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Idaho Falls planning commission backs Willow Creek Cove PUD despite neighbors’ traffic and water concerns
Summary
After days of public comment focused on traffic, water pressure and an irrigation easement, the Idaho Falls Planning and Zoning Commission voted to recommend approval of the Willow Creek Cove planned-unit development to the mayor and council, with staff-directed conditions and one abstention recorded.
The Idaho Falls Planning and Zoning Commission on June 2 recommended approval of the Willow Creek Cove planned-unit development, a 36-acre proposal by Alara Homes that would add roughly 359 housing units in a mix of single-family homes and duplexes.
Developer Colin Reed presented the project as a “flexible housing” plan meant to deliver smaller single-family homes and duplexes at about 9.99 units per acre, with 32% open space, trails and community amenities. “We have 3 outdoor fitness areas, pickleball courts, a clubhouse and more,” Reed told the commission, adding that the design preserves willow trees and uses pressurized irrigation for landscape areas.
City planning staff told commissioners the PUD meets the comprehensive plan and PUD criteria, but urged conditions to resolve an outstanding irrigation-easement issue and to document how irrigation access and pipe work along the north property line will be handled. City planner Bridal Stevens said staff had updated the packet during review and that the most recent plan lists 359 units.
During the public hearing dozens of neighbors urged the commission to delay or deny the recommendation, arguing that surrounding roads and utilities cannot absorb the new traffic and demand. “That density of housing in Idaho Falls is ridiculous…that type of housing all it does is increase traffic and increase crime,” said Brent Colburn of Sage Lakes. Lavelle Pack, who lives adjacent to the site, described repeated traffic difficulty at nearby intersections and pressed the commission to insist the developer pay for road improvements. “Who’s gonna pay for widening the road? Who’s gonna pay for the sewer and the water?” Pack asked.
Engineer Greg Magleby, representing the project team, said the creek setback is a 30-foot buffer on each side and that the team expects to secure a nationwide Army Corps permit for a limited box culvert disturbance under the road. Magleby said the area slated for disturbance is below the Corps’ one-tenth-acre threshold for nationwide permitting.
Commissioners discussed impact fees, road right-of-way dedications and the possibility of conditions requiring a resolution of the irrigation rights before council action. “The commission can ask that the applicant resolve that issue prior to it proceeding to city council, or you can table the PUD,” staff advised.
After debate and a listed abstention by one commissioner, the commission voted to recommend the PUD to the mayor and city council. The staff report and public record will accompany the application to council, which will consider any final conditions.
What happens next: The commission forwarded the PUD with recommended conditions; the city council will consider the application and any staff- or commission-suggested conditions, and adjacent residents will have a second opportunity to address council before final action.
