Planning Commission

November 9, 2021 7:00 p.m. Planning Department City Annex Building MEMBERS PRESENT: Commissioners Brent Dixon, Natalie Black, Joanne Denney, Gene Hicks, Margaret Wimborne, Lindsey Romankiw, George Morrison MEMBERS ABSENT: Arnold Cantu. ALSO PRESENT: Planning Director Brad Cramer, Assistant Planning Director Kerry Beutler, and planners Naysha Foster and Caitlin Long, and interested citizens. CALL TO ORDER: Brent Dixon called the meeting to order at 7:00 p.m. CHANGES TO AGENDA: None. MINUTES: Black moved to approve the Minutes from October 5, 2021, Hicks seconded the motion and it passed unanimously. Hicks moved to approve the Minutes from October 19, 2021, Denney seconded the motion and it passed unanimously. Public Hearing (s): 1. ANNX 21-015: ANNEXATION/INITIAL ZONING. Annexation and Initial Zoning of HC. Dixon opened the public hearing. Applicant: Barry Bane, Connect Engineering, 2295 N Yellowstone, Unit 6, Idaho Falls, Idaho. Bane indicated that the annexation request is a small piece that is directly off of Lincoln Road, and they are asking for annexation of this parcel as it will be the new right of way for Quail Drive. Bane stated they have a right of way Plat submitted to the City that will accompany this when it goes to City Council. Bane stated they are moving Quail Drive east because they have a preliminary plat submitted so Quail Drive can continue south to connect to Bentley, and by moving this right of way to the east it allows Quail Drive to line up. Bane met with staff and there were no concerns raised. Hicks asked if they are only bringing the road over to make alignment for future activities. Bane agreed that it will align to continue to the south. Dixon asked what happens to the part of Quail Drive that will no longer be road. Bane deferred to staff and added that they would have to submit a vacation for that portion and the right of way would go back to the owner of the property to the west. Long presented the staff report, a part of the record. Dixon clarified that the City property that is adjacent to this parcel is across the road, and roads and canals are considered zero width. No one appeared in Support/Opposition. Planning Commission Minutes November 9, 2021 Page 1 of 12 Hicks moved to recommend to the Mayor and City Council approval of the Annexation of the Quail Drive Right of Way SW ¼ of Section 9, T2N, R 38 E, with initial zoning of HC, Black seconded the motion. Dixon called for roll call vote: Black, yes; Denney, yes; Romankiw, yes; Hicks, yes; Morrison, yes; Wimborne, yes. The motion passed unanimously. 2. ANNX 21-016: ANNEXTION/INITIZL ZONING. Annexation of 55.01 acres with initial zoning of LC and R2. Dixon opened the public hearing. Applicant: Clint Boyle, 2194 Snake River Parkway, Idaho Falls, Idaho. Boyle described this property as just south of Home Depot and north of Community Park. The property is vacant farmland that is completely encompassed by City. Boyle stated that this property is a central area of town with commercial retail to the north and single family residential to the east, southeast, and west and Community Park to the south. Boyle stated that this property on the Comprehensive Plan is shown as a mix of commercial and higher density residential and the application is exactly in compliance with the Comprehensive Plan with the proposal for commercial on the property with the addition of higher density residential. Boyle stated that this property is surrounded by good transportation network with Holmes and 25th Street. The property when developed will extend Jennie Lee to 25th, which should alleviate the traffic going through the neighborhood on Craig and instead go straight down Jennie Lee to 25th. Boyle showed that east of Jennie Lee is the proposal for R2 to provide the transition buffer from the activities that would be more intense along Holmes, to a less intense development with the R2 allowing up to 4 units attached. Boyle stated that the remainder of the property is proposed as LC is a neighborhood zone that allows the flexibility of commercial with higher density residential and this is intended to be a mixed-use project with a commercial component and higher density elements that will lend itself to the walkability of the area. Boyle stated that Jennie Lee will be the dividing line to the less intense R2. Boyle stated that this property is completely surrounded by City infrastructure, including sewer, water, roadways, pathways. Boyle stated that this is a last major infill component in the City that has been sitting for many years. Wimborne asked about the R1 component that was requested. Boyle deferred to staff. Boyle stated that the R1 is not part of their request, but it was one that they were willing to facilitate. Dixon asked if Mojave would go through the development. Boyle stated they will be back in front of the commission with the Preliminary Plat that will have the roadways. Boyle confirmed that Jennie Lee will extend through the site and Mojave will connect to Jennie Lee, and 25th Street will be widened to full City street width and standards. Black asked if they held a neighborhood