Planning and Zoning Commission Meeting

CITY OF BELLEVUE, IDAHO Planning and Zoning Commission Monday, October 6, 2025, 5:30 PM 115 Pine Street, Bellevue, Idaho 83313 AGENDA JOIN ZOOM MEETING https://us02web.zoom.us/j/84139399633?pwd=eDCQNSeuEYsa42qesc0b5FawDaXBGa.1 Meeting ID: # 841 3939 9633 Passcode: # 900164 One tap mobile +1-253-215-8782 US (Tacoma) +1-346-248-7799 US (Houston) CALL TO ORDER ROLL CALL 1. NOTICE OF AGENDA COMPLIANCE - ACTION ITEM Finding that the regular meeting notice and agenda were posted in accordance with Idaho Code §74-204 within forty- eight (48) hours prior to the meeting at: the City of Bellevue City Hall, Post Office, on the City’s website on July 30, 2025. (Suggested Motion: I move the notice for the October 6, 2025, regular Meeting was completed in accordance with Idaho Code, Section §74-204.) 2. CALL FOR CONFLICT: (As outlined in Idaho Code §74-404) 3. PUBLIC COMMENT: For items of concern NOT on the Agenda. 4. CONSENT AGENDA – ACTION ITEM a. Approval of Minutes i. September 02, 2025 Regular Meeting Minutes 5. NEW BUSINESS – ACTION ITEM a. DR-25-06 – Ellis Duplex: 600 N 6th St. An application for Design Review Approval for a duplex proposed to be located at 600 N 6th Street, proposed to feature a reduced lot area (per each unit) and reduced side setbacks. b. Commissioners’ Terms Discussion 6. NEXT MEETING a. Regular Meeting – October 20, 2025 7. ADJOURNMENT - ACTION ITEM I, designated Planning Commission Secretary for the City of Bellevue, Idaho, hereby certify that the regular meeting notice and agenda were posted in accordance with Idaho Code §74-204 within forty-eight (48) hours prior to the meeting at: the City of Bellevue City Hall, Post Office, and on the City of Bellevue Website: https://www.bellevueidaho.us/ on August 13, 2025. In compliance with the American with Disabilities Act, individuals needing special accommodations during this meeting should notify the City Bellevue, 115 East Pine Street, Bellevue, Idaho 83313, or phone number 208-788-2128 ext. 8, at least twenty-four (24) hours prior to the meeting.  CIUDAD DE BELLEVUE, IDAHO Comisión de Planificación y Zonificación lunes, 6 de octubre de 2025, 17:30 115 Pine Street, Bellevue, Idaho 83313 AGENDA ÚNASE A LA REUNIÓN DE ZOOM https://us02web.zoom.us/j/84139399633?pwd=eDCQNSeuEYsa42qesc0b5FawDaXBGa.1 ID de la reunión: # 841 3939 9633 Código de acceso: # 900164 Móvil con un toque +1-253-215-8782 EE. UU. (Tacoma) +1-346-248-7799 EE. UU. (Houston) LLAMAR PARA ORDENAR PASE DE LISTA 1. AVISO DE CUMPLIMIENTO DE LA AGENDA - ELEMENTO DE ACCIÓN Encontrar que el aviso y la agenda de la reunión regular se publicaron de acuerdo con el Código de Idaho §74-204 dentro de las cuarenta y ocho (48) horas anteriores a la reunión en: el Ayuntamiento de la Ciudad de Bellevue, Oficina de Correos, en el sitio web de la Ciudad el 30 de julio de 2025. (Moción sugerida: Propongo que el aviso para la reunión ordinaria del 6 de octubre de 2025 se completó de acuerdo con el Código de Idaho, Sección §74-204). 2. LLAMADO AL CONFLICTO: (Como se describe en el Código de Idaho §74-404) 3. COMENTARIO PÚBLICO: Para temas de interés que NO están en la agenda. 4. ORDEN DEL DÍA CONVENIDO – PUNTO DE ACCIÓN a. Aprobación del Acta i. 02 de septiembre de 2025 Acta de la reunión ordinaria 5. NUEVO NEGOCIO – ELEMENTO DE ACCIÓN a. DR-25-06 – Dúplex Ellis: 600 N 6th St. Una solicitud de aprobación de revisión de diseño para un dúplex propuesto para ubicarse en 600 N 6th Street, propuesto para presentar un área de lote reducida (por cada unidad) y retrocesos laterales reducidos. b. Discusión sobre los términos de los comisionados 6. PRÓXIMA REUNIÓN a. Reunión ordinaria – 20 de octubre de 2025 7. APLAZAMIENTO - ELEMENTO DE ACCIÓN Yo, designado Secretario de la Comisión de Planificación de la Ciudad de Bellevue, Idaho, certifico por la presente que el aviso y la agenda de la reunión ordinaria se publicaron de acuerdo con el Código de Idaho §74-204 dentro de las cuarenta y ocho (48) horas anteriores a la reunión en: el Ayuntamiento de la Ciudad de Bellevue, la Oficina de Correos y en el sitio web de la Ciudad de Bellevue: https://www.bellevueidaho.us/ el 13 de agosto de Año 2025. De conformidad con la Ley de Estadounidenses con Discapacidades, las personas que necesiten adaptaciones especiales durante esta reunión deben notificar a la Ciudad Bellevue, 115 East Pine Street, Bellevue, Idaho 83313, o al número de teléfono 208-788-2128 ext. 8, al menos veinticuatro (24) horas antes de la reunión.  