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City Council Meeting
Minutes
1
https://idahofallsid.new.swagit.com/videos/371601
680 Park Avenue
Idaho Falls, ID
Thursday, January 8, 2026
7:30 PM
City Council Chambers
1. Call to Order
Present:
Mayor Rebecca L. Noah Casper
Council President Lisa Burtenshaw
Councilor John Radford
Councilor Michelle Ziel-Dingman
Councilor Jim Freeman
Councilor Jim Francis
Councilor Kirk Larsen
Also present:
Pam Alexander, Municipal Services Director
Stephen Boorman, Interim GM IF Power
Wade Sanner, CDS Director
Jared Huish, Developer
Chris Fredericksen, Public Works Director
Jim Hirrlinger, Developer
Zack Jones, City Attorney
Emily Geisler, City Clerk
2. Pledge of Allegiance
Dr. Bryce Burtenshaw led those present in the Pledge of Allegiance.
3. Consent Agenda (Old Business)
A. Office of the City Clerk
1. 26-01
City Council Meeting Minutes (11.13.2025, 11.24.2025, 11.25.2025,
12.08.2025, 12.11.2025, 12.15.2025, 12.18.2025, 1.05.2026)
Motion 1: Approve, accept, or receive all items on the Consent Agenda according to the
recommendations presented.
o
Moved by: Council President Burtenshaw
o
Second: Councilor Larsen
o
Vote: Aye: Burtenshaw, Dingman, Francis, Freeman, Larsen, Radford. Nay: none
o
Motion carries.
4. Regular Agenda (Old Business)
A. City Attorney
1. 26-20
Reasoned Statement, Findings of Fact, and Conclusions of Law - Barnwood
Estates Townhomes and Terrace Gate Condominiums
Presentation/Discussion (Attorney Jones):
•
Related to a previously heard appeal.
•
The appeal concerned a request for an impact fee credit or reimbursement, heard on
December 18, 2025.
City Council Meeting
Minutes
2
https://idahofallsid.new.swagit.com/videos/371601
680 Park Avenue
Idaho Falls, ID
•
The Council had previously heard arguments and voted to affirm the Impact Fee
Administrator’s decision.
•
The City Attorney’s office prepared a written reasoned statement explaining the
Council’s decision.
•
This statement was reviewed at a recent work session, with no changes recommended.
•
The document was presented for formal adoption as the Council’s official findings and
reasoning.
•
Council members were invited to ask questions; none were raised.
•
A comment was made to ensure the motion clearly reflects that the decision is
supported by all Council members and the Mayor and all are authorized to sign.
Motion: Council approve and sign the reasoned statement, findings of fact, and
conclusions of law for the impact fee appeal hearing held on December 18, 2025, for
Barnwood Estates Townhomes and Terrace Gate Condominiums, affirming the Fee
Administrator’s decision made on November 6, 2025, and authorize the Mayor and City
Clerk to execute the necessary documents.
o
Moved by: Councilor Francis
o
Second: Councilor Freeman
o
Vote: Aye: Burtenshaw, Dingman, Francis, Freeman, Larsen, Radford. Nay: none
o
Motion carries.
5. Remarks from Mayor Casper
•
As the outgoing Mayor, Mayor Casper reflected on the optimism, pride, and patriotic spirit
surrounding the swearing-in ceremony and expressed deep personal gratitude for the
moment.
•
She emphasized Idaho Falls’ importance locally, regionally, statewide, nationally, and even
internationally, noting her pride in representing the City.
•
She highlighted major accomplishments over the past 12 years, including:
o
Making Memorial Bridge pedestrian-safe.
o
Paying off hydroelectric bonds tied to post–Teton Dam recovery.
o
Building multiple fire stations and the City’s first standalone fire headquarters.
o
Establishing a community college on the tech campus.
o
Hosting large-scale events such as an air show and solar eclipse gatherings.
o
Constructing a new power generation facility ahead of schedule and under budget.
o
Financing and completing a new police complex with a historically low interest rate
of 1.89%.
o
Building a new water tower designed to serve the City for generations.
•
She noted Idaho Falls’ recognition as one of the nation’s best-performing small cities in
multiple recent years.
•
Mayor Casper stressed that these achievements were made without unreasonable debt,
while lowering the property tax levy rate since 2014.
City Council Meeting
Minutes
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https://idahofallsid.new.swagit.com/videos/371601
680 Park Avenue
Idaho Falls, ID
•
She praised City employees for their dedication, professionalism, and service—especially
during the pandemic—and encouraged public appreciation of their work.
•
She expressed pride in the community’s respect for first responders and the strong civic
culture of Idaho Falls.
•
She affirmed her belief that local government is the most important level of government and
warned against allowing national politics to overshadow local governance.
•
Addressing the incoming City Council, she emphasized that public service is about doing
what is right for the City—not what is easy or popular—and reminded them to consider
voices not always heard.
•
She thanked Council members, department directors, and all City staff for their
intelligence, professionalism, and commitment.
•
Concluding emotionally, Mayor Casper expressed deep gratitude for her 12 years of
service, reaffirmed her love for Idaho Falls, encouraged continued civic engagement, and
transitioned to administering the oath of office for incoming Mayor Burtenshaw.
6. Administration of the Oath of Office
A. Mayor Lisa Burtenshaw
o
Mayor Lisa Burtenshaw was formally sworn in as Mayor of Idaho Falls, choosing to
affirm rather than swear the oath.
o
Oath: I, Lisa Burtenshaw, do solemnly affirm that I will support the Constitution of the
United States, and the Constitution of the State of Idaho, and that I will faithfully
discharge the duties of Mayor for the City of Idaho Falls according to the best of my
ability.
o
Mayor Burtenshaw made brief remarks, acknowledging the heat and large crowd and
noting a recess would follow. She thanked all candidates who ran for office and
everyone who volunteered during the election. She expressed appreciation for
community members interested in serving on boards and commissions, stating she
already feels supported by their willingness to serve.
B. Councilor Jim Freeman
o
Sworn in by Mayor Burtenshaw
o
Oath: I, Jim Freeman, do solemnly swear that I will support the Constitution of the
United States, and the Constitution of the State of Idaho, and that I will faithfully
discharge the duties of Council Member for the City of Idaho Falls, according to the best
of my ability.
C. Councilor Jim Francis
o
Sworn in by Mayor Burtenshaw
o
Oath: I, Jim Francis, do solemnly swear that I will support the Constitution of the United
States, and the Constitution of the State of Idaho, and that I will faithfully discharge the
duties of Council Member for the City of Idaho Falls, according to the best of my ability.
City Council Meeting
Minutes
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https://idahofallsid.new.swagit.com/videos/371601
680 Park Avenue
Idaho Falls, ID
D. Councilor Brandon Lee
o
Sworn in by Mayor Burtenshaw
o
Oath: I, Brandon Lee, do solemnly swear that I will support the Constitution of the
United States, and the Constitution of the State of Idaho, and that I will faithfully
discharge the duties of Council Member for the City of Idaho Falls, according to the best
of my ability.
-- Recess --
7. Reconvene & Roll Call
Present:
Mayor Lisa Burtenshaw
Councilor Michelle Ziel-Dingman
Councilor Jim Francis
Councilor Jim Freeman
Councilor Kirk Larsen
Councilor Brandon Lee
Councilor John Radford
Zachary Jones, City Attorney
Emily Geisler, City Clerk
8. Remarks from Mayor Burtenshaw
•
Mayor Burtenshaw expressed her love for Idaho Falls and said that love was her primary
motivation for running for Mayor.
•
She thanked those in attendance and expressed gratitude for the opportunity to participate
in the election, noting it helped her better understand how the City can improve service to
residents.
•
She emphasized priorities for the City, including improving communication with residents,
supporting public safety, maintaining budget accountability, and investing in projects that
reflect community values. She highlighted key community assets such as roads, parks,
downtown, trails, and special events as essential to making Idaho Falls a great place to live,
raise a family, and grow a business.
•
Mayor Burtenshaw affirmed her commitment, along with the Council and City staff, to
these goals and expressed optimism for the next four years.
•
She stressed the importance of building the City for the next generation, with a focus on
safety and quality of life.
•
She concluded by thanking the public for their support, acknowledging Mayor Casper’s
service.
9. Elect President of the Council
Councilor Larsen shared that he has had the opportunity to work closely with Councilor
Francis and learn from him. He praised Councilor Francis as a dedicated, serious, and
City Council Meeting
Minutes
5
https://idahofallsid.new.swagit.com/videos/371601
680 Park Avenue
Idaho Falls, ID
hardworking Council member. Larsen described Councilor Francis as a strong mentor and
expressed confidence that he would serve effectively as Council President.
Motion: Nominate Jim Francis for Council President.
o
Moved by: Councilor Larsen
o
Second: Councilor Freeman
o
Vote: Aye: Francis, Dingman, Freeman, Larsen, Lee, Radford. Nay: none
o
Motion carries.
Comments from Council President Francis:
•
He outlined key priorities for his leadership, focusing on improving consistency, clarity, and
efficiency in City ordinances and code. He noted that some areas of the code are unclear
and said work has already begun with the City Attorney to address those issues.
•
Francis emphasized his commitment to supporting the Mayor by helping turn Council
priorities into Citywide action and continuing, expanding, and improving the priority-setting
program started two years ago.
•
He acknowledged the importance of constructive disagreement between the Council
(legislative branch) and the Mayor (executive branch).