meeting. Boyle stated that the Wasatch Group is the development group that held a neighborhood meeting and deferred information on the meeting to the developer. Dixon asked who all was included in the neighborhood meeting. Black asked how many people were at the meeting. Developer: Bracken Atkinson, Wasatch Development Group, 595 S. Riverwood, Logan, UT. Atkinson indicated that they did have a neighborhood meeting a couple of weeks ago and they tried to reach out to a 300-yard radius and sent flyers to people to put on Facebook, as well Planning Commission Minutes November 9, 2021 Page 2 of 12 as sent information to a City Council member for additional inclusion. Atkinson stated that they talked to Apple Fitness and asked them to invite neighbors. Atkinson stated that they responded to emails and inquiries from the week and asked people to share. Atkinson stated that they had 25-30 people at the meeting and had 90 minutes of question and answer. Atkinson has received several emails since that time and have tried to be open to the public. Dixon stated that they have several letters that have been received by staff and Commissioners have copies. Foster presented the staff report, a part of the record. Foster also cleared up the R1 request, by stating that there is a small strip of property south of Mojave that belongs to an adjacent property, and it is a separate parcel that is 5’ wide x 15’ long and is still County property. Staff reached out to the property owner and asked if they would like to be included in the application process to have that property annexed and zoned R1, and the property owner agreed, and staff asked for an affidavit of legal interest, but the property owner failed to bring that affidavit in, so that property cannot be part of the consideration tonight. Hicks confirmed and Foster agreed that except the small sliver of land on the east everything else in this area would be annexed into the City limits. Hicks asked if the missing sliver could be resolved. Foster agreed to work on it between now and City Council, but the recommendation wouldn’t include the R1 portion. Dixon indicated that it would need a hearing with Planning Commission before it goes to City Council. Support/Opposition: Matt Voigt, 2550 Desert Drive, Idaho Falls, Idaho. Voigt wanted to comment regarding 25th Street and asked them to look at the spirit of 25th Street as it is designed easterly towards the mall and it has single family that carries cohesively towards Channing, the to multi-family, and on to commercial. Voigt stated that the alignment of any multifamily along the rear yards of adjacent homes in Jennie Lee would be a distraction of that design. Voigt asked them to keep in consideration the median that is fully in place down the roadway. Voigt stated that the intersection of Jennie Lee coming to rear yards or front yards of adjacent R1 properties doesn’t exist any where else on 25th. Voigt stated that he would like to know if there will be additional lanes provided on 25th for ingress and egress from the development, how many access points will be allowed onto 25th and has a traffic study been done for the traffic going to 25th, and what type of relief will Holmes take from the development. Voigt stated that the important part is to protect the R1 that is along 25th currently, and asked for recommendations to include that the developer model 25th as a minimum to what is currently in place in the easterly transition of 25th towards Channing Way, including not mixing R1 and R2 properties on either side of the street, no intersections that are one way intersections into a front or a rear yard of a R1 property, and the medians that provide privacy from traffic. Harry Forsberg, 2670 Cedar Ridge, Idaho Falls, Idaho. Forsberg wished that they would have extended past 300 meters for comment, because this is a major area, and feels that it should include the areas from Cedar Ridge, and the other developments. Forsberg is concerned with the traffic, and feels 17th & Holmes, 17th and Woodruff has traffic that exceeds its ability to handle the traffic, and the high-density housing in this development as well as high density on Jennie Lee will impact those roads. Forsberg doesn’t know if any thought has been taken into improving the traffic flow. Forsberg stated that Community Park holds large tournaments and Planning Commission Minutes November 9, 2021 Page 3 of 12 the parking in the Park is not sufficient, so cars line up and down 25th for Tournaments and that parking needs to be addressed. Forsberg feels that the development here would be ahead of the infrastructure, and he doesn’t feel that the area is buoyed up enough to handle this amount of high-density housing. Forsberg assumed that the high-density housing would give a greater profit to the developer versus the business type development. Forsberg doesn’t feel that high density housing will fit well with what is currently in the neighborhood. Dixon asked staff if a traffic study would be required. Foster indicated that anything over 250 units would require a traffic study. Beutler added that anything that will generate more than 200 trips at a