Planning Commission

July 11, 2017 7:00 p.m. Planning Department Council Chambers MEMBERS PRESENT: Commissioners, Brent Dixon, George Morrison, Natalie Black, Julie Foster, George Swaney, Gene Hicks, Joanne Denney, Lindsey Romankiw, Darren Josephson. MEMBERS ABSENT: Margaret Wimborne, Arnold Cantu. ALSO PRESENT: Planning Director Brad Cramer, Assistant Planning Director, Kerry Beutler, Brent McLane, Brian Stevens; and interested citizens. CALL TO ORDER: Dixon called the meeting to order at 7:00 p.m. and reviewed the public hearing procedure. CHANGES TO AGENDA: Dixon suggested moving the Public Hearing on Downtown Plan to the end of the meeting. Minutes: Black moved to approve the minutes for June 6, 2017, Foster seconded the motion and it passed. Black wanted to clarify that she does love the City signage that is being put up in town, but wants the letters on the signs to be bigger so it is easier to read. Public Hearings: 1. CUP 17-005: CONDITIONAL USE PERMIT. District #91 Transportation Department. Beutler presented the staff report, a part of the record. Dixon asked if employee parking will be fenced. Beutler indicated that only the bus parking will be fenced. Dixon asked if the parking considers the school staff and the bus drivers. Beutler indicated that they are meeting the minimum requirements for parking. Dixon asked how far it is to the nearest residential home from the east boundary. Beutler indicated that it is approximately 300’. Beutler indicated that staff was only concerned with the playground for the 7th Day Adventists school, and it being adjacent to the facility. Josephson asked how the busses will enter the parking lot. Beutler indicated that the buses will use the same access as they are currently using to access Pancheri. Dixon opened the public hearing. Applicant: Jeff Freiberg, 946 Oxbow, Idaho Falls, Idaho. Freiberg indicated that he concurred with staff recommendations. Black asked if there are any plans for ventilation. Freiberg indicated that it is not enclosed, the garage will have a mechanic working on busses, but otherwise the busses will be parked in the open. Support/Opposition: Kirk Arsby, 790 8th Street, Idaho Falls, Idaho. (Representing School District). Dixon asked what the architectural basis for the shop. Arsby stated that the shop will be a steel framed structure with masonry on the south and north end. Dixon asked about the other two buildings. Arsby stated that there is an existing building that is the old seminary building and that will be renovated and become offices for the transportation department. Arsby stated that the building July 11, 2017, Planning Commission Minutes Page 1 of 13 to the north will be the drivers lounge. Arsby stated that the drivers show up at 5 a.m. to get ready to run their route and they have paperwork to fill out. Arsby stated that the School District has their bus fleet disbursed around town based on their assigned route, so they will consolidate the process to improve the operations. Arsby stated that the building to the north is 1500 sq. ft. Black asked Arsby to clarify that there will be landscaping, but no fence. Arsby stated that there will be a chain link fence. Arsby stated that the District felt they needed a security fence around the vehicles. Arsby stated that around the fueling station that is south of the shop will have a 15,000-gallon underground fuel storage tank. Arsby stated that the parking lot is lit for security and safety purposes. Arsby stated that the area between the pavement and Pancheri will be landscaped with trees. Black asked if they have heard any complaints from the neighbors. Arsby stated that he doesn’t know of any complaints. Arsby stated that they did approach the neighboring church about acquiring property. Applicant: Jeff Freiberg, 946 Oxbow, Idaho Falls, Idaho. Dixon asked what kind of noise and odor will come from the shop. Freiberg indicated that there will be diesel fuel and engines idling. Dixon asked if the shop will have additional things that will be intrusive to the area. Kirk Arsby, Arsby indicated that the maintenance facility will create the most noise, and it will not have major repairs done there. Dixon closed the public hearing. Black indicated that she is surprised that no one showed to make comments. Black indicated that she works at Idaho Falls High school and doesn’t hear the busses. Black is concerned about the emissions and hopes that there is adequate landscaping to absorb the smell. Dixon indicated that the prevailing winds will take the emissions away before the students arrive. Black indicated that she had a friend that lived by Idaho Falls High school when the busses were in a different area and she felt that she couldn’t resell her house due to the breeze off. Foster indicated that there are better places for this parking facility, but is not necessarily opposed. Morrison moved to approval of the Conditional Use Permit for District #91 Transportation Department, Josephson seconded the motion and it passed unanimously. Morrison moved to approve the Reasoned Statement of Relevant Criteria and Standards, Denney seconded the motion and it passed unanimously. 