Pocatello commission approves preliminary plat for Stratton Estates Division 4, with conditions on irrigation

The Pocatello Planning and Zoning Commission on the March 2025 agenda voted to approve a preliminary plat application from Wayward Kinghorn Management LLC to subdivide 1256 Kinghorn Road into roughly 12 residential lots for townhomes, subject to conditions including more detailed plans for irrigation and drainage.

The approval, for a subdivision titled Stratton Estates Division 4, was made after staff described the proposal as an infill project that complies with the city's applicable zoning provisions and after the commission reviewed public comment raising concerns about irrigation access and the change from single-family to townhome development.

Becky Babb, planning manager for the City of Pocatello, told the commission the application would plat about 1.11 acres into approximately 11 townhome lots (the overall plat documents list 12 lots) and that the proposal relies on the city's infill development standards under Title 17 of the zoning code to permit reduced minimum lot sizes. "With infill development standards ' a 60% reduction is permitted, which would allow for a minimum lot size of 2,400 square feet," Babb said, noting the underlying zone's standard minimum is 4,000 square feet per lot.

Merrill Quayle, public works engineer for the City of Pocatello, told the commission the Public Works memorandum attached to the staff report included development-condition item 7, which asks the applicant to provide more detail about how irrigation ditches and any culverts will be maintained and kept flowing to downstream water users. "We're asking for some more details on that ditch, how it's going to be there, any of the structures, the culvert under the road and so forth," Quayle said, and added the developer must show how the crossing will be maintained so downstream users are not deprived of service.

Representing the applicant, Rob Huizvelt of Sunrise Engineering said the proposal qualifies as infill, that the project "meets all the infrastructure and public right, rights away requirements," and that the irrigation details will be addressed in the final plans submitted for city review. "Those details of how that will be done will be done in the final plans," Huizvelt said, and he noted the requested irrigation plan is a condition in the public works memorandum.

Members of the public spoke during the hearing. Richard Syphus, president of the Kinghorn Water Users Association, said he had reviewed the plat and asked the city and applicant to ensure both irrigation ditches that cross the property remain accessible and usable. Adjacent property owner Dan Johnson said the townhome proposal would be "in my backyard" and expressed a preference for single-family development. Austin Fisher said he purchased his home in part for the single-family character of the area and voiced concern about the change to townhomes.

Commissioner Kenny Hewlett moved to approve the preliminary plat, finding the application met the standards for approval under the referenced Pocatello Municipal Code chapter cited in the staff report and accepting the conditions in staff and public works' memoranda. The motion authorized the chair to sign the findings of fact; the council will review final plans as required for final platting. The motion carried in a roll-call vote in which the commission recorded seven yes votes and no opposing or abstaining votes.

The commission's approval is preliminary; final plats and engineering plans must satisfy the city's development conditions, and the applicant must demonstrate how irrigation rights and ditch access will be preserved for downstream users before final approval is granted.

Votes at a glance: Preliminary plat for Stratton Estates Division 4 (1256 Kinghorn Road) ' Motion to approve with conditions: Passed. Vote (as called): Hewlett, Guyer, Barto, Gomez, Mendoza, Phillips, Bella Dole ' yes; no recorded no or abstain votes. The approval included a requirement that the final plans address irrigation and drainage per the Public Works memorandum.