CITY OF BELLEVUE, IDAHO Planning and Zoning Commission Tuesday, September 2, 2025, 5:30 PM 115 Pine Street, Bellevue, Idaho 83313 Minutes The Planning and Zoning Commission of the City of Bellevue, Idaho, met for a Regular Meeting, on Tuesday, September 2, 2025, at 5:30 p.m. in the Council Chambers of the City of Bellevue Offices, located at 115 E. Pine Street, Bellevue, ID 83313. CALL TO ORDER Chair Kurtz called the Meeting to order at 5:30 P.M. ROLL CALL John Kurtz, Planning and Zoning Chair - Present Alexis Lindberg, Commission Member - Present Eric Grootveld, Commission Member – Present Aaron Heugly, Commission Member - Present Genoa Beiser, Commission Member – Present Staff Present: Brian Parker, Community Development Director Carter Bullock, Planner 1. NOTICE OF AGENDA COMPLIANCE - ACTION ITEM Motion: Commissioner Lindberg motioned that the notice for the September 2, 2025, Regular Meeting was completed in accordance with Idaho Code, Section §74-204, Commissioner Heugly seconded, all voted in favor, and the motion carried. 2. CALL FOR CONFLICT: No conflicts or ex parte communications were identified. 3. PUBLIC COMMENT: None provided. 4. CONSENT AGENDA – ACTION ITEM a. Approval of Minutes i. August 18, 2025 Regular Meeting Minutes b. Findings of Fact from Prior Meeting(s) i. FP-25-01 Karl Malone Final Plat Commissioner Lindberg motioned to approve the consent agenda, Commissioner Beiser seconded, all voted in favor, and the motion carried. 5. WORK SESSION a. Comprehensive Plan Update Mr. Parker presented an update on the comprehensive plan update underway. First, he stated the status of the existing comprehensive plan, which is overdue for an update. He then explained crucial goals for the comprehensive plan update, the status of concurrent master planning efforts, and progress on community engagement. The Commission discussed and asked clarifying questions. Mr. Parker elaborated on the function of the Youth Advisory Committee, and reached the close of his prepared presentation.  Chair Kurtz expressed that during the prior Comprehensive Plan drafting process, the City of Bellevue was routinely compared to Driggs, Idaho, but that the City is more alike to Victor, Idaho. He then inquired into the quality of participation by the Comprehensive Plan Advisory Committee, to which Mr. Parker responded that involvement and engagement have been exceptional, though the current time slot does not work for all committee members. As a result, two meetings of the advisory committee will likely be held. The Commission discussed the ease of locating the City YouTube channel, and suggested a link to the channel from the City website. Commissioner Beiser inquired whether Mr. Parker had worked through the process for a Comprehensive Plan in previous places of employment. He explained his closely relevant experience. Commissioner Lindberg expressed satisfaction with Staff’s public engagement efforts. Chair Kurtz advised intra-plan consistency of goals, and discussed public rights-of-way regulation efforts with Mr. Parker. The philosophy of the Comprehensive Plan effort overall, including the overall role of the Comprehensive Plan, were then discussed. Chair Kurtz probed as to the state of community outreach to Bellevue’s Hispanic population. Mr. Parker explained that Hispanic residents are well-represented in the Advisory Committee, and that outreach materials are presented in both English and Spanish wherever possible. The Commission then explored options for courting Hispanic and overall youth involvement in the Youth Advisory Committee. 6. NEXT MEETING a. Regular Meeting – September 15, 2025 7. ADJOURNMENT - ACTION ITEM Motion: Commissioner Lindberg voted to adjourn the meeting, Commissioner Heugly seconded, all voted in favor, and the meeting was adjourned at 5:55 P.M. _____________________________________ _____________________________________ John Kurtz, Planning & Zoning Chair Planning Commission Secretary  Ellis Duplex DR-25-06 600 N 6 th Street Staff Report Bellevue Planning & Zoning Commission October 6, 2025  Ellis Duplex – 600 N 6th Street Executive Summary Description An application for Design Review Approval for a duplex proposed to be located at 600 N 6th Street, proposed to feature a reduced lot area (per each unit) and reduced side setbacks. Project Essentials Review Type Address Proposal Component(s) in Question Zone  Townhome development 600 N 6th GR - General Design Review Duplex  3,003.5 sq. ft. per Street Residential unit  4 ft. side setbacks Quantifiable Requirements