peak period would require a traffic study and that would come at the platting phase and not the annexation phase. Martin McLellan, 2762 Galloway Court, Idaho Falls, Idaho (Shamrock Park). McLellan agrees with the previous speakers with the traffic issues, the ingress and egress. McLellan stated that he is concerned that the area doesn’t have the schools to support the children this type of project would bring. McLellan stated that it needs to be considered that they cannot take care of the current school needs, and cannot get a bond passed, and additional families will add more stress to the educational system. Graham Whipple, 1206 Mojave, Idaho Falls, Idaho. Whipple is an architect in town. Whipple is not opposed to the annexation. Whipple stated that the parcel was introduced as a neighbor to Home Depot and Apple Athletic Club, but before those existed there were neighborhoods and people that built home 60+ years ago and still live in the original homes who invested in a context within a growing City that they knew would be where they would raise their families. Whipple stated that since they built homes there have been more neighborhoods, Home Depot, Walmart (disaster area). Whipple believes that at one point there were intentions to continue the residential across Jennie Lee. Whipple stated that architectures are asked to give a guestimate of the potential of neighborhoods and looking at this area and using the R3A density standards on one side, and R2 on the other side, the west side of the road could potentially have at least 150 – 225 high density units and an additional 75 on the east side of Jennie Lee. Whipple stated that they are potentially adding more households in 1/3 of the proposed rezone than exist in the entire northern half of the square mile, and that will create a lot of traffic. Whipple stated that this is the earlies east west bike path and the connectivity in Idaho Falls has been key and focused, but this summer people were parking and blocking the bike path, and cars were ticketed, and signs were changed to allow parking in some places, but it still blocked the bike path. Whipple stated that the character of 25th from Holmes to Channing has been addressed. Whipple stated that if LC is approved on 4/5 of this site, it won’t be only 225 – 300 potential homes, but if they put high density on all of the property there could be 1000 households. Whipple asked where the limits of the LC zone are, and what is appropriate. Whipple stated that a high-density zone is required to dump onto a collector street, so it would suggest that all the traffic will dump onto 25t, and he is unsure if 25th is capable of handing that traffic. Whipple stated that there are individuals along Craig that say Drive Like Your Own Kids Live here, and traffic is a problem, and this will add significant impact. Whipple stated that he has been involved in many applications, and if they knew what the proposed layout could be it might change the discussion, but 4/5 of this development will be LC suggest that as soon as this is approved there is no stopping all permitted uses and changes all of the surrounding development. Whipple again asked Commission to remember the original neighbors. Planning Commission Minutes November 9, 2021 Page 4 of 12 Terry Johnson, 2863 Tipperary Lane, Idaho Falls, Idaho. Johnson is concerned with traffic. Johnson did a rough estimate of 35 units per acre and stated that 1000 units would be a small addition, and it could go up to 1700. Johnson was a power engineer and asked who has done the power studies, sewer studies, water studies, and suggests that the older homes in Cedar Ridge and Mojave could be affected by this new development. Johnson stated that if improvements need to be made, who will pay for the improvements and what is the total effect on the infrastructure that supports the neighborhoods surrounding Community Park. Susan Forsberg, 2670 Ridge Crest Drive, Idaho Falls, Idaho. Forsberg stated that the neighbors will be impacted. Forsberg’s daughter used to live on Craig because of how busy the street was and how fast the cars would drive down that street. Forsberg stated that they called the police, but they would never sit on Craig, and never site for speeding, but rather for running stop signs. Forsberg stated that Ridge Crest has heavy traffic and lots of speeding and suggested that if the City wants revenue, they should write tickets for speeding. Forsberg stated that the homes in the area are single family homes that are completely surrounding the area. Forsberg knew when they moved there that the field would be developed, but they feel that this is their worst nightmare, and they feel it will affect their property values. Forsberg asked the Commissioners to take the comments seriously. Forsberg knows the developers want to make money, but they leave, and they are not neighbors to this property and are not affected by it personally. Jason Labelle, 2324 Craig Ave., Idaho Falls, Idaho. Labelle stated that the developers did listen to them but did not return his email. Labelle is concerned with 2 level buildings. Labelle stated that the 2 level buildings