3. RZON 17-005: REZONE. Amend Section 10-1-9B5. Recording Final Plat Time Period. Beutler presented the staff report, a part of the record. Morrison asked why they didn’t make it 120 days instead of doubling it. Beutler stated that it gives everyone plenty of time as there is a construction season in this area and that sometimes creates a need for extension. Beutler indicated that the only drawback to an extension is if they had a major change to regulations and if code and/or development standards were changing, they’d have a subdivision that was approved with another standard and now that standard is going to be changed. Beutler stated that City Council can still adjust the time frame if needed. Dixon asked if the application will be based on the criteria as of the date it was approved. Beutler agreed with Dixon, and stated that the standards that are in place at the time of approval are the standards that the subdivision can be built to. Dixon asked if he wanted to sell part of the property and the plat hasn’t been July 11, 2017, Planning Commission Minutes Page 2 of 13 recorded will the title agencies be held up because the plat is not recorded. Beutler stated that in speaking with the City Surveyor he has no concerns. Beutler indicated that they require a subdivision guarantee with the final plat and that is intended to guarantee the signatory on the plat, with specific requirements. Dixon asked if the need for the additional time is due to the developers dragging their feet or due to the different City’s offices that must sign off. Beutler indicated that it is not dragging feet, there are just a lot of components to get a subdivision approved and it requires both government and developer. Beutler stated that the time frame is not holding any one up, they are simply stating that the plat is valid for 180 days and you can record any time within the 180 days. If the developer is fast and working everything quickly and they moved fast through the process, they could record the final plat the day after City Council approves. Foster asked how many applications are coming before City Council to get an extension. Beutler indicated that approximately 25%-30%. Dixon opened the public hearing. Applicant: City is the applicant. Support/Opposition: No one appeared in support or opposition. Black asked if 120 days is adequate or do they need 180 days. Beutler stated that they could work with 120 days. Dixon closed the public hearing. Josephson stated that he doesn’t see a downside to the 120 days, and the fact that 30% of the developers are needing the extension speaks to the need for the extension. Black stated that she doesn’t like the 180 days and is more comfortable with 120 days. Morrison agreed with Black that 120 days is sufficient. Josephson stated that he recently went through a platting process and 180 days is not a long time. Dixon reminded the Commissioners that this is time after City Council has approved the plat. Cramer stated that they picked 180 days, since 100% of the cases that have gone back to the City Council for an extension have asked for another 90 days, to ensure they do not have to come back for another extension. Dixon asked if the ones getting extensions finish in a week or two or do they need the full 90 days. Cramer indicated that it varies from plat to plat and the issue as to why it has not been recorded. Black asked if some of the problem is there is so much building going on and so some of the services are taking longer. Cramer indicated that the growth does contribute to the delays. Hicks moved to recommend to the Mayor and City Council approval of the Amendment to Section 10-1-9B5 to Extend the Recording time of Final plats from 90 days to 180 days as presented, Morrison seconded the motion and it passed unanimously. Business: 1. ANNX 17-004: ANNEXATION/INITIAL ZONING. 5TH West (Park Road) Annexation. Beutler presented the staff report, a part of the record. Morrison asked how this falls through the cracks. Beutler indicated that some of it was that the County doesn’t want the City to annex July 11, 2017, Planning Commission Minutes Page 3 of 13 when they only have half of the street, and so they need to annex all the street, so sometimes it gets delayed until they have development on both sides of the road. Dixon asked if this will complete annexation from York all the way north, or are there still gaps. Beutler indicated there are still gaps and showed the zoning map that showed some areas of County. Applicant: City is the Applicant. Black moved to recommend to the Mayor and City Council approval of the annexation with initial zoning of R-1 for the described property on 5th West (Park Road), Josephson seconded the motion and it passed unanimously. 2. PLAT 17-012: FINAL PLAT. Final Plat Fair Way Estates Division No. 21. Beutler presented the staff report, a part of the record. Dixon asked if there is a secondary emergency access in case there is a blockage at the intersection. Beutler stated they have had those discussions with the Fire Marshall’s Office, and the initial plan is to utilize the bridge across the canal to 5th East and will construct a temporary access road to lead over that canal. Beutler indicated that the applicant has the easement through that property. Hicks clarified that it will be only an emergency road, and not become a standard road. Beutler agreed that it would just be used for emergency and would be an all-weather surface (gravel). Beutler stated that once the next phases are developed there will be a connection and there is a proposal for a bridge and a right of way connection to 5th East. Hicks asked about the time frame for the next phase. Beutler deferred to the applicant. Applicant: Kevin Alcott, 606 Progressive Way, __, UT 84010. Alcott indicated that this is Division 