•
He expressed strong support for Mayor Burtenshaw’s efforts to recruit volunteers for
boards and commissions and pledged to support those nominations when they come
before the Council.
10. Public Comment
1. Anthony Mongillo – 4870 Pevero Drive - Congratulated the newly elected officials and
expressed appreciation for the democratic process and the ability to have differing
opinions. He suggested that the City consider developing an aquatic center, noting it would
benefit children and the broader community. He concluded by thanking the Council.
2. Evan Bastow – 3017 Sonora Drive - Requested that the City Council consider a proposal to
rename Community Park to Ida Hardcastle Community Park. He suggested the renaming as
a way to honor Ida Hardcastle for her service. He thanked the Council for considering the
request.
11. Consent Agenda (New Business)
A. Municipal Services
1. 26-13
Purchase of a replacement vehicle for Public Works from Smith Chevrolet
for $94,897.90.
B. Public Works
1. 26-11
Bid Award to Knife River Corp of the International Way Parking in the amount
of $349,963.50.
2. 26-12
Bid Award to Knife River Corp for the Anderson Water Line Railroad Crossing
in the amount of $389,389.00.
City Council Meeting
Minutes
6
https://idahofallsid.new.swagit.com/videos/371601
680 Park Avenue
Idaho Falls, ID
C. Airport
1. 26-17
Non-Exclusive Rental Car Concession Agreement with Enterprise Rent A Car
Company of UT, LLC, with a fixed revenue total of $223,195.26 plus a 10% privilege fee.
2. 26-18
Non-Exclusive Rental Car Concession Agreement with Enterprise, operating
as Alamo Rent A Car and National Car Rental for a fixed revenue total of $269,205.54.
Motion 1: Approve, accept, or receive all items on the Consent Agenda according to the
recommendations presented.
o
Moved by: Council President Francis
o
Second: Councilor Larsen
o
Vote: Aye: Francis, Dingman, Freeman, Larsen, Lee, Radford. Nay: none
o
Motion carries.
12. Regular Agenda (New Business)
A. Idaho Falls Power
1. 26-19
Appointment of Idaho Falls’ UAMPS Member Representative and Alternate
Presentation/Discussion (Interim GM Boorman):
Interim GM Boorman explained a proposed change in the City’s representative to
UAMPS (Utah Associated Municipal Power Systems). Due to a staffing change, the City
proposed appointing Josh Roos as the primary representative and Colter Tucker as the
alternate.
No Council questions were raised, and a comment was made expressing
confidence in the proposed representatives. At the Council’s request, Director Boorman
explained that UAMPS is a consortium of municipal power systems that manages shared
energy projects and facilitates buying and selling excess power among members.
Motion: Approve the Resolution appointing Idaho Falls’ UAMPS Member Representative
and Alternate and authorize the City Clerk and Mayor to execute the necessary documents.
o
Moved by: Councilor Freeman
o
Second: Councilor Dingman
o
Vote: Aye: Francis, Dingman, Freeman, Larsen, Lee, Radford. Nay: none
o
Motion carries.
B. Municipal Services
1. 26-14
Sale of Used Transformer from Idaho Falls Power
Presentation/Discussion (Director Alexander): The Municipal Services Department
coordinates the disbursement/disposal of City surplus property under Resolution 2015-01.
The used transformer, located at the Sugar Mill site, was offered for surplus but initially
received no takers. Idaho Falls Power then contacted vendors, resulting in two bids; the
City Council Meeting
Minutes
7
https://idahofallsid.new.swagit.com/videos/371601
680 Park Avenue
Idaho Falls, ID
highest bid came from J&J Transformers. The Council was asked to approve the sale of the
transformer to J&J Transformer.
Motion: Approve the sale of a used 15 MVA transformer from Sugarmill Substation to J&J
Transformers for $17,500.00, the highest of two offers received, and authorize the Mayor
and City Clerk to sign the necessary documents.
o
Moved by: Councilor Larsen
o
Second: Councilor Radford
o
Vote: Aye: Francis, Dingman, Freeman, Larsen, Lee, Radford. Nay: none
o
Motion carries.
C. Office of the City Clerk
1. 26-08
Ordinance Amendment - City Council Meeting Time
Presentation/Discussion (Clerk Geisler): The City Clerk presented an ordinance
amendment to change the City Council meeting time. Historically, Council meetings have
been held on various Thursdays; the amendment keeps meetings on the second and fourth
Thursdays but moves the start time from 7:30 p.m. to 6:30 p.m. The change aims to make
meetings more accessible for the public.
Motion: Approve the Ordinance amending Title 1, Chapter 6, Section 1, to change the time
for regular City Council meetings and delete an unnecessary reference to the month of
November, under a suspension of the rules requiring three complete and separate
readings; and request it be read by title and published by summary.
o
Moved by: Councilor Radford
o
Second: Councilor Larsen
o
Vote: Aye: Francis, Dingman, Freeman, Larsen, Lee, Radford. Nay: none
o
Motion carries.
Ordinance #3637 Title Read: AN ORDINANCE OF THE CITY OF IDAHO FALLS, IDAHO, A
MUNICIPAL CORPORATION OF THE STATE OF IDAHO, AMENDING TITLE 1, CHAPTER 6,
SECTION 1, PROVIDING FOR THE NOTICE OF THE TIMES OF REGULAR MEETINGS;
CODIFICATION; PUBLICATION BY SUMMARY; AND ESTABLISHING EFFECTIVE DATE.
D. Community Development Services
1. 26-15
Final Plat and Reasoned Statement of Relevant Criteria and Standards,
Highland Park Addition, Third Amended.
Presentation/Discussion (Director Sanner):
•
Highland Park Addition, Third Amended, is a six-lot development.
City Council Meeting
Minutes
8
https://idahofallsid.new.swagit.com/videos/371601
680 Park Avenue
Idaho Falls, ID
•
These properties were originally annexed in 1906, prior to the construction of US
Highway 20, which created irregularly shaped lots.
•
The properties are currently zoned TN, allowing for infill development that makes
efficient use of existing utilities and resources.
•
Site layout:
o
Three lots to the north and three to the south.
o
Access is provided via a cul-de-sac on Elmore and an alleyway; portions of the
alley require easement over private property to achieve a full 20-foot width.
o
A Homeowners Association (HOA) will maintain the access easement.
o
Two fire-access points are planned (cul-de-sac and alleyway).
•
The subdivision will consist of owner-occupied, attached single-family homes, some
“back-loaded” facing Highway 20.
•
The preliminary plat passed unanimously through the Planning Commission with no
public comment.
•
Councilors praised the development as an example of creative, thoughtful infill
development, using the Traditional Neighborhood Zone to make previously
underutilized historic property productive.
•
The project is highlighted as beneficial amid a housing shortage, providing affordable
and approachable housing.
•
Councilors expressed appreciation for developer innovation and City support in
facilitating the project.
Motion 1: Accept or Approve the Final Plat for Highland Park Addition, Third Amended and
give authorization for the Mayor, City Engineer, and City Clerk to sign said Final Plat.
o
Moved by: Councilor Larsen
o
Second: Councilor Radford
o
Vote: Aye: Francis, Dingman, Freeman, Larsen, Lee, Radford. Nay: none
o
Motion carries.
Motion 2: Approve the Reasoned Statement of Relevant Criteria and Standards for the Final
Plat for Highland Park Addition, Third Amended and give authorization for the Mayor to
execute the necessary documents.
o
Moved by: Councilor Larsen
o
Second: Councilor Radford
o
Vote: Aye: Francis, Dingman, Freeman, Larsen, Lee, Radford. Nay: none
o
Motion carries.
*Director Sanner noted that a corrected version of the Reasoned Statement, which was
provided to each Council member, was the one being voted on. The corrected version
included the date of City Council approval.
City Council Meeting
Minutes
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https://idahofallsid.new.swagit.com/videos/371601
680 Park Avenue
Idaho Falls, ID
2. 26-10
Quasi-judicial Public Hearing-Rezone from HC, Highway Commercial to CC,
Central Commercial, Zoning Ordinance and Reasoned Statement of Relevant Criteria
and Standards for approximately 2.45 acres consisting of a portion of Lot 2, Block 1,
Taylor Crossing on the River Division No. 8.
Hearing Opened
Presentation/Discussion (Director Sanner):
•
The item is a rezoning request for two properties totaling 2.45 acres, located near
the Eagle roundabout between Utah Avenue and Pancheri Drive.
•
The request is to change the zoning from Highway Commercial (HC) to Central
Commercial (CC).
•
Adjacent properties are already zoned CC, so the request aligns with surrounding
land uses.
•
The rezoning fits the City’s comprehensive plan (“Imagine IF”) goals for mixed-use
centers and corridors. Both HC and CC are compatible with the transect
designation.
•
The properties are within the Riverwalk Urban Renewal District, allowing the
developer to use tax increment financing (TIF) to offset infrastructure costs.
•
The developer intends to blast lava rock on the site to allow for a commercial
boutique, a use permitted only in the CC zone.
•
The Planning Commission unanimously recommended approval on December 9,
2025, with no public comment.
•
Councilors noted the CC zoning allows flexibility for residential and commercial
development, resolves a previously challenging site, and is not a spot zone.
There was no public testimony and the hearing was closed.
Motion 1: Approve the Ordinance Rezoning approximately 2.45 acres consisting of a
portion of Lot 2, Block 1, Taylor Crossing on the River Division No. 8. from HC, Highway
Commercial to CC, Central Commercial, under a suspension of the rules requiring three
complete and separate readings and request that it be read by title and published by
summary.
o
Moved by: Councilor Larsen
o
Second: Councilor Radford
o
Vote: Aye: Francis, Dingman, Freeman, Larsen, Lee, Radford. Nay: none
o
Motion carries.
