Commission recommends approval of Creekside PUD with conditions tying open space to Willow Creek

The Idaho Falls Planning and Zoning Commission on June 3 recommended approval of the Creekside Planned Unit Development, a 13.4-acre townhome project proposing 145 attached residential units, with two explicit conditions addressing open space and landscape buffers.

Travis Payne of Connect Engineering presented the project and said it would be primarily accessed from Recycle Road with a secondary emergency access to the south. The project proposes attached, two-story townhomes with two-car garages, three amenities (two pickleball courts and a playground) and 33.5% common open space. Mr. Payne also said the developer proposes 14 construction phases and that the secondary access must be in place before more than 30 units are built and occupied.

Staff described the site history: annexation in 2021 with initial HC and LC zoning, and later rezoning that allowed the PUD to proceed. Staff noted that the LC portion is subject to R3A standards for residential development and recommended approval with two conditions: that the 10-foot landscape buffer along private streets be maintained where feasible, and that if the applicant counts Willow Creek toward required common space they must incorporate it as a usable amenity (for example, a nature trail) because much of the creek channel is not usable open space and is subject to waterway regulations.

Commissioners questioned how much of the creek channel was usable, whether it would be piped, and what federal approvals would be required for changes. Staff and the applicant clarified that Willow Creek is an open creek and any modifications could require U.S. Army Corps of Engineers review; the applicant said the neighborhood preferred preserving natural vegetation and proposed a dirt nature trail rather than a paved sidewalk to avoid removing existing trees. The commission also discussed buffers and connectivity and asked the applicant to consider pedestrian connections and a crosswalk near the playground area.

Commissioner Meehan offered the motion to recommend approval to the mayor and city council with two conditions: maintain the 10-foot landscape buffer where feasible, and incorporate Willow Creek as an amenity if it is counted toward the open space requirement. The motion passed on a recorded voice vote with Commissioners Scott, Meehan, Ogden, Cantu and Eiler recorded as voting aye.

Staff will continue review of engineering, utility and Army Corps permitting questions before city council action and during subsequent site-plan reviews.