Requirement Required Quantity Project Quantity Compliant? Parking 2 spaces per unit 4 spaces (2 per unit) YES 20 ft. Front Setback 25 ft. YES (10 ft. w/ review) Front Garage Setback 25 ft. 15 ft. YES 6 ft. Side Setback 4 ft. NEEDS REVIEW (4 ft. w/ review) 6 ft. Rear Setback 35 ft. YES (4 ft. w/ review) 6,000 sq. ft. Lot Area Per Unit 3,003.5 sq. ft. NEEDS REVIEW (3,000 sq. ft. w/ review) Lot Width 50 ft. 50 ft. YES Height 35 ft. 32 ft. YES DR-25-06 1 October 6, 2025 9/29/2025 8:20AM  Ellis Duplex – 600 N 6th Street Other Requirements Requirement Requirement Details Compliant? Access Access must be from street, not alley YES Maintain rural development styles, blend with the COMMISSION Architecture neighborhood, variation of buildings ADVISE No fences, shrubs, etc. should extend above 3.5 ft. Vision Triangle YES within the 15 ft. vision triangle Trash Storage Adequate enclosed on-site trash storage YES Snow storage should be incorporated in design, and Snow Storage YES should not adversely affect neighboring properties Ingress & Egress should be safe and adequate for Ingress & Egress YES pedestrians and vehicles Project Location DR-25-06 2 October 6, 2025 9/29/2025 8:20AM  Ellis Duplex – 600 N 6th Street Discussion  The Applicant requests approval to build a duplex within the GR-General Residential Zone. Bellevue City Code Section 10-17-3(C) requires Design Review approval for multiple-family dwellings and townhouses. Staff finds that the Project meets all necessary requirements for Design Review Approval, excepting the requirements of 10-17-5(C)(6) that the project’s landscaping include drip or low-consumption irrigation system. Staff suggests that the installation of such system be a condition of approval.  The Applicant requests that the minimum lot area for each unit be reduced from 6,000 sq. ft. to 3,003.5 sq. ft. Bellevue City Code Section 10-6-2 requires Design Review approval for such a reduction, or when the City “deems it as a benefit for providing affordable housing.” Staff notes that there is no definition for affordable housing within Bellevue City Code. Thus, Staff defers to the Commission as to whether the Applicant’s letter stating that the project provides affordable housing is appropriate.  The Applicant requests that the side setbacks be reduced from 6 ft. to 4 ft. Bellevue City Code 10-6-5(D)(2) allows a reduction to 4 ft. As criteria for approval, code states that, “all applications proposing to utilize reduced setbacks shall provide on site snow storage and not obstruct the vision triangle at an intersection.” Staff recommends approval of the reduced side setbacks, as the project meets the provided criteria.  Two similar, permitted townhome projects are located immediately north of the subject property. Previous plans for the current proposal showed a near-identical elevation to two permitted townhome projects located immediately north of the subject property. This may have comprised a violation of 10-17-5(B)(2). Plan revisions show an updated building elevation with differences in roofline and an addition of asymmetrical elements. Staff considers these changes adequate enough to meet requirements. Staff Recommendation Actions Staff recommends approval of the subject application, with the conditions provided: 1. The Applicant shall obtain a building permit. 2. The Applicant shall provide a landscape plan to Staff, who will determine whether the irrigation system planned for the project will be sufficiently low-consumption. This must be done before a building permit can be obtained. Suggested motion: “I move that we approve DR-25-06 subject to the conditions identified in the staff report, and to direct Staff to prepare Findings of Fact, Conclusions of Law, and Decision documents reflecting this recommendation based on the record provided.” DR-25-06 3 October 6, 2025 9/29/2025 8:20AM  Ellis Duplex – 600 N 6th Street Application Overview Description An application for Design Review Approval for a duplex proposed to be located at 600 N 6th Street. Additionally, this project proposed a reduced lot area (per each unit) and reduced side setbacks. Legal Description Lot 1, Block 88, Original Plat of Bellevue Townsite, located within Section 25, Township 2 North, Range 18 East, B.M., City of Bellevue, Blaine County, Idaho. Associated Documents Document Name Receipt of Last Revision Application June 17, 2025 Colored Building Elevations September 16, 2025 Site & Building Plans September 16, 2025 Affordable Housing Statement September 17, 2025 Public