21 out of 26 divisions and this is the first time that the fire department is requiring 2 access points. Alcott stated that there is an exception in the Fire Code that indicates if you can demonstrate to the Fire Marshall that future roads will be built, they can grant an exception and that has always been done. Alcott stated that they were forced to spend thousands of dollars to show where all the future roads will be and the access patterns and now the fire department won’t recognize any of that. Alcott stated that the City asked them to extend the water line out across the canal. Alcott stated that they are getting road blocks, and having issues with the City as to what they want done with access. Hicks stated that the access is not necessarily related to an accident, but rather there are a lot of people that live in the area, and they must ensure that there is access. Alcott indicated that the road is a residential collector and its purpose is to take the traffic out of the subdivision to the main road. Alcott stated that the subdivision does not create a lot of load for a residential collector. Swaney asked if there is something in the proposal for the final plat that the applicant wants changed. Alcott stated that he is satisfied as to what is before the Commission to be approved. Dixon asked Staff about access to the property that is east of Bavaro and south of Rock Hollow, and if it develops later, will it be hard to access because of the estate property along 5th East. Beutler stated that they had that conversation and it was determined that there were other ways to access the area if it were to redevelop and that they do not need to provide access. Black stated that she is happy to see that in this final plat there is not a long-extended road, but unhappy about the lack of parks in the area. July 11, 2017, Planning Commission Minutes Page 4 of 13 Morrison moved to recommend to the Mayor and City Council approval of the Final Plat for Fair Way Estates Division No. 21 as presented, Hicks seconded the motion and it passed unanimously, 3. PLAT 17-014. Final Plat Carriage Gate, Division 6. McLane presented the staff report, a part of the record. Morrison asked if Regence Lane is paved. McLane indicated that a portion is paved to the edge of the plat, and is considered a City Road. Dixon asked if the twin homes that will need the CUP are like the others on Carriage Gate. McLane agreed that the twin homes will be similar. Dixon asked if the reason for the emergency access is due to the length of the roads. McLane agreed that the emergency access is due to the length of the stub roads. McLane indicated that it is not required, but they want to provide those for safety in the future development of the property. McLane stated that there is an alley that is provided down the center of the twin homes. McLane stated that the HOA will be responsible for the alleys. Dixon asked if the garbage collection is in the alleys. McLane indicated he is not sure what sanitation uses for that area. Applicant: Ryan Loftus, 10727 North Yellowstone Hwy., Idaho Falls, Idaho. Loftus indicated that the alley is not an alley, but rather a private easement. Loftus indicated that it will be a private easement and owned and maintained by the home owners through the HOA. Loftus indicated that garbage collection does go through the private easement and they will make a provision for that through the cross-access agreement and make sure that City has access for sanitation. Loftus stated that all the garages back onto the private easement. Dixon clarified that the HOA will be responsible for snow removal. Loftus agreed with Dixon and added that the HOA is responsible for maintenance as well. Loftus stated that the existing single family attached homes along Carriage Gate have a 15’ easement with a 15’ paved driveway and this will be 16’ and evenly spread between the two lots. Loftus indicated that the Final Plat has 27 lots and this is the second to the last division of this subdivision. Division 7 to the north will take in Wilshire and that will complete the property that has been annexed. Swaney moved to recommend to the Mayor and City Council approval of the Final Plat for Carriage Gate Division 6 as presented, Morrison seconded the motion and it passed unanimously. 4. PLAT 17-015. Final Plat, Cambridge Terrace Park, Division 1, 4th Amended. Beutler presented the staff report, a part of the record. Black asked why they are doing a replat. Beutler deferred to the applicant, but indicated that they would like to not have condominium and rather have separate lots. Applicant: Steve Ellsworth, Ellsworth and Associates, 253 1st Street, Idaho Falls, Idaho. Ellsworth indicated that the reason for the re-plat is to separate out the condominium units so they can be sold separately. Dixon asked if the property is currently owned by a condominium association. Ellsworth indicated that it is currently one block and owned by the people re-platting and they want to separate the property so they can sell in the future. Swaney stated that this is part of the American spirit of private enterprise and making money. Dixon asked if the plat includes a cross access agreement between the lots. Beutler indicated that it does not, but each lot has frontage onto Vassar Way so it is not necessary. Beutler July 11, 2017, Planning Commission Minutes Page 5 of 13 indicated that there is a driveway to the back, but each parcel has driveways and garages on Vassar. Swaney moved to recommend to the Mayor and City Council approval of the Final Plat for Cambridge Terrace Park, Division 1, 4th Amended as presented, Black seconded the motion and it passed unanimously. 