Idaho Falls, ID
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14.65 AC
Status:
Active
Potential units:
110
Size:
14.65 AC
Acquired:
Use:
Multifamily & Small-Lot Residential
Director of Development
Steward Land Company assembled multiple parcels near Sage Lakes Golf Course to create a cohesive 14.65-acre development site strategically positioned near Idaho National Laboratory, Idaho State University–Idaho Falls, and key recreation and employment hubs. Initially entitled under an R-2 zoning framework, the site was envisioned for a mix of townhomes or small-lot single-family homes, offering strong potential for either build-to-rent or for-sale product. What followed was a long and complex entitlement journey. As the City refined its interpretation of the zoning code after annexation and rezoning, Steward was required to rethink density assumptions and rework the original concept plan. The process demanded significant adaptability, extensive coordination, and sustained engagement to align the project with updated municipal expectations. Infrastructure constraints added another layer of challenge—sewer and water were not readily available when the property was acquired. Steward collaborated with surrounding developers to plan and deliver new utility extensions as well as a regional sewer lift station, ensuring that the area could support future growth. Despite the hurdles, the outcome is a well-structured, thoughtfully assembled development site positioned to meet Idaho Falls’ growing housing demand. Sage Lakes reflects Steward’s persistence, problem-solving, and ability to navigate complex, shifting entitlement environments to create real long-term value.
Steward Land Company assembled multiple parcels near Sage Lakes Golf Course to create a cohesive 14.65-acre development site strategically positioned near Idaho National Laboratory, Idaho State University–Idaho Falls, and key recreation and employment hubs. Initially entitled under an R-2 zoning framework, the site was envisioned for a mix of townhomes or small-lot single-family homes, offering strong potential for either build-to-rent or for-sale product. What followed was a long and complex entitlement journey. As the City refined its interpretation of the zoning code after annexation and rezoning, Steward was required to rethink density assumptions and rework the original concept plan. The process demanded significant adaptability, extensive coordination, and sustained engagement to align the project with updated municipal expectations. Infrastructure constraints added another layer of challenge—sewer and water were not readily available when the property was acquired. Steward collaborated with surrounding developers to plan and deliver new utility extensions as well as a regional sewer lift station, ensuring that the area could support future growth. Despite the hurdles, the outcome is a well-structured, thoughtfully assembled development site positioned to meet Idaho Falls’ growing housing demand. Sage Lakes reflects Steward’s persistence, problem-solving, and ability to navigate complex, shifting entitlement environments to create real long-term value.
See full timeline
Vesting
This property was annexed with an initial zoning of R2 May of 2022. Max allowed Density is 17 unis/acm, but the max obtainable (so far) based on site planning is: 158 Townhomes (PUD), 130 Townhomes (Public Streets), or 126 Duplexes, 105 Small Lot Single Family.
Next Steps are: PUD (if desired), Preliminary Plan, Final Plat along with CDs.
PUD APPROVAL PROCESS (11-6-3.H)
PRELIMINARY PLAT APPROVAL PROCESS (10-1-8):
Survey
This ALTA/NSPS Survey was completed in April 2022. No major issues were identified. The survey reflects existing easements and recorded documents, including the fuel easement noted on the North side. These items do not impact the overall development plan.
Geotech
A geotechnical investigation was completed in 2022 for this property. The findings indicate that the proposed townhomes can be supported on conventional spread and continuous wall foundations. Approximately 1 to 2 feet of topsoil will need to be removed. Subsurface soils consist of near-surface clay or silt underlain by gravel, extending to the maximum depth explored (about 8 feet). Exploration was limited in some areas due to gravel collapsing into the test pits. Groundwater was encountered in one test pit at approximately 6 feet below the surface. Foundations and floor slabs may be placed on suitable natural soils or on properly placed and compacted structural fill extending to undisturbed natural soils, with footings recommended to bear on uniform soil conditions.
Phase 1
A Phase I Environmental Site Assessment was completed in accordance with ASTM E1527-21. The Subject Property totals approximately 14.74 acres and consists of agricultural land with an abandoned brick structure previously associated with former radio antenna operations. Irrigation ditches cross portions of the site.
The review of federal and state environmental databases identified one regulated site within the standard search radius; however, based on its status, distance, and listed conditions, it does not represent a Recognized Environmental Condition (REC) for this property. No RECs, historic RECs (HRECs), or controlled RECs (CRECs) were identified on the Subject Property or surrounding properties.
No Land Use Covenants (LUCs) or Activity and Use Limitations (AULs) were identified at the time of this assessment.
“This assessment revealed no recognized environmental conditions in connection with the site.”
Title Report
From our review of the updated Title Commitment, the following items were noted from Schedule B. The listed exceptions are standard for this area and none of them present concerns for the property.
• General exceptions include typical items such as unrecorded liens, encroachments, easements, and rights of parties in possession not shown in public records.
• Property taxes for the parcel (RP03N3E805885) are current, and no delinquent amounts were reported.
• Ordinance No. 3419 (recorded October 18, 2021) is noted, but does not adversely impact the property.
• An irrigation-related easement (recorded November 25, 1929) benefits the Idaho Irrigation District.
• Additional exceptions include public utility easements and mineral rights reservations, all of which are standard and do not create issues for development.
No exceptions were identified that materially affect the property or require further action at this time.
Utilities
When we first started working on this property, all of the utilities were available in the street except water, sewer, and secondary.
Water was being brought from the East with the Comore development - this was under construction a year ago, and I believe construction is complete. Water main line may be required to install across our frontage.
Sewer was going to go to a lift station across the street to the West. This was also in process, but I have not received confirmation that this has been complete, but I assume it was. There may be a pioneering agreement in place for that.
Secondary has not been available, but last year they were working on legislature to require dry lines and there was discussion about putting in a vault for a system with the neighbor (Paul Johnson - please contact Brad Brown prior to reaching out to him)
Will Serve Letters
The majority of the Utilities come from the City, and they do not provide official "Will Serve Letters" until a "project has been officially submitted". But we have talked through the city about the capacity of each of the utilities and have been given verbal confirmation that capacities will be adequate and we have been given design direction based on those.
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