Noticing Pursuant to Bellevue City Code Section 10-17-4(C), public notice is not required for Design Review applications. Notice of Expiration Pursuant to Bellevue City Code Section 10-17-7(A): “The term of design review approval shall be one year from the date of final action by the commission or, upon appeal, the date the approval is granted by the Council. Such approval is subject to changes in zoning or other regulations applicable to the project.” Required Findings – Bellevue City Code Portions of most relevance highlighted in BLUE. 10-17-3(C): DESIGN REVIEW APPROVAL REQUIRED: C. ADU (Accessory Dwelling Unit), Multi-Family And Townhouses In All Zoning Districts: No person shall commence construction or placement of any ADU, multi-family dwelling or townhouse, or make any addition, alteration or change to the exterior of any such building, or commence demolition, excluding necessary maintenance thereof, within any zoning district within the City without first having obtained design review approval therefor under the procedures, requirements, standards and criteria of this chapter. The design review DR-25-06 4 October 6, 2025 9/29/2025 8:20AM  Ellis Duplex – 600 N 6th Street application shall provide all the information required in section 10-17-4 of this chapter. In order to receive approval, the application shall meet the standards and criteria set forth in subsections 10-17-5A1 through A10, inclusive; subsections 10-17-5B1b through B1d; and subsections 10-17-5C1 through C7, inclusive, of this chapter. (Ord. 2015-02, 4-20-2015) 10-17-5: DESIGN REVIEW STANDARDS AND CRITERIA: The following list of design review criteria shall be met by each applicant seeking design review approval. The Planning and Zoning Commission shall use said criteria to determine whether a project is to be approved or denied. A building which is allowed by right in this title may be reduced in bulk, height or other physical dimension by requirement of the commission only if found necessary to protect the public health, safety and/or welfare. If a development project is to be built in phases, each phase shall be subject to the design standards and criteria described in this section, and each phase independently shall meet said criteria and standards. A. Site Planning: 1. Buildings shall be situated in a manner that preserves existing land forms, trees and other significant vegetation and shall not interrupt waterways or change other natural drainage patterns in a manner which adversely affects adjacent property. Removal of existing trees of greater than six inch (6") caliper is subject to review. 2. Buildings shall be sited so that their form does not break prominent natural ridge lines. 3. Buildings and parking areas shall be clustered to provide for more usable open space. All accesses from alleys shall require improvements installed by the applicant/owner when applicable including, but not limited to, an asphalt surface or compacted gravel surface as determined by the City Public Works Department. The applicant/owner shall be responsible for relocation of applicable City services/utilities, repair of any damaged City services, snow plowing and snow removal. 4. The alignment of roads and driveways shall follow the contours of the site, and cuts and fills shall be minimized. 5. Retaining walls shall be discouraged, and such walls over three feet (3') high shall be stepped to form a number of benches to be landscaped. 6. Exterior lighting systems shall not create glare nor cast light on neighboring properties. Night lighting shall be only what is needed to promote safe use, preferably with energy conserving lighting of low intensity. 7. A snow storage plan, as a component of the site plan, is required. The plan shall comply with the following requirements: a. Use of sidewalks and required parking areas for snow storage is prohibited. b. Snow storage within one hundred feet (100') of stream banks is prohibited. c. Use of landscaped areas for snow storage may be allowed under the approved snow storage plan. d. Snow storage areas shall be incorporated in site design as well as designs that anticipate snow shedding areas. e. Snow storage areas shall not adversely affect neighboring properties. DR-25-06 5 October 6, 2025 9/29/2025 8:20AM  Ellis Duplex – 600 N 6th Street f. Building design shall prevent water from dripping or snow from sliding on pedestrian areas, entrances of buildings, garages and adjacent properties. g. Snow storage areas for parking lots containing twenty (20) spaces or more shall be located on site in an amount which is equal to at least one-third (1/3) of the hard surfaces proposed with the project. The one-third (1/3) amount may be reduced by the use of a snowmelt system, or for good cause demonstrated. h. Where snow storage areas cannot be provided on site because of existing buildings or approved building design, an adequate snow hauling plan shall be submitted for and subject to approval by the Planning and Zoning Commission. The Planning and Zoning Commission may impose such restrictions on snow removal operations as are necessary to reduce the effects of noise or traffic on surrounding areas. 