The Commission's decision is
final unless appealed to the City Council. The final plat is reviewed by the City Council.
Commission's Findings: In determining the acceptance of a proposed subdivision the Commission shall
consider the objectives of this Title and at least the following:
1. The conformance of the subdivision with a Comprehensive Plan.
2. The availability of public services to accommodate the proposed development.
3. The continuity of the proposed development with the capital improvement program.
4. The public financial capability of supporting services for the proposed development; and
5. The other health, safety or environmental problems that may be brought to the Commission's
attention.
Action On Preliminary Plat: The Commission may approve, conditionally approve, disapprove, or table
for additional information when acting on the preliminary plat.
Budget Impact:
N/A
Regulatory Impact:
This preliminary plat shall comply with the standards as outlined in the City's General Subdivision
Provision of Title 10, Chapter 12, Section 3 and all regulatory zoning standards.
All general criteria for approval shall be met, per State Statute 50 - Chapter 13 and shall be compatible
with the Comprehensive Plan.
Approval of the preliminary plat will set many parameters to which the final plat must substantially
conform, including total number of lots, street layout, sidewalk connections and other similar items.
History:
The property has been zoned R-2 with the Preserve PUD since January 2012.
This is a one hundred and one (101) buildable lots and six (6) non-buildable lot preliminary plat that is a
continuation of the Preserve subdivision. Roads are public, with primary access to this subdivision being
on Candleridge Drive and Cheney Drive East. The PUD utilizes the R-4 zoning designation in this particular
area. Using the R-4 minimum lot size requirements, 32 lots are limited to one unit on the property and 69
lots are eligible to be a duplex or if approved through a Special Use Permit, greater. This means without
further approvals from the City, the proposed preliminary plat would allow a range from 101 - 170 units.
The comprehensive plan calls for this area to be Town Neighborhood which calls for a primarily
residential area which is contiguous and clustered to maximize open space and community gathering
areas with uses such as single family, duplexes, triplexes, townhomes, schools, civic facilities, etc.
This subdivision is on the eastern boundary of the City and contiguous to similar developments. The
availability of public services is ample and should not be a hindrance to accommodate.
Analysis:
Staff has reviewed the preliminary plat based on the proposed development plan, zoning regulations and
the Comprehensive Plan. Staff finds the preliminary plat is within compliance should the applicant
conform to Staff recommended conditions.
Conclusion:
Upon conclusion, this preliminary plat complies with the standards as outlined in the City's General
Subdivision Provision of Title 10, Chapter 12, Section 3, all regulations regarding R-2, The Preserve PUD
zoning development standards, and the 2016 comprehensive plan. All general criteria for approval have
been met, per State Statute 50 - Chapter 13.
Should the Commission approve this request as presented, Staff recommends approval be subject to the
following conditions:
1. Subject to site plan amendments as required by Building, Engineering, Fire and Zoning Officials to
comply with applicable City Codes and standards; and
2. Subject to submittal of a preliminary plat, submitted prior to final plat submittal, showing
compliance with all conditions and comments in the Engineering Memorandum dated June 5,
2025.
Attachments:
1. PZ25-0073 Presentation Map
2. PZ25-0073 Vicinity Map
3. PZ25-0073 Two Creeks Preliminary Plat
4. PZ25-0073 Two Creeks at the Preserve - PP Engineering Memo 6-5-25
ZONING MAP FUTURE LAND USE MAP
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Zoning Surrounding Area Regulations Future Land Use Category
Current Zoning: R-2 Preserve PUD North: Residential(R-2 Preserve PUD& Twin Falls Municipal Code Section(s)10-12-2-3 Town Neighborhood calls for a primarily residential area which is
County Jurisdiction) contiguous and clustered to maximize open space and community
Current Land Use: Undeveloped gathering areas with uses such as single family,duplexes,triplexes,
South: Residential(R-2 Preserve PUD) townhomes,schools,civic facilities,etc.
Proposed Zoning: R-2 Preserve PUD
East: Vacant(R-2 Preserve PUD)
Proposed Land Use: Residential
West: Residential(R-2 Preserve PUD)
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CITY OF
TWIN FALLS
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P.O.Box 1907 203 Main Avenue East Twin Falls,Idaho 83303-1907 Fax: (208)736-2293
ENGINEERING 208-735-7248
ENGINEERING MEMORANDUM
To: William Klaver, Senior Planner
From: Kristi Fehringer, Engineering Development Coordinator
Date: 6/5/2025
Re: Preliminary Plat—Two Creeks at the Preserve—Application#25-0073
The Engineering Department has reviewed the Preliminary Plat for the Two Creeks at the
Preserve subdivision. The following changes and items shall be addressed prior to final plat
application submittal.