Ordinance #3638 Title Read: AN ORDINANCE OF THE CITY OF IDAHO FALLS, IDAHO, A
MUNICIPAL CORPORATION OF THE STATE OF IDAHO; PROVIDING FOR THE REZONING OF
APPROXIMATELY 2.45 ACRES AS DESCRIBED IN SECTION 1 OF THIS ORDINANCE FROM
City Council Meeting
Minutes
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https://idahofallsid.new.swagit.com/videos/371601
680 Park Avenue
Idaho Falls, ID
HC, HIGHWAY COMMERCIAL TO CC, CENTRAL COMMERCIAL; AND PROVIDING
SEVERABILITY, PUBLICATION BY SUMMARY, AND ESTABLISHING EFFECTIVE DATE.
Motion 2: Approve the Reasoned Statement of Relevant Criteria and Standards for the
Rezone from HC to CC and give authorization for the Mayor and City Clerk to execute the
necessary documents.
o
Moved by: Councilor Larsen
o
Second: Councilor Radford
o
Vote: Aye: Francis, Dingman, Freeman, Larsen, Lee, Radford. Nay: none
o
Motion carries.
3. 26-09
Quasi-Judicial Public Hearing - Planned Unit Development (PUD) and
Reasoned Statement of Relevant Criteria and Standards, Sage Lakes.
Hearing Opened
Presentation/Discussion (Director Sanner, Mr. Huish, Mr. Hirrlinger, Director
Fredericksen):
•
Project Overview
o
Presented by developer Jared Huish (with later input from partner Jim Hirrlinger).
o
Approximately 20 acres located west of 5th East, south of the golf course (Sage
Lakes), and north of Fairway Estates.
o
Project has gone through neighborhood meetings and Planning Commission
review; the proposal reflects community feedback and is intended as a “living
document.”
•
Zoning & Planning Context
o
Property has been zoned R-2 since annexation in 2019, with adjacent R-1 and R-
3A zoning.
o
Zoning pattern follows traditional density transitions from higher density near
Lewisville Highway to lower density neighborhoods.
o
Site is within the General Urban Transect under the Imagine IF comprehensive
plan, which supports mixed housing types, walkability, and connected streets.
o
Development complies with airport-compatible land use requirements and lies
outside the main noise corridor.
•
Development Program & Density
o
PUD focuses on townhomes, while 74 single-family homes surrounding the site
were previously approved through a preliminary plat.
o
Proposal includes 246 townhomes, a 20% density reduction from what zoning
would otherwise allow (R-2 permits up to 17 units/acre; proposal is ~11
units/acre).
City Council Meeting
Minutes
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https://idahofallsid.new.swagit.com/videos/371601
680 Park Avenue
Idaho Falls, ID
o
Density was intentionally reduced to maintain higher quality, neighborhood
compatibility, and property values.
o
All units are for-sale and can be owner-occupied (not just rentals).
•
Design & Housing Types
o
Mix of single-family homes and townhomes supports multiple price points,
aging in place, and multigenerational living.
o
Townhomes are two-story only, with front-load and rear-load designs; rear-load
units use alleys to minimize garage/vehicle visibility.
o
Townhome widths range, all with two-car garages.
o
Buildings range from 4–8 attached units.
o
Architecture is designed to be cohesive with nearby neighborhoods and golf
course homes.
•
Open Space & Amenities
o
Approximately 4.5 acres of open space with two playgrounds, two dog parks,
pavilion, walking trails, patios, landscaping, and buffers
o
Most open space is common area maintained by an HOA; homeowners own
only their unit footprint (“pad lot” style).
o
Potential for shared park access with neighboring HOAs, subject to
maintenance agreements.
•
Access, Streets & Connectivity
o
Primary access is directly from the highway (Lewisville) to reduce cut-through
traffic in existing neighborhoods.
o
Surrounding streets are public; interior streets are private (no drive aisles).
o
Two access points provided to meet fire code requirements.
o
A street stub is shown only to preserve future access for a separate triangular
parcel to the north; it is not required for this PUD and not related to this
development.
o
Internal trails connect to sidewalks along Sage Lakes Boulevard and to future
planned bike/pedestrian facilities along Lewisville Highway.
•
Traffic, Utilities & Infrastructure
o
Traffic study found no expected level-of-service issues, with a reduction being
shown for the Pevero Drive/5th West intersection.
o
Water pressure concerns raised by neighbors were investigated:
Issues traced to temporary valve shutdowns during bridge construction.
City verified 55 PSI at residences; system meets standards and has
capacity for added demand.
o
Bridge (from Lewisville Hwy) and Sage Lakes Boulevard:
Certificates of occupancy will not be issued until the bridge is
completed and approved.
City Council Meeting
Minutes
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680 Park Avenue
Idaho Falls, ID
Financial assurance is in place to ensure completion even if the
developer fails.
•
Public & Planning Commission Input
o
Neighborhood and Planning Commission comments were included in the
Council packet.
o
Concerns addressed included traffic, water pressure, property values,
crime/safety, building height, and lack of nearby commercial services.
o
Staff noted commercial zoning exists nearby, but commercial development
typically follows residential growth.
o
Planning Commission recommended approval by a 5–1 vote.
•
Council Discussion Highlights
o
Councilor Francis asked whether building height could be formally limited to
two stories in the PUD approval.
Legal staff cautioned that imposing a height restriction below what R-2
allows could raise legal “takings” concerns, though PUDs allow more
conditions and developers can self-impose limits.
o
Clarified that the project uses private streets only and no drive aisles.
o
Confirmed zoning has not changed since 2019 and that the future access to the
North shown does not apply to the current development.
•
Next Steps
o
Council opened the process for public testimony, with speakers asked to state
their name and address and were given approximately three minutes each
o
Developer allowed rebuttal following public comment.
Public Comment:
•
Allison Hicken, 375 Pevero Drive
•
Perspective
Supports smart growth that respects existing residents and neighborhoods.
Does not oppose growth, but asks the City to ensure it is done safely and
thoughtfully.
•
Primary Concern: Access & Emergency Response
Fairway Estates currently has limited access to the City, with residents
traveling over a mile via Pevero Drive to East River Road (5th West).
Only one functional access route.
Sage Lakes Boulevard and the bridge are not yet operational, despite being
discussed for years.
Cited past experience where planned future roads never materialized,
leaving neighborhoods without promised access.
•
Emergency Response Examples
City Council Meeting
Minutes
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680 Park Avenue
Idaho Falls, ID
Recounted a lightning storm that caused multiple road closures and a
backyard fire.
Emergency services took 17 minutes to respond; residents extinguished the
fire themselves.
Referenced a recent grass fire in the Hatch Pit where emergency access was
again limited, requiring wildland fire units.
Expressed serious concern about adding 200–250+ new homes without
improving access.
•
Bridge & Bonding
Explained that the bridge (access from Lewisville Hwy) was only bonded and
guaranteed after years of residents advocating and expressing concern that
it might never be built.
Asked the Council to provide similar protection now, rather than relying on
future promises.
•
Neighborhood Equity & Amenities
Noted that although the new development is adjacent, it is treated as a
separate HOA, limiting Fairway Estates residents’ access to green space
and amenities.
Golf course green space is not public and explicitly marked as off-limits.
Stated Fairway Estates lacks:
•
Walkable access to the City
•
Sidewalks on East River Road and Lewisville Highway
•
Usable public green space
Lives in an older (1998) home with a large lot and mature landscaping.
Expressed concern about protecting home values and neighborhood
character near the golf course.
•
Infrastructure Concerns
Questioned water pressure assurances, noting that measurements were
taken in winter.
Requested testing during peak summer irrigation months, when residents
already experience low pressure.
•
Overall Message
Urged the City to prioritize roads, sidewalks, access, and emergency safety
before approving large new developments.
Framed her request as a call for protection of existing residents, not
opposition to new neighbors.
•
Darick Sontag, 5188 Grassy Hill
•
Questioned how the property was zoned R-2 or R-3, stating that this level of
density does not fit the existing neighborhood.
•
Reported that many neighbors oppose the project and are not supportive of the
development.
•
Raised concerns about increased traffic, noise, and overall neighborhood
impacts associated with higher-density development.
City Council Meeting
Minutes
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680 Park Avenue
Idaho Falls, ID
•
Emphasized the potential loss of property values, noting that denser
development changes buyer preferences and reduces the pool of potential
homebuyers.
•
Stated they are not opposed to growth but believe this project does not make
sense in this location.
•
Urged the City Council to prioritize existing Idaho Falls residents and
neighborhood compatibility over the interests of out-of-state developers.
•
Amber Reynolds, 5288 Cypress Creek
•
Lives five houses from the proposed PUD in a quiet, family-oriented
neighborhood with many young children who regularly play outside.
•
Expressed serious safety concerns about adding 250 or more additional
vehicles to neighborhood streets, noting that children, despite safety guidance,
can act unpredictably.
•
Clarified she is not opposed to housing or growth, but believes the density and
scale of the PUD do not fit the neighborhood’s aesthetics, lifestyle, or
expectations when residents purchased their homes.
•
Works at Ethel Boyes Elementary School and noted District 91 elementary
schools are already over 90% capacity.
•
Raised concerns that combined with other nearby developments, the area
could see 500–600+ new homes, further overwhelming school capacity.