8. Visual impact of on site parking, service, trash and loading areas shall be minimized whenever possible by locating these areas to the rear of the building and providing screening with landscaping or fences from adjacent properties and public ways. 9. Adequate enclosed on site storage for trash shall be provided for each unit of accessory dwelling units, multi-family and townhouses. 10. All utilities shall be installed underground in accordance with the City standards and in a manner and location approved by the City Engineer. 11. Building and parking areas shall be designed to provide proper ingress and egress; safe, adequate and efficient pedestrian and vehicular traffic circulation; and the efficient and safe arrangement of on site parking, building location, and circulation. 12. Multi-family and townhouses shall provide a minimum of two (2) on site parking spaces for each unit. Accessory dwelling unit parking requirements shall be one off street parking space for a one bedroom ADU and two (2) parking spaces for ADUs with two (2) to three (3) bedrooms. 13. Adequate unobstructed access for emergency vehicles, snowplows, garbage trucks and similar service vehicles to all necessary locations within the proposed project shall be provided. B. Architecture: 1. Generally: a. Building and shopfront design and construction shall reflect historical architecture styles and shall incorporate building materials, architectural design and features representative of that historical period in Bellevue between 1880 and 1910. That architectural style includes frame and brick construction, frame and shiplap siding construction, horizontal log construction, and similar westward expansion motifs. Also, building design and construction shall preserve and incorporate any such existing structures and features, signage, exterior fixtures and other items from that period. b. A building exceeding eight thousand five hundred (8,500) square feet of building coverage shall incorporate a change in facade design, materials, color and/or height, or a combination thereof, that such building appears to be more than one building. These changes shall occur at a minimum of every fifty feet (50') of wall facade visible by the general public and at the ceiling line of the first floor on two-story buildings. In addition, the facade shall change in depth a minimum of two feet (2') at each such change in facade. DR-25-06 6 October 6, 2025 9/29/2025 8:20AM  Ellis Duplex – 600 N 6th Street c. All buildings in the B Business District shall have a minimum setback from wall/foundation to property line adjacent to Main Street/Highway 75 of three feet (3'), providing an area for covered seating, planters, special event advertising units and displays of merchandise, in addition to the specified requirements of subsection B1b of this section. d. All exterior mechanical equipment shall be screened on all sides with materials and colors matching the approved structure. e. Mechanical equipment and solar panels shall be hidden or de- emphasized. f. Metal siding shall not be permitted on buildings on parcels of real property abutting Main Street (State Highway 75) unless deemed appropriate by the Planning and Zoning Commission. All such buildings shall be constructed of or faced with materials that are similar in texture, finish, and appearance to natural materials. The use of natural materials such as wood, brick and stone shall be encouraged, and exterior wall colors shall be of natural earth tones. g. Exterior lighting systems shall not create glare nor cast light on neighboring properties. Night lighting shall be only what is needed to promote safe use, preferably with energy conserving lighting of low intensity. h. Accessory dwelling unit sizes shall comply with section 10-2-1 of this title. 