Sewer Comments:
1. Sewer main lines shall be generally located on the centerline of the roadway. Main lines
and structures must maintain a minimum of 3 1/2' from edge of pipe or structure to the lip
of gutter. Add additional manholes if necessary to maintain this separation.
2. Sewer main located in Creek View Circle should not be looped.
3. Proposed sewer main sizes are not indicated or shown.
4. Existing sewer main sizes are not indicated or shown.
5. Show sewer services for all buildable lots.
6. The proposed sewer main in Cheney Drive East shall extend to the eastern end of this
subdivision.
Water Comments:
7. Water main lines shall be generally located a minimum of 10' from the sewer mains.
Water mains must maintain a minimum of 3 1/2' from edge of pipe to the lip of gutter.
8. Proposed water main sizes are not indicated or shown.
9. Existing water main sizes are not indicated or shown.
10. Show water services for all buildable lots.
11. Show additional fire hydrants with valves. One fire hydrant is not adequate.
12. The water main connections shown for Meadow Ct. and Angler Ct. should be removed.
This main shall be looped through Lots 7 & 8 and Lots 15 & 16. Show an easement as
well.
13. Show water valves at tee and cross locations.
14. The water main loop from the north end of Two Creeks to Confluence Ct. is too close to
the retention area. 25' of separation is required.
Pressure Irrigation Comments:
15. The pressure irrigation mains cannot be located in the joint trench utility easement
adjacent to the roadways. Private pressure irrigation mains must be located in a separate
dedicated easement.
16. Proposed pressure irrigation main sizes are not shown.
17. Existing pressure irrigation main sizes are not shown.
18. Show pressure irrigation services for all buildable lots.
19. Identify where the pressure irrigation is coming from.
20. The pressure irrigation main is shown tied into the water main in Cheney Drive East.
Remove this connection and indicate where the private pressure irrigation is coming
from.
Stormwater Comments:
21. Show stormwater piping, catch basins, and appurtenant structures. There is no indication
of how stormwater will get to the retention areas.
22. Include stormwater calculations.
23. Indicate the 100-year overflow location.
Streets Comments:
24. Include street section details.
25. Show all curb, gutter, sidewalks and ADA ramps.
26. Gary's Way shall be named Candleridge Drive. Roadway names must match the existing
roadway name to the south.
27. The roadway name of Two Creeks cannot be designated as north or south. This street
would be considered a meandering street and can have the designation of Drive, Lane,
Path, or Trail.
28. The Confluence Court cul-de-sac shall be removed, and Confluence shall connect to
Candleridge Drive.
29. Label Cheney Drive East roadway.
30. Show Cheney Drive East being built to centerline the full length of the southern boundary
of this subdivision.
31. Street layout of Creek View Circle to be amended to come in conformance with Twin
Falls Municipal Code 10-12-3-6 (A).
32. Dimension and label roadway widths.
33. Show proposed bridge locations.
34. Show street light locations.
General Comments:
35. Include phasing linework that clearly delineates the proposed phasing.
36. Include lot line dimensions on all lots.
37. Indicate a benchmark.
38. Show adjacent lot lines and easements for The Springs and The Falls.
39. Show all easements.
40. Blocks are separated by right-of-way. Block 3 should be shown on the north side of Two
Creeks. Meadow Ct. and Angler Ct. are both located in Block 1.
41. The Springs at the Preserve is not a future subdivision, it is an existing subdivision.
42. Provide a copy of the CC&Rs for this subdivision.
43. Provide an approval letter from the Twin Falls Canal Company.
44. The Candleridge Drive connection to the south must be constructed and accepted prior to
the Two Creeks final plat being recorded.
If you have any questions,please contact Kristi Fehringer at 208-735-7332 or email at
kfehringerktfid.org
Cc: Mark Kelly, Preserve PUD LLC, mark(c�r�,triumphgroup.co
Nestor Madrigal, HMH Engineering, nmadrigalka,hmh-llc.com
Troy Vitek, City Engineer, tvitekgtfid.org
Note: During the preliminary plat review process, the City of Twin Falls Engineering Department will make
every attempt to notify the developer of any code or design standard issues that may cause any zoning concerns.
The purpose of the review is to check compliance of the proposed development with existing local and state policies,
goals and objectives or comprehensive plans; it is not a technical engineering review. Design standards will be
reviewed as part of the final platting process. The City of Twin Falls reserves the right to require compliance with
all relevant federal, state and local codes as part of the final plat review process.