•
Asked the Council to consider whether the proposed PUD would truly make the
area a safe and happy place for families.
•
Zack Bennett, 480 Pevero Drive
•
Lives near the 5th West outlet, a high-traffic intersection.
•
Urged the Council that if the project is approved, they should strictly require
completion of a functional, usable bridge.
•
Emphasized that language must be clear and unambiguous about what
“completed and finished” means.
•
Stated that a true bridge completion should provide direct traffic access to the
City, not routing traffic down Pevero to Fifth West, but instead allowing access
from Lewisville.
•
Requested the Council “hold the line” on bridge requirements to ensure
meaningful access and traffic relief.
•
Curtis St. Michel, 275 Pevero
•
Lives near the end of the affected area and stated most concerns had already
been raised but emphasized infrastructure and access issues.
•
Warned that East River Road is already overburdened, with multiple current and
planned developments funneling traffic onto it.
•
Noted physical constraints on East River Road (power lines on one side, canal
on the other) that make widening or major improvements difficult.
City Council Meeting
Minutes
15
https://idahofallsid.new.swagit.com/videos/371601
680 Park Avenue
Idaho Falls, ID
•
Argued that adding a turn lane alone will not address traffic volumes created by
existing and future development.
•
Stated there is no safe access to town except by car, and even driving is
marginal; walking or biking is unsafe, especially for children.
•
Highlighted that children have limited access to schools and destinations due
to lack of infrastructure.
•
Expressed frustration that development has proceeded without adequate
supporting infrastructure along the corridor.
•
Acknowledged that East River Road and related roads are county roads,
questioning what authority the City has to make necessary improvements.
•
Concluded that residents feel left to simply “live with it” without solutions.
•
Terri McIsaac, 6724 N. Orlinda Lane
•
Lives in J & K Estates and expressed concern about increased traffic on 65th
North due to new development.
•
Noted that construction vehicles and large trucks have damaged roads multiple
times.
•
Highlighted that biking and walking are difficult in the area due to traffic and lack
of infrastructure.
•
Stated that J & K Estates lacks green space or pedestrian paths, and while this is
currently acceptable under county jurisdiction, it is concerning as part of future
City growth.
•
Requested that the City take a broader look at development impacts and
consider slowing the pace of growth to address these issues.
•
Alice Durfree, 5214 Cypress Creek
•
Lives on Cypress Creek and appreciates the developer’s efforts to work with the
community.
•
Praises her neighborhood for being safe, family-friendly, and community-
oriented, with children playing outside.
•
Expressed concern that adding townhouses or two-story units could increase
crime and disrupt the current neighborhood atmosphere.
•
Worried about school capacity and the impact of additional families moving into
the area.
•
Suggested considering more single-family homes instead of two-story units to
better fit the neighborhood and accommodate older residents.
•
McKenzie Burden, 5279 Eaglewood
•
Lives at 5279 Eaglewood and has deep personal/family ties to the neighborhood
(grandfather donated land for Sage Lakes Golf Course and helped start Fairway
Estates).
City Council Meeting
Minutes
16
https://idahofallsid.new.swagit.com/videos/371601
680 Park Avenue
Idaho Falls, ID
•
Appreciates the developers’ efforts to accommodate the community but
remains opposed to the proposed development.
•
Emphasizes the importance of preserving the neighborhood’s character, safety,
and happiness for her family and the broader community.
•
Strongly supports the principle of keeping the neighborhood and town safe and
family-friendly, aligning with prior remark.
•
Allen Rainsdon, 5675 Eaglewood
•
Lives on Eaglewood near the end of the street.
•
Acknowledges that the developer is trying to work with the community, but his
main concern is City infrastructure.
•
Key infrastructure concerns include:
o
Road capacity
o
Water supply
o
Schools
o
Buffer zones / green space
•
Suggests expanding the green space between single-family homes and
townhomes to create a solid green belt, which could help with capacity and
neighborhood cohesion.
•
Questions whether private roads and access to amenities (dog park, green
areas) will truly be available to existing homes.
•
Notes that future developments and connector roads may also face capacity
challenges, and recommends planning infrastructure improvements with a
long-term perspective.
•
Jim Matheson, 5315 Rock Hollow Lane
•
Acknowledges that the developers have made efforts to address neighborhood
concerns.
•
Access concerns:
o
5th West is not a safe entrance or exit for the neighborhood.
o
Turn lanes and modifications are inadequate.
o
Road safety is a major issue for all vehicles.
•
Housing mismatch concerns:
o
Townhomes are being built next to high-value single-family homes,
creating a market value mismatch.
o
Examples include townhomes nearby next to Heritage Hills single-family
homes.
o
Worries that this mismatch could negatively affect property values long-
term.
•
Infrastructure concerns:
City Council Meeting
Minutes
17
https://idahofallsid.new.swagit.com/videos/371601
680 Park Avenue
Idaho Falls, ID
o
Additional 246 townhomes in Fairway Estates will stress existing
infrastructure.
o
Urges City Council to consider long-term development, infrastructure,
and neighborhood compatibility when approving zoning and
construction plans.
•
Personal context: moved to Fairway Estates for its single-family home character
and values neighborhood safety and aesthetics.
•
Brad Whipple, 1205 Susanne Ave
•
Supportive of the project: Defends the development against concerns raised.
•
Infrastructure access: Notes that roads, schools, and water are public
responsibilities, and townhome residents have equal rights to these services.
•
Bridge and road access: Acknowledges that the bridge and roads are bonded,
providing guaranteed access.
•
Overall impression: sees no major flaws with the project and believes the design
appropriately addresses common neighborhood concerns.
•
Sarah Williams, 5355 Eaglewood
•
Neighborhood buffer: Suggests using parks instead of houses as a buffer
between existing and new development for a more appealing layout.
•
School concerns: Highlights the inability to pass bonds for new schools in
District 91, stressing that additional housing will exacerbate overcrowding and
strain on schools like Idaho Falls High School.
•
Support for growth: Supports development in principle but emphasizes the need
for smart, planned growth.
•
Traffic concerns: Notes that cumulative development in the area will create
significant traffic, potentially adding hundreds of cars and congestion.
•
Overall message: Advocates for thoughtful planning that balances growth,
community aesthetics, school capacity, and traffic management.
•
Christian Ashcraft, 1065 Orlin Drive
•
Perspective: Offers an outside perspective, acknowledging residents’ concerns
about neighborhood change and increased density.
•
Developer engagement: Praises the developer for being highly involved and
trying to integrate the development with the existing neighborhood.
•
Housing diversity: Supports the concept of mixed housing types and multi-
generational options, noting benefits of having apartments and single-family
homes in one area.
City Council Meeting
Minutes
18
https://idahofallsid.new.swagit.com/videos/371601
680 Park Avenue
Idaho Falls, ID
•
Community focus: Emphasizes that the success of a neighborhood depends on
the community built, not just the types of houses.
•
Overall view: Sees this development as a positive example for future
neighborhoods, balancing growth, integration, and community cohesion.
•
Hayley Baird, 5279 Cypress Creek
•
Location & context: Lives on Cypress Creek, directly adjacent to where new
townhomes are planned.
•
Appreciation for developer efforts: Commends thoughtful design elements like
garages on the backside to reduce front-facing traffic and enhance safety.
•
Neighborhood character: Emphasizes the idyllic nature of the neighborhood,
with a balance of empty nesters and children, making it peaceful and family-
friendly.
•
Concerns & suggestions:
o
Recommends shifting green space to act as a buffer between new
townhomes and existing single-family homes.
o
Notes the impact on recently moved-in families and stresses safety and
traffic management with increased density.
•
Overall stance: Appreciates townhomes as a housing type but advocates for
design adjustments to preserve neighborhood safety, character, and
infrastructure.
•
Kyle Hicken, 375 Pevero Drive
•
Location & context: Lives at 375 Pevero Drive, on the road heavily used by the
neighborhood.
•
Traffic concerns:
o
High traffic volume, including construction vehicles and speeding (40–
50 mph) on a residential street.
o
Concerned that the new high-density townhomes will increase
congestion without providing meaningful relief for the neighborhood.
•
Access & City planning issues:
o
Criticizes the development’s reliance on residential roads instead of
major arterials for high-density access.
o
Warns that future high-density developments north and east will
exacerbate traffic problems and landlock the neighborhood.
•
Infrastructure & long-term planning: Emphasizes that this project doesn’t
account for broader neighborhood infrastructure needs and calls for smart City
planning with proper access and consideration of cumulative density.
•
Overall stance: Opposes the development’s current design due to traffic,
access, and long-term planning concerns.
City Council Meeting
Minutes
19
https://idahofallsid.new.swagit.com/videos/371601
680 Park Avenue
Idaho Falls, ID
Further Discussion by Council and Developer:
1. Project Overview and Construction Updates:
•
The development involves Sage Lakes Boulevard and adjacent residential areas.
Construction of the road is nearly complete; curb, gutter, sewer, and irrigation lines are
installed, with the final asphalt layer pending plant availability and suitable temperatures.
Road completion is expected early in the year (Feb–Apr).
•
Once Sage Lakes Boulevard opens, it will significantly improve traffic flow, allowing
residents south of the area to avoid long detours. Some shifts in traffic patterns are
expected but are considered manageable.
2. Housing and Market Considerations:
•
Homes are primarily single-family, ~1,800 sq. ft., two-story.
•
The PUD includes a mix of townhomes and detached homes, designed to fit neighborhood
character and include green space, trails, and rear-facing homes to minimize visual impact.