2. Multi-Family And Townhouses: Multi-family and townhouses shall maintain traditional rural, small town development patterns and architectural styles in keeping with the existing character of the area and location of the site. Multi-family and townhouse design, style, scale, and aesthetics shall blend with its neighborhood. There shall be no repetitive side by side development of buildings. The City is looking for individual buildings by varying types and styles to make for a pleasant streetscape experience. 3. Accessory Dwelling Units (ADUs): ADUs shall maintain traditional rural, small town development patterns and architectural styles in keeping with the existing character of the area and emulate the primary structure of the site. Design, style, scale, and esthetics shall blend with its neighborhood. Building materials and exterior architectural design shall be reflective of existing structures on the subject site and take into consideration the architectural style and materials of the general vicinity. C. Landscaping; Parking; Lighting: 1. Exterior light fixtures and signs shall be nonglaring in design and installation so as not to adversely affect adjacent properties and public ways. 2. The design of fences, walls and retaining walls shall harmonize with the site and buildings in scale as well as in materials. 3. Preservation of significant natural features such as water, view, topography, and vegetation shall be incorporated in the landscape plan. 4. Site conditions, drought tolerance and local hardiness shall be considered to select appropriate plant species, including grasses for lawn areas. 5. Landscaping shall provide a substantial buffer between incompatible land uses and shall be used to screen from view and to mitigate visual impact of parking areas, loading areas, and garbage containers from adjacent properties and public ways. DR-25-06 7 October 6, 2025 9/29/2025 8:20AM  Ellis Duplex – 600 N 6th Street 6. Installation of adequate drip or other low consumption irrigation systems shall be required. Landscaping shall be properly irrigated and maintained, and landscaping, or any portion thereof, shall be replaced when it dies or is otherwise destroyed. 7. Adequate drainage shall be provided on site. 8. A minimum of ten percent (10%) of the parking area of parking lots with twenty (20) spaces or more shall be landscaped with islands, dividers, or a combination of the two. Parking lots with twenty (20) spaces or more will have a minimum of fifty percent (50%) of the required landscaped area installed adjacent to Main Street/Highway 75 unless otherwise approved by the commission due to extensive curb cuts and vision safety concerns. 9. All public rights-of-way adjacent to subject property including alleys shall be improved with, but not limited to, asphalt/concrete/compacted gravel, and applicable curbing, gutter, drainage, ADA standards, lighting, sidewalks and striping as recommended by the Public Works Director. D. Curbs, Gutters, Sidewalks And Street Tree Requirements: Within the B Business, LB/R Limited Business/Residential, LI/B Light Industrial/Mixed Business and LI Light Industrial Zoning Districts, curbs, gutters, sidewalks and street trees are required and shall be installed along the street frontage of each lot or parcel of real property upon which a new building or a "major addition" (defined as requiring a building permit and having a cost of construction exceeding $50,000.00) is constructed. Such improvements shall be constructed in accordance with the applicable construction standards and ordinances of the City. (Ord. 2015-02, 4-20-2015) 10-6-2: PERMITTED USES: … Multiple family dwellings, including townhouses, shall be allowed on no less than a six thousand (6,000) square foot lot per dwelling in the platted and unplatted portions of the City unless a reduced lot size is approved by the City through a planned unit development, annexation agreement, development agreement, design review or other similar process, or when the City deems it as a benefit for providing affordable housing. The Planning and Zoning Commission shall review and approve a design review application that requires a minimum of on-site parking for single-family and two-family dwellings and access is off an improved street, not alley and there is compliance with front, rear and side setbacks. The approved reduced lot size shall not be less than three thousand (3,000) square feet per dwelling unit. … 10-6-5: DIMENSIONAL, BULK AND BUILDING COVERAGE STANDARDS AND REQUIREMENTS: The dimensional, bulk and building coverage standards and requirements