would not fit in the area and is taller than anything else in the neighborhood. Labelle doesn’t want any two-level buildings adjacent to his property. Labelle is concerned about people looking into his property. Labelle is not happy with 2 story buildings and asked for them to not have 2 story buildings. Labelle stated that he knows the traffic on Craig and knows who is going through, and everybody that comes through his neighborhood do not live in this neighborhoods but are cutting through to go to the Apple or Sam’s. Labelle stated that running Jennie Lee all the way through won’t do anything and thinks people will still cut through Mojave because its faster, so unless they design the development with a roundabout or something that people won’t be an attractive nuisance. Labelle asked them to cut off Bengal, so they quit getting Ridge Crest coming through their neighborhood. Labelle reiterated that the most important comment is that he doesn’t want 2 story buildings looking into his property and consider the traffic before going into this project. Larry Schofield, 2580 Desert Drive, Idaho Falls, Idaho. Schofield stated that he can see the field from his front doorstep. Schofield agrees with the concerns shared. Schofield doesn’t feel the discussions have been well communicated and people that hear about its last minute don’t know what is going on. Schofield stated that it is exhausting to get out of his neighborhood. Schofield stated that adding high density into the area will compound the problems of transportation in and out of the neighborhoods. Schofield stated that they live there because of Community Park which is more and more used and overloaded, and people are parking in the neighborhoods to access the Park, and both sides of 25th are packed during tournaments. Schofield stated that in the space it doesn’t make sense to have high density as there are no major highways to move traffic. Schofield suggested adding green space or a park to the area to take away some of the overload of Community Park. Schofield stated that there are single family homes throughout the area and asked the developer to keep that consideration. Schofield stated Planning Commission Minutes November 9, 2021 Page 5 of 12 that at one point it was promised to the neighbors by the City that they would continue the same design that is east on 25th, and Schofield is asking for consideration on curb appeal of 25th. Jennifer Labelle, 2324 Craig, Idaho Falls, Idaho. Labelle stated that this is the best small City, and the apartments are taking away the opportunity for starter homes. Labelle stated that she was hoping for the part from Jennie Lee to Craig would be R1 so it wouldn’t overwhelm the schools. Labelle feels that this high density will overwhelm the newer schools int eh City and be problematic. Labelle stated that people on top of people in high density sharing HVAC systems, you make the community riper for a tinder box if there is a pandemic or even a fire it will affect so many more families. Labelle stated that the townhouses on Jennie Lee will already make Jennie Lee a hot mess and there is no place for trucks to unload for Starbucks, and she feels this development will take away from the feel of the best small town. Labelle stated that Wasatch did talk about going to rentals so people can “owe nothing and be happy,” but Labelle feels people want a home and want a castle of their own. Labelle is worried they are packing too much into a town and not allowing people to have a started home and grow. Brent Busher, 330 Hartert, Idaho Falls, Idaho. Busher saw a sign on Holmes about the public meeting, and that is the first he had heard about the meeting and doesn’t feel it was well publicized. Busher feels it would be wise to have more people involved before they make the decision. Busher feels that this development will turn Hartert into a Highway. Busher stated that Sunnyside, 17th Street, Holmes and other streets are packed, and they need to think about how to do traffic for all the new cars. Matt Voigt, 2550 Desert Drive, Idaho Falls, Idaho. Voigt stated that with the amount of concern the residents in the area are giving, Voigt asked that more notice be involved as not enough people have seen the signs to make informed decisions. Voigt stated that without the layout and seeing what is going on this property it is hard to imagine this property being all one LC zone. Voigt asked the Commission to put the application on hold to get more comments. Dixon stated that the staff met the legal requirements for notice but stated that if it is something small then it is overkill to notify so many, but something large like this it doesn’t reach enough people, but the law is the same. Dixon asked if when there is an item that has a lot of public comment, they might consider approaching the news to mention the application to get more information to the general public. Foster stated that the public hearing sign that people saw was not for the annexation, as they don’t have to post property notices for a category A annexation, and the sign they saw is the next hearing for a rezone of property. Foster stated