5. RSC1 17-001. RSC-1 Site Plan. Lot 2, Block 1, KJ’s Sunnyside Division 1, 1st Amended. Beutler presented the staff report, a part of the record. Swaney asked about the landscape buffer on the east, not showing any trees, only grass. Beutler indicated that the landscaped area is too small for trees. Swaney stated that based on the letter, the north end near the storm retention pond could use some dense landscaping around the pond to minimize the nuisance noise for the neighbors. Beutler stated that there will be trees along Sunnyside on the north end, but not on the east between the two commercial developments. Black asked if it will add any additional landscaping requirements. Black stated that in the notes on #7 it states that additional landscaping may be required to further protect land use. Beutler stated that it doesn’t automatically require it, but if it is something the Commission feels should be addressed, it can be. Beutler stated that they are meeting the minimum requirements of the City for landscaping. Beutler stated that the noise is concerning, but it is across Sunnyside and you do have the pathway system, as well as Sunnyside, and the noise from Sunnyside is as loud as the noise from the vacuums. Black asked Beutler to show where cars will enter and exit. Beutler showed on the site plan, showing that cars will enter the property on Sunnyside and as they come out of the carwash they can turn to the right. Black asked if it will be set that way, or can cars come and go all over. Beutler indicated that it will be set that way. Black asked if the other car washes in town have any landscaping to help with noise. Beutler indicated that he is not aware of landscaping. Black asked if there is room for additional landscaping. Beutler indicated that it is tight and what was proposed is the minimum for the development. Dixon asked if the existing vacuums had to have an approval when they were installed. Beutler stated that he doesn’t believe that they went through an approval process. Black stated that the vacuums will be close to future businesses. Applicant: Zane Powell, 1885 Silver Horseshoe Drive, Rexburg, ID. Powell is the construction manager for Conrad and Bischoff. Powell stated that when the property was developed there was a 50’ strip that was kept so they could expand the car wash and that was part of the approval process and explanation. Powell stated that the vacuums were upgraded from the canister vacuums. Powell stated that this gas station is one of the busiest in the State of Idaho. Powell stated that on a hot day there are 12 cars lined up to get to the car wash. Powell stated that the new car washes force you out of the tunnel and into the row of vacuums, so if you buy a car wash you have access to the free vacuum. Powell stated that the way the vacuums are situated now, the fuel customers or the convenient store customers have access to the vacuums and it causes congestion. Powell indicated that this addition will simplify and will make easier access on and off Sunnyside and around the convenient store. Powell stated that as they come out of the car wash they will turn right and go to the vacuums against the building and then out to the Bucks Plaza and can exit, which will take congestion off the Sunnyside intersection. Dixon asked if the existing vacuums will be moved. Powell stated that the vacuums will stay and they will add additional vacuums to relieve the congestion. Dixon asked if there is anything to be done to silence the sounds of the vacuum. Powell showed the vacuum controls and canister. Powell stated that the motor for the vacuum will be tucked up against the building and the arms July 11, 2017, Planning Commission Minutes Page 6 of 13 run down the existing car wash. Dixon asked what produces the noise on the vacuums. Powell stated that there is more noise out of the car wash and the air dryer at the end of the tunnel, than there will be with the vacuum canister. Black asked if there is room for landscaping on the left- hand side. Powell stated that there is a strip of landscaping, but it is not wide enough for trees, and trees do not work well around car washes and vacuum systems. Powell indicated that the first building that will be built in the Bucks Plaza will be the closest in proximity to the vacuums and it will be an insurance office. Dixon asked about the strip of land that is not big enough to build on. Powell indicated that it is a storm drain/retention pond for Bucks Professional Plaza, and the retention pond for the existing KJ’s. Black stated that they might need to work on some parking. Morrison moved to recommend to the Mayor and City Council approval of the Site Plan for KJ’s Sunnyside Division 1, 1st Amended as presented, Hicks seconded the motion and it passed unanimously. Public Hearing: 2. Downtown Plan. McLane and Cramer presented the staff report/introduction to the Plan, a part of the record. Foster asked if the Redevelopment Agency was involved. McLane indicated that they had a large steering committee, and had a public out-reach at the Public Library for the community, and they had a special meeting with downtown business owners. Foster clarified that this is just a “plan” and nothing saying it must be done this way. Cramer indicated that is the