for this district are the following: A. Minimum Lot Area: The minimum lot area in the City limits shall be six thousand (6,000) square feet in the platted portion and six thousand (6,000) square feet in the unplatted portion, unless a reduced lot size is approved by the City through a planned unit development, annexation agreement, development agreement or other similar process, or when the City deems it as a benefit for providing affordable housing. The approved reduced lot size shall not be less than three thousand (3,000) square feet per dwelling unit. DR-25-06 8 October 6, 2025 9/29/2025 8:20AM  Ellis Duplex – 600 N 6th Street B. Minimum Lot Width: Fifty feet (50'), unless otherwise approved by the City through a planned unit development, annexation agreement, development agreement or other similar process, or when the City deems it as a benefit for providing affordable housing which is linked to an affordable housing. C. Minimum Front Yard: 1. Minimum distance of any building from the front lot line: Twenty (20) feet, except all garage portions of a building shall remain at twenty five (25) feet. (Ord. 2015-02, 4-20-2015, amended Ord. 2019-05, 6-24-2019) 2. A ten foot (10') minimum distance of any building from the front lot line may be approved by the City through an approved design review application, a planned unit development, annexation agreement, development agreement or other similar process. Reduced setbacks shall be considered to encourage architectural features such as extended rooflines over entries, covered or enclosed on site parking and covered porches. All applications applying for reduced setbacks shall provide on site snow storage and parking. No building shall obstruct the vision triangle at an intersection. Setbacks shall be measured from the extremities of the building to the property line. 3. Garden buildings/portable storage shed structures and greenhouses which do not require a City building permit, are less than one hundred twenty (120) square feet and shall not be used to house farm animals may have a minimum (front) setback from the property line of ten feet (10'). Setbacks for garden buildings/portable storage shed structures on a lot having dual street frontage shall be not less than ten feet (10') from the property line. The property owner shall be responsible for determining his or her property lines prior to placing the structure. Structures shall not restrict the minimum number of required on site vehicle parking spaces. The property owner shall be responsible for removing the structure if it is placed over utilities. The property owner shall comply with applicable CC&Rs. Maximum square footage for the structures defined herein shall not exceed a single structure or multiple structures of two hundred (200) square feet per single-family dwelling, utilizing the reduced setbacks stated herein. All structures over one hundred twenty (120) square feet shall obtain an approved building permit. D. Minimum Side and Rear Yards: (Minimum distance of any building from each side and rear lot lines.) These restrictions shall be followed in all cases: 1. A ten foot (10') Minimum distance of any building from the front lot line may be approved by the city through an approved design review application, a planned unit development, annexation agreement, development agreement or similar process. Reduced setback shall be considered to encourage architectural features such as extended rooflines over entries, covered or enclosed on site parking and covered porches. 2. No residence or outbuilding shall be placed closer than six feet (6') from any side or rear property line, unless otherwise approved by the City through an approved design review application, a planned unit development, annexation agreement, development agreement or other similar process. The reduced side and rear property line setbacks shall not be less than four feet (4'). All applications proposing to utilize reduced setbacks shall provide on site snow storage and not obstruct the vision triangle at an intersection. Setbacks shall be measured from the extremities of the building to the property line. 3. There shall be nothing that would possibly obstruct the vision triangle placed closer than fifteen feet (15') from the property line at a corner or intersection. Any fences, shrubs, etc., that are DR-25-06 9 October 6, 2025 9/29/2025 8:20AM  Ellis Duplex – 600 N 6th Street placed on the property lines shall not exceed a height of three and one-half feet (31/2') where they could possibly interfere with vision at intersections. 