3. Zoning, Density, and Prescriptive Rights:
•
Current zoning (R2/R3A) allows up to 340 units by-right; the PUD proposes 246 units,
reducing density while adding amenities.
•
“Prescriptive rights” mean developers could build to the maximum allowed under R2/R3A
without Council approval. The PUD offers more controlled, neighborhood-friendly
development compared to by-right development.
•
Height restrictions and density cannot be arbitrarily changed by Council; conditions must
comply with existing ordinance.
4. Infrastructure and Public Services:
•
Water and sewer improvements have addressed prior low-pressure issues, including a
completed loop and redundant water lines.
•
Transportation infrastructure plans are in progress: 5th West and Lewisville Highway are
being upgraded, with a five-lane facility proposed to accommodate future traffic from the I-
15/US-20 connection.
•
A new fire station, funded by impact fees, is located near the development, ensuring rapid
response.
•
The PUD also provides pedestrian connections, green space, and pathways, enhancing
walkability and safety.
5. The hearing was closed and followed by Council deliberation and rationale:
•
Council’s role is to apply the PUD ordinance, not to address school capacity or population
growth directly.
•
Traffic concerns were addressed via studies, and road improvements are planned;
construction traffic routing cannot be legally conditioned.
•
Council members emphasized that the PUD is preferable to by-right development because
it reduces density, preserves green space, and creates a more aesthetically pleasing and
functional neighborhood.
City Council Meeting
Minutes
20
https://idahofallsid.new.swagit.com/videos/371601
680 Park Avenue
Idaho Falls, ID
•
Positive aspects highlighted include the developer’s responsiveness to neighborhood
input, thoughtful design (rear-facing homes, no driveways on certain streets), and inclusion
of mixed housing types.
•
While school capacity remains a concern, Council members support broader solutions,
including school bonds for new elementary facilities.
•
Overall, the PUD is seen as a well-planned, community-oriented compromise that
balances growth, infrastructure, neighborhood character, and livability, avoiding
unchecked sprawl.
Motion 1: Approve the Planned Unit Development (PUD) for Sage Lakes as presented.
o
Moved by: Councilor Radford
o
Second: Councilor Larsen
o
Vote: Aye: Francis, Dingman, Freeman, Larsen, Lee, Radford. Nay: none
o
Motion carries.
Motion 2: Approve the Reasoned Statement of Relevant Criteria and Standards for the
Planned Unit Development for Sage Lakes and give authorization for the Mayor to execute
the necessary documents.
o
Moved by: Councilor Radford
o
Second: Councilor Larsen
o
Vote: Aye: Francis, Dingman, Freeman, Larsen, Lee, Radford. Nay: none
o
Motion carries.
13. Announcements
•
None
There being no further business, the meeting adjourned at 11:05 PM.
/s/ Emily Geisler__________________
/s/ Lisa Burtenshaw________________
Emily Geisler, City Clerk
Lisa Burtenshaw, Mayor
IDAHO FALES
City Council
January 8, 2026
IDAHO FALES
Final Plat
PLT25-008
Highland Park Addition, Third Amended
N Aerial PLT25-008 Highland Park Addition, 3rd Amended
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PLSS SECTION CONTROL (AS NOTED)
FOUND BRASS CAP RIGHT-OF-WAY MONUMENT
FOUND 1/2" REBAR WITH ILLEGIBLE PLASTIC CAP
FOUND RAILROAD SPIKE
‘SET 5/8" REBAR WITH PLASTIC CAP STAMPED PLS 18405
SET 1/2" REBAR WITH PLASTIC CAP STAMPED PLS 18405,
SUBDIVISION BOUNDARY
LOT LINE
CROSS ACCESS EASEMENT & PUBLIC UTILITY EASEMENT
CROSS ACCESS EASEMENT
ADJOINING BOUNDARY LINE
SECTION LINE
DIMENSIONAL TIE LINE
CORNER PERPETUATION AND FILING RECORD
PRIVATE WATER EASEMENT
PUBLIC UTILITY EASEMENT
CROSS ACCESS EASEMENT
RAILROAD SPIKE
(A -FOUND AT THE INTERSECTION OF
ELMORE AVENUE AND HIGHAM STREET.
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DETAIL A:
‘SCALE 1=1'
DETAIL B:
‘SCALE 1
‘$ 00°03'05" W 1165.00"
ELMORE AVENUE
(IN FEET )
1 inch =
R20
LOT 36
BLOCK 45
HIGHLAND PARK ADDITION
OLD PLAT BOOK, PAGE 5
6°55" E 74.87!
LOT 49
0.050 ACRES
$ 89°57'03" E 92.31"
LOT So
0.049 ACRES
S 89°57'03" E 106.46"
LOT 51
0.108 ACRES
N 89°57'05" W 125.00'
S BO°S705" E 49.25
LOT 52
0.115 ACRES
§ 89°57'04" E 125.00!
LOT 53
0.062 ACRES
N 89°57°04" W 125.00"
LOT 54
0.075 ACRES
N 89°56'55" W 125,00"
LOT 44
BLOCK 45
HIGHLAND PARK ADDITION
OLD PLAT BOOK, PAGE 5
S 00°42'55" W 44.42"
$.00°0000" 144.58"
‘S$. 00°0308" WW 175.00"
$.00°03'05" W
HIGHLAND PARK ADDITION, THIRD AMENDED
A SUBDIVISION OF THE CITY OF IDAHO FALLS, BONNEVILLE COUNTY, IDAHO
BEING A RE-PLAT OF PORTIONS OF LOTS 37, 38, 39, 40, 41, 42, AND 43 OF BLOCK 45, OF HIGHLAND PARK
ADDITION LOCATED IN THE NORTHEAST 1/4 OF SECTION 13, TOWNSHIP 2 NORTH, RANGE 37 EAST, BM
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HIGHLAND PARK ADDITION
OLD PLAT BOOK, PAGE 5
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‘OLD PLAT BOOK, PAGE 5 |
07
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PROJECT LOCA’
NORTHEAST CORNER OF SECTION 13
FOUND BRASS CAP PURSUANT TO CP&F
INSTRUMENT No. 1657308
ELMORE AVE:
RIVERSIDE OR:
VICINITY MAP
SURVEYOR NARRATIVE
THIS SURVEY WAS DONE AT THE REQUEST OF TETON PEAKS DEVELOPERS, LLC WITH THE INTENTIONS OF DIVIDING
THE LAND SHOWN TO FURTHER UTILIZE THE LAND SHOWN WITHIN THIS SUBDIVISION.
THE NORTHWEST BOUNDARY OF THIS SUBDIVISION WAS RESOLVED BY FOUND RIGHT-OF-WAY MONUMENTS AND
INFORMATION FOUND IN DEEDS INSTRUMENT No. 1780826, 366042 AND ITD RIGHT-OF-WAY PLAN SET F-6471(31) R/W.
THE NORTH, EAST SOUTH AND WEST BOUNDARIES WERE DETERMINED BY RECORD INFORMATION SHOWN ON THE
PLAT OF HIGHLAND PARK ADDITION FILED IN PLAT BOOK PAGE 5, DEEDS INSTRUMENT No. 1780826, 1780778, 1681537
AND FOUND MONUMENTS AS SHOWN, USING THE RAILROAD SPIKE AT THE INTERSECTION OF ELMORE AVENUE AND.
HIGHAM STREET ALONG WITH THE THE FOUND 1/2 INCH REBAR AT THE SOUTHEAST CORNER OF LOT 7, BLOCK 45
OF THE SAID HIGHLAND PARK ADDITION. RECORD INFORMATION FROM THE SAID HIGHLAND PARK ADDITION
MATCHES EXISTING FENCE LINES ON THE EAST SIDE OF THE ALLEY, THE SOUTH SIDE OF THIS SUBDIVISION AS
WELL AS THE BACK OF SIDEWALK ALONG W. SHELLEY STREET QUITE WELL. THIS EVIDENCE WAS USED TO.
DETERMINE THESE BOUNDARIES,
REFERNCE:
1) ITO PROJECT No. F-6471(31) RW
2) HIGHLAND PARK ADDITION INSTRUMENT No. 1597107
3) DEED INSTRUMENT No. 366042
4) DEED INSTRUMENT No. 594298
5) DEED INSTRUMENT No. 1163156
6) DEED INSTRUMENT No. 1780778
7) DEED INSTRUMENT No. 1780826
8) DEED INSTRUMENT No. 1681537
9) CP&F'S AS LISTED ON THE FACE OF THIS PLAT
LINE TABLE
DIRECTION | LENGTH
L1 | N31°0204"E | 0.91"
L2 | sess712"E | 4.27
L3 | Nog"O401"E | 3.68"
La | N25°43'22"E | 3.12"
CURVE TABLE
DELTA
CURVE # | LENGTH | RADIUS CHORD DIRECTION | CHORD LENGTH
of 6°39'43" | N 96°42'56" E
74°24 N 52°50'39"
45°26'13" | N53°4015" E
13°3934" | N 63°13'09" E
89°16'19" | $44°35'33"E
89°16'34" | $44°41'24" W
0°32'12" | S69°46'50" W
42°14'29" | S 68°26'25" W
BASIS OF BEARING
ALL MEASURED BEARINGS SHOWN HEREON RELATE DIRECTLY TO THE "CITY
OF IDAHO FALLS COORDINATE SYSTEM OF 2004", WHICH IS DERIVED FROM
THE IDAHO STATE PLANE COORDINATE SYSTEM (EAST ZONE 1101) US SURVEY
FEET AND USING A COMBINED SCALE FACTOR OF 1.000277265 FOR AGRID TO
GROUND CONVERSION, [REFERENCE FRAME NAD_83(2011), EPOCH 2010.0000}
THE SYSTEM ORIENTATION IS BASED ON GRID NORTH ALONG THE EAST ZONE
CENTRAL MERIDIAN. NO CONVERGENCE ANGLE HAS BEEN APPLIED.