that going above what is required in the ordinance would create a bias, and they cannot decide what application warrants more notice. Dixon asked about Community Park and options for parking. Dixon asked if there is any potential for increased parking at the park as often the available parking is inadequate. Beutler stated that is a question for Parks and Recreation and doesn’t relate to the annexation of this property. Beutler stated that street improvements would happen to 25th and there might be better on street parking on 25th. Beutler reiterated parking is not an annexation question, but a development question. Beutler confirmed that the question is whether this property should be within the City and what the correct designation for zoning is. Dixon argued that the zoning does affect traffic and does affect parking. Planning Commission Minutes November 9, 2021 Page 6 of 12 Dixon asked what the plan for the design and width of 25th Street and asked if it will continue the Boulevard idea with 2 lanes separated by a strip of grass and trees. Beutler assumed yes, but that would be determined by Public Works. Dixon stated that because of other restrictions, the highest allowed density is not achieved. Dixon asked if there is another area in town that is developed R3A and what type of density they achieved after requirements are met. Beutler stated that it is dependent on the parcel and the land that is available, mix of uses, etc. Foster added that often it is a PUD and that is Gross density not net density. Beutler agreed that they don’t typically see the max of 35 units per acre. Kirkham added that the City will get an opportunity in the platting process to ensure that the City’s parking and setbacks are being met with the specific plan that is presented. Dixon asked how many stories are allowed in R2. Foster stated that R2 is allowed up to 3 and anything over 24’ there is additional set back requirements. Applicant: Clint Boyle, 2194 Snake River Parkway, Idaho Falls, Idaho. Boyle anticipates doing a traffic study and Kent Fugal in Public Works has the PTOE designation and is well versed in traffic studies and the improvements that are required. Boyle stated that they will follow any requirements that are brought up in that study, including turn lanes, signals, improvements, etc. Boyle stated that the developments impacts will be mitigated based on the traffic study and what is found in the study. Boyle stated that infill is difficult because they are surrounded by people and people have a perception of what the neighborhood is and should be. Boyle appreciates the neighbors and comments. Boyle suggested that the neighbors reach out to Wasatch Group with questions. Boyle stated that Idaho Falls is expanding outward, and it is easier to expand outward for developers because of lack of neighbors. Boyle stated that high density has been approved on 49th South which is a two-lane road. Boyle stated that when looking at infill they have to look at highest and best use for the property and there are some great amenities in this area, including Community Park. Boyle can’t address the parking issue with the Park. Boyle stated that the locations that are best suited for density are where they are near services, such as grocery, park, gyms that are in a walkable distance. Boyle stated that Wasatch has worked with Apple Athletic and the residents within the area as part of their lease will have a pass to Apple. Boyle stated that there are other facilities within the project, and there will be park space within the development. Dixon stated that zoning and annexation is the question and reminded Boyle to keep to zoning and annexation information. Boyle stated that the Comprehensive Plan has this area listed for high density residential and it has been designated that way for years. Boyle stated that there is a significant public input process to develop the plans. Boyle stated that they feel that they are directly in compliance with the future land use map and Comprehensive Plan with the designation of high density residential. Boyle stated that there is a commercial component on the north. Boyle stated that the developer will address issues as they come forward with the Preliminary Plat and other plans. Dixon closed the public hearing. Black explained that traffic is the number one complaint of any application. Black stated that the County has accused the City of not encouraging in-fill and they need to look at vacant lots. Black stated that the City is desperate for housing of all types and there have been a lot of applicants trying to put housing where some of the commission doesn’t believe that housing belongs and those have been turned down. Black assured that the Commission is not allowing housing anywhere. Black stated that no matter where the housing is put, traffic always comes Planning Commission Minutes November 9, 2021 Page 7 of 12 up, any commercial development, traffic comes up, it is a major issue in the City and always will be. Black stated that people are moving here and need to live somewhere. Black stated that the traffic from this development will not go into the