4. Minimum front, side and rear yards for a townhouse development, multi-unit housing, nursing home, condominium, educational facility, church, and other institutional housing shall meet the same setback requirements as indicated in subsections C-1, D1 and D2 of this section; except, that townhouse development, multi-unit housing, nursing home, condominium, educational facility, church, and other institutional housing complexes shall be allowed zero setbacks from common wall lot lines. 5. Garden buildings/portable storage shed structures and greenhouses which do not require a City building permit, are less than one hundred twenty (120) square feet and shall not be used to house farm animals may have a minimum side and rear setback from the property line of ten feet (10'). Setbacks for garden buildings/portable storage shed structures on a lot having dual street frontage shall not be less than ten feet (10') from the property line. The property owner shall be responsible for determining his or her property lines prior to placing the structure. Structures shall not restrict the minimum number of required on site vehicle parking spaces. The property owner shall be responsible for removing the structure if it is placed over utilities. The property owner shall comply with applicable CC&Rs. The maximum square footage for the structures defined herein shall not exceed a single structure or multiple structures of two hundred (200) square feet per single-family dwelling, utilizing the reduced setbacks stated herein. An approved building permit shall be obtained for all structures over one hundred twenty (120) square feet. E. Maximum Floor Area: 1. The gross floor area for buildings in the GR zone shall not exceed thirty six thousand (36,000) square feet. All buildings in excess of twenty-eight thousand (28,000) square feet in gross floor area per lot or parcel shall apply for and obtain a conditional use permit, pursuant to chapter 10-15 of this Code. All buildings in excess of twenty-eight thousand (28,000) square feet shall have a minimum setback of ten feet (10'). 2. Exemptions: Churches and public facilities, as defined in chapter 10-2, shall be exempt from the maximum floor area provision. (Ord. 2015-02, 4-20-2015; amd. 2018 Code; Ord. 2019-05, 6-24- 2019; amd. Ord. 2020-02, 1-27- 2020; Ord. 2022-01, 4-11-2022; Ord. 2023-01, 2-13-2023) 10-6-6: OTHER RESTRICTIONS: A. All residences shall be placed on a lot so that there shall be adequate parking for no fewer than two (2) cars. This parking shall be exclusively on the private property. City street property shall not be included. B. No residence shall be more than two (2) stories above ground level or thirty five feet (35'). Basements shall be excluded from such measurement. C. The maximum height of any accessory building shall not be more than twenty feet (20'), and the height shall be measured from the lowest point of natural grade along the building foundation perimeter. D. A shop, hobby or small business activity in residential areas shall be housed. E. Only one house may be constructed on each residential lot. (Ord. 2015-02, 4-20-2015) DR-25-06 10 October 6, 2025 9/29/2025 8:20AM  Ellis Duplex – 600 N 6th Street Prepared by: (Dated 9/29/2025) Carter Bullock Planner – Community Development City of Bellevue cbullock@bellevueidaho.us 208-309-6110 DR-25-06 11 October 6, 2025 9/29/2025 8:20AM Archived: Monday, September 29, 2025 3:12:45 PM From: Chris Johnson Mail received time: Wed, 23 Jul 2025 22:31:22 +0000 Subject: Re: Request for Comment The only thing that stands out to me is 600 N 6th. As a duplex there will be 2 meter boxes, 2 meters and 2 sewer connections which should be noted in the fees. Chris Johnson Public Works Director City of Bellevue 208-309-0656 From: Brian Parker <bparker@bellevueidaho.us> Sent: Thursday, July 17, 2025 12:12 PM To: Dept Heads (Staff Only) <DeptHeadsStaffOnly@bellevueidaho.us>; fcallington@gmail.com <fcallington@gmail.com>; Jim Lynch <jim.lynch@dopl.idaho.gov>; Tracey Thomas <Tracey.Thomas@dopl.idaho.gov>; Andrew Kimmel <akimmel@greatwesteng.com> Subject: Request for Comment Please provide comment on the following applications by July 30, 2025. DR-25-06 - 600 N 6th Street DR-25-07 - 32 Gannett Road FP-25-01 - 871 North Main Street Thank you, Brian Parker Community Development Director City of Bellevue Office: 208.913.0187 Cell: 208.309.8949 Hours: 7:00-5:30, Monday through Thursday 115 E. Pine Street PO Box 825 Bellevue, ID 83313