EAST QUARTER CORNER OF SECTIONAS
FOUND ALUMINUM CAP MONUME!
18 TO CP&F INSTRUMENT No, 66
IDAHO FALLS, ID
DRAWN BY: NK REVIEWED BY: CTP
[soe no: 20166 | DATE: way 20,2025 _|
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Planned Unit Development
PUD25-003
Sage Lakes
Sage Lakes Planned
Unit Development
Jared Huish & Ji m Hirrlinger // City Council //January 8, 2026
Presentation Agenda
Project Details andBenefits
Comprehensive overview of the Sage Lakes
development, including site specifications, unit
mix, and enhanced amenities that exceed
standard requirements.
Alignment with CityVision
How the proposal supports Imagine IF goals
including aging in place, housing diversity, and
sustainable community development.
Sage Lakes Planned Unit Development
Both the site plan for the PUD and the single-
family homes surrounding the townhomes.
Also, elevation examples of the product types
and how a PUD is a better development for the
community, both density and site plan design.
Addressing Neighbor Concerns
Direct responses to feedback from the August 27 neighborhood meeting,
supported by independent traffic studies and research.
Recommendation and Q&A
Summary of benefits and request for approval.
This presentation responds to feedback from attendees at our August 27, 2025 neighborhood meeting and the Planning
Commission
meeting, addressing key themes including density, traffic, and community character.
Project Overview
Location &Zoning
The Sage Lakes development encompasses approximately
20 acres in the Fairway Estates neighborhood, positioned
west of Lewisville Highway.The property is zoned R2 and
R3 (Mixed Residential), which permits a diverse range of
housing types.
Development Composition
•
246 individually owned townhome units
•
74 single-family detached homes (not part of PUD)
•
320 total residential units
•
All units for sale
Community Amenities
4.51 acres of dedicated open space (25.1% of total
area)
•
Two children's playgrounds with modern
equipment
•
Community pavilion for gatherings
•
Two dedicated dog parks
•
Landscaped grassy hills and natural areas
•
Walking trails connecting amenities
•
Enhanced buffer zones with mature landscaping
Access &Infrastructure
Primary access north of Sage Lakes Boulevard
includes a new bridge and roadway. Internal
circulation via private roads designed to prevent
cut-through traffic.
Alignment with Imagine IF Comprehensive Plan
Adopted by the City Council on February 24, 2022, the Imagine IF Comprehensive Plan provides strategic guidance for Idaho Falls' growth and development. This forward-
thinking document emphasizes diverse, thoughtful development that serves residents across all life stages while utilizing existing infrastructure efficiently.
Mixed ResidentialDevelopment
Supports combining townhomes and single-family homes within R2 zones to
create vibrant, varied neighborhoods that accommodate different household
needs and preferences.
Middle-Market Housing Near Amenities
Encourages development of attainable housing options in established areas
with existing infrastructure, schools, and services rather than forcing continued
suburban sprawl.
Compact Development Over Sprawl
Promotes efficient use of land and infrastructure through thoughtful density
that maintains quality while reducing the fiscal and environmental costs of
sprawling development patterns.
Embracing AppropriateDensity
Recognizes that well-designed density enhances housing affordability and
choice while supporting the commercial viability of neighborhood services and
reducing per-unit infrastructure costs.
Variety in Housing Types and Prices
Advocates for neighborhoods that offer multiple housing forms and price
points, enabling residents to find suitable homes regardless of life stage,
household composition, or economic circumstances.
Strategic Infill Development
Prioritizes development in areas where water, sewer, roads, and other
infrastructure already exist, maximizing return on public investment and
reducing long-term maintenance burdens.
Supporting Aging in Place and Lifecycle Housing
The Challenge
As Fairway Estates residents age, many face difficult choices: maintain large
homes that no longer suit their needs or leave the neighborhood entirely. This
out-migration breaks community bonds and forces residents away from familiar
surroundings, friends, and local connections built over decades.
The Imagine IFVision
"The City should support 'aging in place' by encouraging a variety of housing options that
allow residents to remain in their neighborhoods as their needs change over time. This
includes providing accessible single-level homes, townhomes, and senior housing that
enable transitions from larger family dwellings to smaller, more manageable units without
requiring relocation."
—Imagine IF Comprehensive Plan, Page 59, Chapter 4: Housing, Goal H-2
"Aging in place is a key strategy for Idaho Falls, where residents can downsize within the
same community, fostering intergenerational connections and reducing the economic and
emotional costs of moving. The plan prioritizes zoning and development standards that
accommodate accessory dwelling units (ADUs) and multi-generational homes to support
this transition."
—Imagine IF Comprehensive Plan, Page 61, Chapter 4: Housing, Policy H-2.1
Creating Housing Diversity for Long-Term Community Retention
The Foundation: Balanced Housing Mix
"To meet the needs of a growing and changing population, Idaho Falls must provide a balanced mix of housing product types, including single-family detached homes, attached
townhomes, multifamily apartments, and senior living options. This diversity ensures that families, young professionals, and older adults can find suitable housing within
established neighborhoods, promoting long-term residency and neighborhood stability."
—Imagine IF Comprehensive Plan, Page 58, Chapter 4: Housing, Objective H-1
Right-Sizing Within Communities
"Residents should be able to 'right-size' their housing—moving from larger homes to
smaller ones or from independent living to assisted options—while staying in the
same area. By integrating a range of product types (e.g., duplexes, triplexes, and
cottage clusters) into suburban and urban neighborhoods, the City can create
vibrant, inclusive communities that adapt to life stages."
—Imagine IF Comprehensive Plan, Page 60, Chapter 4: Housing, Policy H-1.3
Preventing Out-Migration
"The lack of diverse housing product types contributes to out-migration when
families or seniors can no longer afford or maintain their current homes. Imagine IF
envisions neighborhoods where residents can seamlessly transition between
housing forms—such as from a four-bedroom single-family home to a low-
maintenance townhome—keeping economic contributions local and strengthening
community bonds."
—Imagine IF Comprehensive Plan, Page 62, Chapter 4: Housing, Implementation
Strategy H-4
Sage Lakes Alignment: By combining 74 single-family homes with 246 townhomes, our development creates opportunities for seamless transitions within the same neighborhood,
supporting residents through different life stages while maintaining their connection to Fairway Estates.
Building Resilient, Multi-Generational Neighborhoods
Community Character ThroughDiversity
"Diverse housing mixes are essential for creating resilient neighborhoods that support all life stages, from young families starting out to seniors
aging in place. This approach minimizes the need for long-distance moves and aligns with the City's goal of compact growth, where
product variety (e.g., bungalows, rowhouses, and apartments) coexists with green spaces and amenities."
—Imagine IF Comprehensive Plan, Page 87, Chapter 6: Community Character, Neighborhood Design Principles
The Sage Lakes Approach: Our integration of townhomes and single-family homes, supported by 25.1% open space and comprehensive amenities,
creates the type of vibrant, inclusive community envisioned in Imagine IF—one that welcomes residents across all life stages while fighting sprawl
through thoughtful density.
Young Families Starting Out
Established Households
Downsizing and Aging in Place
A More Thoughtful Approach to Density
The Sage Lakes PUD proposes significantly lower density than entitled under current zoning, prioritizing quality and community harmony
over maximum unit count. This reduction represents a deliberate choice to balance growth with neighborhood character.
R2 Maximum Entitlement
17 units peracre
340-350 potential units on 20 acres
Minimal open space requirements
Standard R2 amenity provisions
Sage LakesProposal
<12 units per acre
320 total units (74 SF + 246 townhomes)
25.1% dedicated open space
Enhanced amenitiespackage
The Difference
20%below maximum density
94 fewer units than entitled
Significantly more greenspace
Superior community features
By utilizing the Planned Unit Development framework, we can deliver amenities and design features that exceed standard R2 requirements
while maintaining lower overall density than maximum entitlements would allow.
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Sage Lakes Planned Unit Development - Site Plan
haa —————— | CONCEPT TABULATIONS
= = ty TOTAL ACREAGE +49,3 ACRES
TOTAL UNIT COUNT 319
SINGLE-FAMILY LOTS, PRELIM. PLAT:
TOTAL LOTS - 16
DIVISION 26:
TOTAL LOTS - 30
TOTAL SINGLE-FAMILY:
73 LOTS
21.7-ACRE TOWNHOME PUD
TOTAL UNITS - 246
DENSITY - 11.3
OPEN SPACE - 5.4 AC (25%)
MAX BUILDING HEIGHT 35°
LEGEND
78' MIN. SINGLE-FAMILY, MODIFIED FROM PRELIM. PLAT - 27 LOTS
REAR-LOAD TOWNHOMES (21'x47') - 149 UNITS
FRONT-LOAD TOWNHOMES (24'x49') - 97 UNITS
OPEN SPACE - 4.53 AC
PRIVATE YARDS - .35 AC
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PS OPEN SPACE BUFFER - NOT COUNTED IN TOTAL 2.73 AC
Sage Lakes R2 (Non-PUD) - Site Plan
R2 Concept PUD Concept
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10/7/2025 recommended that a boundary survey be performed to determine actual boundary size and dimensions a: well as other potential boundary confict.