Code’s job, and this is just the “Plan”. Dixon stated that there have been many plans over the years, and now there is no way to buy groceries downtown, so how do you attract people to live downtown if there is no place to buy groceries. Gillman indicated that he will answer that question as they walk through the Plan. Kelly Gillman, CRSA. Gillman continued to present the staff report. Gillman stated that there are certain elements that are doing good downtown, including restaurants, shops, and Airbnb. Gillman stated that Part 1 in the Downtown Summary paints the broad picture of what they want to accomplish and Part 2 is the Code that supports that Plan. Gillman stated that they started this process in September 2016. Gillman stated that they had many meetings with the steering committee, including the Mayor, who was very supportive of the process, as well as many focus groups, including business owners from Downtown. Gillman stated that they had 250 people come to the open house at the Library and they listened to what people were feeling about Downtown. Gillman stated that they had a map online and they let people leave comments about the map regarding problems that were in specific areas. Gillman stated that they ended up with key issues: Tactical Urbanism (testing a change to see if it is a good idea); Transportation; Market Housing; Urban Design. Gillman stated that the Form Based Code goes into the form of Downtown. Gillman gave a summary on Market Analysis which shows a higher potential than average for growth in Downtown redevelopment. Gillman clarified that reconfiguration of the streets is not part of the project. Gillman stated that the Regulating Plan connects Part 1 (Plan) to Part 2 (Form Based Code). Gillman stated that there is some demand for Market Housing. Black stated that she just came back from Ft. Collins and the whole town is incredible and has a picture of alley way that has landscaping and lights across the top and benches. Black stated that there are some alleys in Downtown that could be transformed. Dixon suggested a way to get people off the River pathway and into Downtown, is put the Famers Market Down Park Street, so they July 11, 2017, Planning Commission Minutes Page 7 of 13 must go into Downtown. Gillman indicated that idea came up in some of the groups and the top of Pg. 29 shows temporary street closure as one of the short term tactical projects that were recommended. Cramer stated that the long-term plan for the Farmer’s Market is similar to Dixon’s suggestion. Cramer stated that the reason it is on Memorial now, is for visibility, and Memorial Drive was designed to house events like a Farmers Market as there are multiple water/electrical outlets. Black stated that events like the Downtown concerts could have food trucks involved and it would draw more people. Black stated that the Form Based Code could make a difference as it will give the City more flexibility to have more licensing for food trucks, etc. Black stated that she likes the idea of painting some of the streets. Black stated that this Plan and Form Based Code will open opportunities. Dixon stated that there is an identity crisis Downtown, is it professional offices, parking lots, or restaurants. Gillman stated that Downtown needs daytime and evening activities. Black stated that some amenities in the Downtown area such as convenient stores, etc. would be helpful. Black stated that DI building will be a good spot for some multi-level apartments. McLane stated that this Plan is broad, not specific, and it is to create ideas and visions of what could potentially happen Downtown. McLane stated that the City doesn’t make the grocery store Downtown, they can only encourage people to develop in that direction. Black and Dixon both indicated that there have been many “plans” throughout the years that were not carried forward. McLane agreed and stated that this Plan will encourage the things in the Downtown area that are wanted, but doesn’t have the specifics of what each block will look like, and the specifics will only come once the area starts to develop. McLane stated that there is a large section in implementation and implementation strategies to encourage the things that have been discussed. Dixon stated that more people need to come Downtown and they need reasons to come Downtown. Foster asked if the approval for the Plan is the first step to getting to where we want to be with the Downtown area. Cramer stated that nothing that the Commissioners have said is not supported by the Plan. Cramer stated that the market will drive new things such as grocery stores. Cramer indicated that recently there has been a Downtown convenient store open, there is a meat market, there is the Midget Market, and the Farmers Market, and so there is a lot of opportunity for produce and groceries. Dixon stated it is hard to see the overall picture, and all he sees is ways to tax people to pay for it and that is a turn-off. Foster asked if they should hold on their recommendation. Gillman stated that he has heard that things should be moved around in the document, but not concerns about the content. Hicks stated that there is too much traffic, and if you want people to come Downtown you must have something to turn them on. Gillman stated that has been addressed in the Plan as they recommend opportunities to use plazas for any type of events, and closing of streets to support the events. Gillman stated that the streets don’t need to be