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Enhanced Amenities Through PUD Design
The PUD Advantage
The Planned Unit Development approach enables us to exceed standard R2 zoning
requirements, delivering exceptional community features that would not be required
under conventional development. With over 25% of the site dedicated to open space—
far surpassing minimum standards—residents gain access to thoughtfully designed
gathering places and recreational opportunities.
What Maximum Density Would Mean
If developed at the full R2 entitlement of 17 units per acre, this site could
accommodate 340+ units with minimal open space and no requirement for the
enhanced amenities package we're proposing. The result would be significantly higher
traffic generation, greater infrastructure demands, and reduced quality of life for both
new and existingresidents.
Included Community Features
•
Two Modern Playgrounds: Safe, age-appropriate
equipment for families
•
Community Pavilion: Covered gathering space for
events
•
Dual Dog Parks: Dedicated areas for pets and their
owners
•
Grassy Hills: Natural play areas and visual interest
•
Walking Trail Network: Connecting all amenities
•
Landscaped Buffers: Enhanced privacy and
aesthetics
Townhomeand Single-Family Elevations
Townhome Elevations - Front Loaded
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Oak & Pine Plan
Front Loaded Townhome Product
Townhome Elevations - Front Loaded
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Oak & Pine Plan
Front Loaded Townhome Product
Oak & Pine
Floor Plan
Livability
FEATURES:
24’wide x 49’deep
1764-2445 square feet :
3 Bedrooms he a
2.5 Bathrooms —
2 Living Spaces ni
Large Kitchen Area
2-Car Garage
2-Car Driveway
Townhome Elevations - Alley Loaded
SITKA Plan
Rear Loaded Townhome Product
Sitka Floor Plan
Livability
FEATURES:
21’wide x 47’deep
1530 square feet
3 Bedrooms
2.5 Bathrooms
2 Living Spaces
Large Kitchen Area
2-Car Garage
2-Car Driveway
Variety of Elevation Styles
Sivisionar
W HOMES y
Townhome Elevations - Alley Loaded
SITKA Plan
Rear Loaded Townhome Product
Single-Family Elevations
CAMBRIDGE Plan Renderings
Fairview Product
Single-Family Elevations
Si visionar
WY HOMES y
SUMMERLYNN Plan Renderings
Fairview Product
FARMHOUSE
Single-Family Elevations
Bislonary
REMINGTON Plan Renderings
Fairview Product
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Traffic and Infrastructure: ComprehensiveAnalysis
The Concerns Raised
Residents at our neighborhood meeting expressed concerns about overwhelming roads and bridges with increased traffic volumes, potential infrastructure strain on water and gas systems,
and impacts on local schools. These concerns warranted thorough, independent analysis.
Understanding Level of Service (LOS)
Traffic engineers measure intersection efficiency using Level of Service, which grades
performance from A (Excellent) to F (Failing) based on average delay time per vehicle:
•
LOS A (Excellent): Less than 10 second delay
•
LOS B (Good): 10-15 seconddelay
•
LOS C (Stable): 15-25 second delay
•
LOS D (Acceptable): 25-35 second delay
•
LOS E (Congested): 35-55 second delay
•
LOS F (Failing): More than 55 second delay
Idaho Falls requires new developments to maintain minimum LOS D at affected
intersections. Sage Lakes exceeds this standard significantly.
Professional Traffic Impact Assessment
Focus Engineering completed an independent Traffic Impact Analysis (TIA) on October 2,
2025, examining impacts through 2033. The study analyzed two key intersections using
actual traffic counts from September 2025:
•
5th East & Sage Lakes Boulevard
•
5th West & Pevero Drive
Infrastructure Coordination
The new Sage Lakes Boulevard bridge and roadway will be phased to match development,
with all utility systems sized and reviewed by city engineers. Private internal roads prevent
cut-through traffic while maintaining emergency access. Water, gas, and sewer capacity has
been confirmed adequate for the proposed density.
Addressing Property Value Concerns
The Concern
At our August 27 neighborhood meeting, residents expressed concerns that townhomes would
decrease surrounding property values. This belief, while understandable, is not supported by
market research or economic analysis.
The Builder's Perspective
Our development team—building both the townhomes and single-family homes—has a direct
financial stake in maintaining high quality standards. Lower-quality townhomes would cannibalize
sales of the adjacent single-family homes we're also marketing. This economic reality ensures
quality remains paramount across all housing types.
Quality Specifications
•
Townhomes average 1,800+ square feet
•
Two-car attached garages standard
•
Premium finishes and materials
•
Modern architectural design
•
Owner-occupied
What ResearchShows
70%
No Impact or Positive
Studies findingneutral or beneficial
effects on surrounding values
30%
Varies by Context
Outcomes depend on design quality
and amenities
Academic and Industry Research:
•
NYU Furman Center: "Positive effects... on surrounding property values"
from well-designed multifamily
•
MassLandlords: "Gently increased density... slight boost to property
values"
•
National Association of Realtors: "No impact or positive" from low-
income/multifamily housing
•
Virginia Tech Study: Homeowners associations (like our HOA) boost
values through maintained standards
The market demands diverse housing options, as emphasized in Imagine IF. Similar PUDs throughout Idaho Falls have enhanced their surrounding areas through quality
design and community amenities rather than diminishing property values.
Safety, Crime Prevention, and Family-Friendly Design
Addressing Crime Concerns
Neighborhood meeting comments raised concerns about increased crime and
disruption to Fairway Estates' family-friendly character. These concerns deserve serious
consideration and evidence-basedresponse.
Why OwnershipMatters
Sage Lakes consists entirely of individually owned townhomes and single-family homes.
Research consistently shows owner-occupied housing correlates with:
•
More stable, long-termresidents
•
Greater investment inproperty maintenance
•
Stronger neighborhood connections
•
Active participation in communitylife
These ownership characteristics promote the same family-oriented environment that
existing Fairway Estates residents value.
Evidence from SimilarDevelopments
Similar PUD projects in Idaho Falls, including the recently approved Creekside
Townhomes, show no correlation with increased crime rates. Well-designed, owner-
occupied communities contribute positively to neighborhood safety.
Safety Through Design
The Sage Lakes site plan incorporates multiple features specifically designed to
enhance safety and foster community:
•
Comprehensive Lighting: LED pathway and street lighting throughout common
areas
•
Open Sight Lines: Playgrounds and gathering spaces visible from multiple homes
•
Natural Surveillance: Windows and entries oriented toward common areas
•
Defined Spaces: Clear transitions between public and private areas
•
Active Amenities: Playgrounds and dog parks encourage regular use, creating
natural oversight
•
Landscaped Buffers: Visual screening without creating hiding places
•
Maintained Trails: Connected walking paths promote healthy activity and "eyes on
the street"
Building Community Connections
The pavilion, playgrounds, and dog parks serve as natural gathering points where
neighbors meet and form relationships. These social bonds—supported by ownership
stability—create the strongest foundation for safe, family-friendly neighborhoods that
align with Imagine IF's vision for community character.
Thoughtful Buffers and Visual Harmony
Concerns raised by meeting attendees regarding proximity and aesthetic clash with Fairway Estates are directly addressed through substantial physical separation and cohesive
design standards.
Physical SeparationStrategy
Sage Lakes provides buffering between existing Fairway Estates homes and the townhomes, substantially exceeding typical development standards:
•
Three complete rows of single-family homes buffer the development’s southern edge.
•
Two full internal roadways (32 ft wide) with enhanced landscaping zones.
•
Enhanced landscaping zones including trees, shrubs, and berms.
Architectural Cohesion
The townhome and single-family home designs share consistent architectural elements that respect Fairway Estates' character:
•
Modern traditional styling with clean lines.
•
Neutral color palettes (grays, tans, whites) and quality exterior materials (fiber cement, stone accents).
•
Thoughtful roof lines and window proportions.
•
Two-car garages (preventing street parking clutter).
The PUD framework enables these enhanced buffer and design standards, which exceed what would be required under standard R2 development. This extra investment directly
responds to neighbor feedback and ensures a cohesive, high-quality environment.
Community Benefits: A Comprehensive View
The Sage Lakes PUD delivers measurable benefits to existing residents, future homeowners, and the broader Idaho Falls community through thoughtful design that balances growth with quality of life.
Enhanced Neighborhood Amenities
4.51 acres of open space including two playgrounds, pavilion, dual dog parks, walking trails, and landscaped
gathering areas—facilities that existing Fairway Estates residents can enjoy through trail connections.
Responsible Development
At < 12 units per acre, density stays 20% below maximum entitlements, reducing traffic, infrastructure
demands, and visual impact compared to what could be built by-right under current zoning.
Housing Choice andStability
Mixed housing types enable aging in place and lifecycle transitions, keeping residents in Fairway Estates as
needs change rather than forcing moves to other communities.
Quality Standards
Owner-occupied homes with HOA-maintained standards, enhanced buffers, and premium design features
protect property values while fostering stable, engaged community members.