closed permanently, just temporary closure associated with an event. Black stated that she disagrees with the assertion that there is nothing to draw people and stated that there are museums, there is the Colonial Theatre, and there is the Art Theatre. Black stated that this town is not large enough to support some big events. Hicks stated that in the summer time there will be people coming to Idaho Falls, and you must have events that turn them on. Black stated that this Plan is getting the tools to encourage some of that development. Black stated that on page 32 it stated that it will encourage restaurant and restaurant development which will encourage people to go Downtown. Black stated that the Commission needs to recommend the Plan, as it gives the City and the Commission the tools to implement what they want to see. Morrison agreed with Black and wants the Plan to reach farther. Gillman indicated that they will accept a recommendation that requests them to move things around in the document. Dixon stated that the Plan needs to be written in English. Dixon July 11, 2017, Planning Commission Minutes Page 8 of 13 stated that there are a lot of things that are unclear and not defined places, such as “create catalytic spaces”. Gillman stated that they did use terminology that is not for everyday language, but they used terminology that will be appealing to certain developers that will be needed to create the places they are wanting. Gillman stated that there are developers whose number one goal is to do place making, and they’ll understand the terms. Gillman stated they could rewrite it and make it more readable, but the strategy was to hit a certain target market of development that will bring a certain element to the Downtown. Dixon discussed what type of housing they are looking for, including multi-story high density housing. Dixon stated that he is unsure how Core A will develop different than Core B. Gillman stated that the vision is for the whole Downtown and there are differences in each area. Gillman stated that the sub-district that encompasses the north blocks does encourage more new development/mixed use, where as another core, will not encourage that. Gillman stated that the Code will talk more about specific things. Cramer suggested picking up the language from the Code that defines what the Districts are. Cramer stated that on page 25 of the Form Based Code, it specifically defines what the Cores are, and something like that could be moved into the Plan so people have an idea of what they are talking about. Dixon stated that the code states what buildings would look like and what the function would be, and the Plan seems to be what do you want the areas to develop into? Dixon stated that the Plan should tell him what is going on in sub-district A or B, and the Code should explain what specific store front options can be done in that zone. Cramer stated that page 39 of the Plan does explain what is to be done in each sub-district. Cramer stated that tactical urbanism is all about testing an idea, such as narrowing the street, in an inexpensive way to see what works and what doesn’t before you invest millions to make something permanent. Cramer stated that the Plan encourages them to try things. Cramer stated that Catherine Smith is the new director of Idaho Falls Downtown Development and she has already met with local restaurants about the alleys and parking spaces and the restaurants are excited and want to try things. Cramer stated that government gets concerned about things being permanent and so they aren’t allowed, but this Plan will encourage tactical urbanism to try the idea and see if it works. Gillman stated that the Plan is not intending to immediately appoint all the taxing strategies, but rather they want to try different things and see how they go, and then implement ways to make them permanent if they work. Dixon asked the other Commissioners about their thoughts on the Plan. Romankiw agreed with Black and likes the Plan as it is broad ideas of what they would like Downtown to look like. Romankiw believes that all the ideas that were mentioned will be supported and facilitated by the Plan. Romankiw stated that some of the ideas that were mentioned cannot be addressed in the Plan. Romankiw stated that she likes the Plan. Denney agreed with Black and likes the Plan. Denney stated that they are working towards what they want Downtown to be and the Plan can be used like a tool to accomplish that. Denney stated that the Plan gives opportunity and ideas on how to draw people to the Downtown area. Denney likes the idea of trying temporary things until they find something that works. Foster stated that the document can be used for many purposes. Foster stated that the Plan can stimulate ideas to make the Downtown vibrant. Foster stated that the Plan can be a great idea tool for the Idaho Falls Downtown and this is the first step in guiding Idaho Falls Downtown to the vision. Morrison stated that the Plan is well done and a good idea. Morrison stated he is excited and wants to get started ASAP. July 11, 2017, Planning Commission Minutes Page 9 of 13 Hicks stated that overall, he believes it is a good starting place for a change. Dixon stated that pages 39 and 40 talks about the different Districts and then after several pages of unrelated material, page 46 has a map where the Districts are described. Black stated that on page 43 she highlighted – “Form Based Codes are an alternative type of building code that relies less on use designation, focusing instead on the characteristics of individual sites.” Black moved to recommend to the Mayor and City Council approval of the proposed Downtown Plan for Idaho Falls, Morrison seconded the motion and it passed unanimously. Form Based Code. Cramer asked the Commissioners for their comments regarding the Code. Morrison stated that it makes the City’s, developers, and Commissioner’s life easier, and it preserves things. Morrison stated that he likes the Form Based Code. Hicks stated that it sets a pattern and has things happen by sections. Foster asked if Staff can give a summary of what the Form Based Code does. Gillman stated that the goal of the Form Based Code is to focus less on the use and more on the form. Gillman stated that it could be said they don’t want a car dealership Downtown, but if the cars were all in the back, they might be ok with it because the form is correct. Gillman stated that the Code is based on meeting the vision of Plan, by encouraging a certain form through the Code. Gillman indicated that some of the form for certain sub-districts could be used in other parts of the City, and some, such as the Historic Core is only going to apply to the Downtown. Black stated that the Downtown Plan was in layman’s terms and the Form Based Code is harder to understand. Gillman stated that in the buildings chapter (Chapter 5) there are certain height differences, and at first glance will not make a lot of sense. Gillman stated that a 6-story residential building could be the same height as a 5-story commercial building because of the different height levels of the different uses. Gillman stated that a developer that knows what they are doing will see those and understand. Black stated that the Form Based Code is not something she needs to understand, but rather the developer will know what is happening. Dixon stated that the idea is to give the same look and feel whether its mixed use or not. Dixon stated that some of the ideas suggest that they are going to redevelop whole blocks or several blocks at a time. Dixon stated that if you were starting with green fill this would be great, but this is already developed. Gillman stated that some things will only apply to one sub-district and that one is right on the edge of F street and the neighborhood and so it is allowed as a buffer, and in the future that sub-district could be placed other places in the City. Dixon asked where the map of the Districts is located. Gillman indicated that page 57 has the map. July 11, 2017, Planning Commission Minutes Page 10 of 13 Cramer stated that if you read the Code carefully you’ll come across things and think that’s not what Downtown is for and that doesn’t fit, but some of that is intentional, because if this works it can be expanded. Dixon stated that there are things that he couldn’t tell if they’d work or not, such as parking credits and metered parking. Dixon stated that parking is always a problem in any city, and before they increase their density it is time to figure out how to handle the parking issue. Gillman pointed out that in many of the chapters you’ll see language such as “shall be approved as per written code, or by the zoning administrator or his/her designee.” Gillman stated that they put in language to give flexibility to the City staff to work with the developer and adjust as needed. Gillman stated that they’ve included that language in many places so they don’t have to adjust the code every time there is a unique situation that wasn’t anticipated. Dixon stated that a lot of the items seem to be non-specific to Downtown Idaho Falls. Dixon stated that there are things in the Code that make it blurry instead of focused as to whether this is Downtown Idaho Falls, or is this the first step towards Form Based Code for the City. Gillman stated that there are some elements that they talked about striking, as they aren’t relevant to Downtown, but they added on page 98 what they called future place time, so there is the thought that as you add more it may become applicable. Gillman stated that if they leave things in the Code it will be easier to expand it long term. Cramer stated that the first draft had references specific to Downtown and they asked CRSA to strike all of that, as this is not intended to be just for Downtown, as they want to use it in areas where form is different, such as the numbered streets. Cramer stated that they have reserved space so this Form Based Code can grow out of the Downtown boundaries, so there are things that make it blurry and that is intentional. Gillman stated that is why there are two sections one being the Downtown Plan and the second part is the Form Based Code. Dixon stated that it makes it confusing and it would be better if there was a section that was specific to Downtown and then general form base that could apply to other parts of the City later. Cramer stated that Chapter 1 Place Types gets more specific, and the Place Type that is selected for Downtown is an urban center. Cramer stated that if you move south of Downtown (Cliff – Pancheri) it’s not the same form as Downtown, so you don’t want to use the same place type. Cramer stated that it is multiple layers of zoning. Cramer stated that he is unsure how to resolve the issue that Dixon is raising with the blurriness. Gillman stated that many cities have adopted this template and have liked the results, and so Gillman is hesitant to change it because