Alignment with CityGoals
Imagine IF Comprehensive PlanImplementation:
•
Supports aging in place (Goal H-2)
•
Provides diverse housing mix (Objective H-1)
•
Prevents out-migration (Strategy H-4)
•
Promotes compact growth over sprawl
•
Strengthens community character through design
•
Maximizes existing infrastructure investment
Direct Response to NeighborFeedback:
•
Larger townhome units (1,800+ SF) with two-car garages
•
Substantial buffers
•
100% for sale products
•
Independent traffic analysis confirming minimal impact
•
Enhanced landscaping and visual screening
•
Phased development matching infrastructure capacity
Recommendation for Approval
We Request Planning Commission Approval
The Sage Lakes Planned Unit Development represents thoughtful, community-oriented growth that balances
property rights and entitlements with neighbor concerns and city planning goals. This proposal deserves
advancement to City Council based on:
•
Compliance with Imagine IF: Directly implements adopted comprehensive plan policies on housing
diversity, aging in place, and compact development
•
Neighbor Responsiveness: Incorporates feedback from August 27 meeting with not maximizing density or
unit count, including larger units, and ownership focus
•
Technical Validation: Independent traffic analysis confirms minimal impact; all intersections exceed city
standards through 2033
•
Planning Precedent: Consistent with recent Commission approvals for Creekside Townhomes, Highland
Park, and setback flexibility
•
Council Direction: Aligns with expressed support from multiple councilors for density, housing options,
and anti-sprawldevelopment
•
Evidence-Based Design: Research supports property value stability and community benefits from well-
designed, owner-occupied developments
Sage Lakes offers Fairway Estates a rare opportunity: growth that enhances rather than diminishes community
character, providing housing choices that keep residents local while delivering amenities that benefit the entire
neighborhood.
Thank You
Appendix
Fairway Estates Traffic ImpactStudy
Overview of Traffic and Level of Service (LOS)
Idaho Falls, Idaho | October 2025
Appendix:
5th East (Lewisville Hwy)
& Sage LakesBlvd.
5th West & Pevero
Dr.
Traffic Study –
2 intersections
Appendix:
Understanding Levelof Service
What is LOS?
Traffic engineers use Level of Service (LOS) to
measure road and intersection efficiency based
on average vehicle delay (seconds per vehicle).
Performance Scale
LOS ranges from A (Excellent) to F (Failing),
with D considered the acceptable standard
for city operations.
Excellent
Good
Stable
Acceptable
Congested
Failing
Appendix:
Traffic Study Parameters
1
Existing Traffic(2025)
Traffic numbers recorded in September 2025
2
Project Traffic (2028)
Projected traffic with full buildout in 2028
3
Background Traffic
Forecasted numbers based on growth rates
and modeling (2028 & 2033)
4
Total Traffic
Background Traffic + Project Trafficcombined
Appendix:
Appendix:
Traffic Study Parameters
Table 6 — 2025 Existing Level of Service
| intersection | PM Peak
5TH West & Pevero Drive WB Delay (s/veh)
Worst Lane Group MOEs | B/0.25 (WBL) | B/0.27 (WBL)
WB LOS
2025
Table 8 — 2028 Total Traffic Level of Service
| Mors | AM Peak | __PMPeak
a
Table 10 — 2033 Total Level of Service
ee ee
51H West & Pevero Drive WB Delay (s/veh) ee eee
Worst Lane Group MOEs B / 0.25 (WBL) C / 0.33 (WBL)
2028
5TH East & Sage Lakes Blvd EB Delay (s/veh)
Worst Lane Group MOEs B / 0.34 (EBR) A/0.16 (NBL)
2033
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Key
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Excellent Performance
All intersections operate at LOS
A–C through 2033, well above
city standards.
No Improvements
Needed
No new signals or roadway
improvements arerequired for
development.
Smooth Integration
Fairway Estates integrates seamlessly into the existing road network with
minimal impact.
Appendix:
Appendix: Supporting PlanningDocuments
Planning Commission Meeting Minutes - July 1, 2025
These minutes document the Planning Commission's approval of reduced rear setbacks for alley-loaded homes, demonstrating support for flexible
development standards that enable diverse housing types.
Setback Amendment Key Points
•
Reduced rear setbacks to 3 feet for homes with alley access
•
Increases housing type flexibility and efficiency
•
Enables better lot utilization in urban contexts
•
Approved unanimously by Commission
Commissioner Comments
"A step in the right direction [for flexibility]."
—Commissioner Meehan
"Lives in TN... 3' rule... maximizes property."
—Commissioner Ihler
Relevance to Sage Lakes
This amendment reflects the Commission's recognition that thoughtful flexibility in
development standards can enhance housing options without compromising quality
or neighborhood character. The Sage Lakes PUD similarly seeks appropriate
variances that enable superior outcomes through planned development rather than
rigid adherence to conventional zoning.
The Commission's support for this amendment demonstrates openness to
creative solutions that address housing needs while maintaining design
quality—the same philosophy underlying the Sage Lakes proposal.
Appendix: Planning Commission Precedents
Meeting Minutes - June 3, 2025
These minutes document three significant approvals demonstrating Planning Commission support for townhome developments, thoughtful density, and
creative infill solutions.
Creekside Townhomes PUD
145-unit townhome development approved at 10.4 units/acre with enhanced amenities including pickleball courts and playground.
Commissioners praised the developer for preserving Willowcreek and addressing neighbor concerns—establishing positive precedent for
similar projects.
Highland Park Plat
Infill development featuring attached homes received Commission approval for creative solutions that efficiently utilize available land while
respecting neighborhood context. Commissioners specifically applauded the innovative approach to infill challenges.
Sage Lakes Comparison
At 13.65 units/acre, Sage Lakes proposes lower density than Creekside while providing similar amenity packages and thoughtful design. The
project follows the same principles that earned Commission praise in recent approvals: responding to concerns, preserving natural features,
and delivering quality development.
Appendix: Neighborhood Meeting Documentation
1.
Density Concerns: Residents questioned whether 273 units would
overwhelm the area
2.
Traffic Impact: Worries about increased congestion and bridge capacity
3.
Property Values: Fear that townhomes would decrease neighboring
home values
4.
Crime and Safety: Concerns about security and family-friendly character
5.
Aesthetic Fit: Questions about architecturalcompatibility
6.
Proximity: Desire for maximum separation from existing homes
7.
Infrastructure: Questions about water, sewer, and school capacity
August 27, 2025 Meeting Summary
On August 27, 2025, the development team hosted a neighborhood meeting attended by 31 Fairway Estates residents. This session provided opportunity for
direct dialogue about the Sage Lakes proposal and generated valuable feedback that shaped design refinements.
Key Themes from Meeting
Design ResponsesImplemented
•
Committed to density 20% below maximum entitlement
•
Commissioned independent Traffic Impact Analysis
•
Increased townhome sizes to 1,800+ SF with 2-car garages
•
Enhanced buffer zones with 515' total separation
•
Emphasized 100% ownership model (no rentals)
•
Coordinated with city utilities on infrastructure capacity
•
Refined architectural elevations for visual harmony
Ongoing Engagement
The development team remains committed to continued dialogue with
Fairway Estates residents throughout the approval and construction process,
ensuring concerns are addressed proactively.
Appendix: Neighbor CommentExamples
Written Feedback from Fairway Estates Residents
During the public input process, residents submitted written comments expressing concerns about the Sage Lakes proposal. These comments, including handwritten notes from attendees, helped
identify key themes requiring response and analysis.
Sample Comment Themes
From Meeting Attendee: "Home values... will decrease. Crime... schools overloaded. Keep townhomes away...
harmony with aesthetic."
This comment captures several core concerns that the presentation addresses through multiple lines of evidence:
•
Property Values: Addressed through research showing no negative impact from well-designed, owner-occupied
developments, plus economic logic of shared builder maintaining quality across all housing types
•
Crime: Addressed through ownership structure, safety-conscious design features, and precedent from similar
communities showing no correlation
•
School Capacity: Addressed through phased development timeline and recognition that owner-occupied homes
attract similar demographics to existing neighborhood
•
Aesthetic Harmony: Addressed through cohesive architectural design, and enhanced landscaping
Response Philosophy
Rather than dismissing neighbor concerns, the development team has:
1.
Taken each concernseriously
2.
Sought objective evidence and expert analysis
3.
Made design refinements where appropriate
4.
Provided transparent, data-driven responses
5.
Maintained opencommunication channels
This approach recognizes that existing residents have legitimate interests
in how their neighborhood evolves, while also balancing property rights,
market demand, and city planning goals.
The Idaho Falls Planning Commission has recently approved multiple projects demonstrating consistent support for townhomes, thoughtful density, and flexible development standards. These precedents establish clear alignment
between the Sage Lakes proposal and current planning priorities.
1
June 3,2025
Creekside Townhomes PUD
•
145 townhome unitsapproved
•
10.4 units per acre density
•
Enhanced amenities: pickleball courts, playground
•
Integrated creek as open space feature
•
Thoughtful bufferdesign
2
3
July 1,2025
Setback Amendment
•
Reduced rear setbacks to 3 feet for alley-loaded homes
•
Increased flexibility for diverse housing types
•
Enables more efficient land use
Commissioner Meehan: "A step in the right direction [for flexibility]."
Commissioner Ihler: ”Maximizes property."
June 3,2025
Highland Park Plat
•
Infill development with attached homes
•
Creative design solutions for existing neighborhood
•
Efficient use of available land
Commissioner Ihler: "Good exampleof infill."
Commissioner Meehan: "Applauds... creative solution."
These approvals demonstrate the Planning Commission's recognition that townhome developments, when thoughtfully designed with appropriate amenities and buffers, enhance neighborhoods while addressing critical housing
needs. Sage Lakes follows this proven approach at a lower density than Creekside (13.65 vs. 10.4 units/acre).
Appendix:
Planning Commission Precedents
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