it might not work the right way. Gillman stated that it is hard to understand how it works, but it does work. Dixon suggested that they give examples of within the zones of Downtown they recommend certain things, rather than give all the styles that don’t apply to the Downtown. McLane stated that even within the Historic Core there are buildings that don’t match. McLane stated that Downtown Idaho Falls, has lost a lot of the historic integrity and it won’t come back. McLane stated that the intent isn’t to make everything feel like the old brick buildings. McLane stated that you want to be sensitive to what is Downtown and have things fit, and not have buildings built that don’t fit in the block that they exist in. McLane stated that the tables (page 54) have different building types in different Districts or edges that fit those specific areas. McLane stated that it gives lists of different regulations that can apply to unique locations Downtown. McLane stated that the intent isn’t to take a whole block and make it feel like an old building, but rather, have it fit where it is being built. Cramer stated that this is a different way of thinking than what we are used to. Cramer stated that if someone wants to build something they should find what District they are in and then figure out what type of building they want to do and decide if that building type is permitted in that District, and then you talk about form, July 11, 2017, Planning Commission Minutes Page 11 of 13 including transparency, windows, roof types, etc. Cramer stated that it will depend on the builder as to how this Form Based Code is going to be accepted. Dixon asked about the Savings Center new development, and asked what that form will be so he can understand what the first stage of the incremental evolution will look like. Cramer stated that they get to select the building type (i.e. store front, stoop) and then the code will tell them if you are doing that type of building this is the form it needs to take. Dixon asked if the building next to them must take the same type because they built first. Cramer stated that the next building should select an approved building type, and then use the form for that building type, and the forms are compatible. Gillman stated that the different building types tie with construction codes and the way the buildings are constructed. Gillman stated that developers understand that language and they know what type of building type they are selected and when they look at the code it will be easy for them to know what the form is. Dixon asked if the Savings Center development will all look the same, or will the buildings look drastically different. Gillman explained that a developer that specializes in a certain building type comes to Idaho Falls, and wants to build a general stoop building, they pull up the code to see where they can build, and it shows that Core A, General A, Edge A are the three sub-districts where they are allowed to build, then depending on which District they choose, then they figure out what scale the building can be (2 story- 6 story building), then there is a chart on page 44, that has other decisions they need to make that are similar to the building height, (floor height, transparency, windows on the street, etc.). Gillman stated that the range of the options are similar, so if one developer on one side of the corner they build a 3-story building and on the other side they build a 5-story building, they are ok because they are within the range for that sub-district. Gillman stated that when it comes to colors, textures, and details of the building, this is not a design guideline and those details are not prescribed. Gillman explained that there is some market economics that goes along with this Code, and developers figure out the best option to make the project pencil. Dixon asked if there are two 3-story buildings side by side will it look cohesive, or will it look like two very different things. Gillman stated that the range of options is narrow enough that they will look cohesive. Gillman indicated that the architect still can give some distinction to the building, but the overall form will be close. Romankiw stated that she thinks it is brilliant and wants it approved. Romankiw stated that the chapter on uses is very clear, and then the focus is on the form of the building. Denney stated that it is a template, so there are things that do not apply to Downtown, but it is a document that can be used in the future. Denney stated that the Code is very flexible and allows the developer some choices. Morrison indicated that he likes the Code a lot and it is a great place to start and is 100% in favor of the Code. Dixon stated that Staff has markups and the Downtown Plan had some changes, and asked if Staff will make the changes prior to sending the document to City Council. Cramer stated that they will make the recommended changes including the reordering, changing the images and text. Black moved to recommend to the Mayor and City Council approval of the Form Based Code for Downtown Idaho Falls, Hicks seconded the motion and it passed unanimously. July 11, 2017, Planning Commission Minutes Page 12 of 13 Cramer asked how many will be available for the Area of Impact Public hearing to be held on August 16. Cramer stated that they need 6 Commissioners. Dixon adjourned the meeting. Respectfully Submitted Beckie Thompson, Recorder July 11, 2017, Planning Commission Minutes Page 13 of 13