neighborhoods, but rather 25th and Holmes would take the traffic, and those are roads that are made to move traffic. Black stated that the housing needs have changed, and starter home are not affordable anymore, and they are not being built. Black doesn’t feel it is because of the greed of developers, but rather people cannot afford the houses because lots are more expensive, supplies and everything has gone up and people cannot afford to build a home here. Black stated that she is aware that no one wants apartments in their neighborhood, but people need to start somewhere. Black stated that higher density housing houses young married couples, INL interns, college students, single moving out. Black stated that people need to live somewhere and start somewhere. Black stated that this development is near two newer schools, you can walk to groceries, and that should make less of a traffic imprint. Black stated that this development is not in the middle of a housing development and creating impact on the housing. Black feels it makes sense to put housing in this place. Black stated that after parking, landscaping and drainage, the density is not as scary as what the numbers could make it sound. Black feels that this area makes sense for housing. Morrison supports the project and feels this area is prime for varied uses, and there is a need for mixed housing in Idaho Falls. Morrison feels it will be a good addition. Morrison has been looking forward to this property being taken from being an island in the City, and he feels it will be a benefit to the community. Denney is in support of this project and agrees that this type of housing is needed. Denney stated that this is a good spot for housing by Holmes and close to Sunnyside and 17th Street. Denney stated that the numbers for R2 look scary, but the landscaping requirements, parking, setbacks, etc., they cannot fill the entire area with that much housing as other areas are dedicated and have to be figured into the density. Wimborne stated that infill projects are challenging as neighborhoods have grown up around the space. Wimborne reminded the Commission that the proposal is annex the property with the LC and R2 Zone. Wimborne asked if that zoning is appropriate for this parcel. Wimborne agreed that the requested zones do make sense because it is laid out in the Comprehensive Plan for a long time. Wimborne agreed there are issues that need to be addressed as the developer moves forward with the project and encouraged the developer to think about the comments and concerns shared and take them into consideration as they develop the preliminary plat, including how traffic flows in and out, impact on surrounding area, what makes sense for people, neighborhood, and town. Wimborne stated that when the preliminary plat comes before the Commission, this Commission will take a good look at the issues as much as they can based on the zoning ordinances. Wimborne reiterated that the Comprehensive Plan has envisioned this piece and it make sense, and it is good to bring this parcel into the City. Wimborne indicated that parking is an issue at the Park and the City needs to expand its parks as the City grows. Morrison stated that this is the time when the developer needs to look at access and hopes they will take that into consideration. Hicks stated that traffic has been a problem at every meeting he has been to, and it is getting worse. Hicks explained that traffic is not an item that the Commission can solve based on the rules that the Commission is charged to live by. Hicks stated that they can do everything they Planning Commission Minutes November 9, 2021 Page 8 of 12 can to make sure the developer maximizes the use of the traffic patterns. Hicks complimented the developer on having a meeting with the neighbors. Hicks supports this application as submitted. Romankiw agrees with the Commissioners that traffic is a problem everywhere in town. Romankiw is concerned with the character of 25th Street as there are very few Boulevard type streets in this town and hopes they can maintain the character. Romankiw reminded the Commission that they are bound by law and the scope of their review of the issues is limited and all that is before the Commission is annexation and initial Zoning. Romankiw stated that annexation is a no brainer and initial zoning does comply with the policies in the Comprehensive Plan and the land use map. Dixon kept his remarks until after the vote. Hicks moved to recommend to the Mayor and City Council approval of the Annexation of 55.02 Acres in the NW ¼ Section of 29, T 2N, R38 E, with initial zoning of LC and R2, Morrison seconded the motion. Dixon called for roll call vote: Black, yes; Denney, yes; Romankiw, yes; Hicks, yes; Morrison, yes; Wimborne, yes. The motion passed unanimously. Dixon understands this neighborhood and has felt sorry for the people that live on Craig for decades because of the amount of traffic they get. Dixon has hoped that Jennie Lee would push through to 25th Street to stop traffic from cutting through Craig. Dixon stated that this is a unique property as it is near the center of things. Dixon indicated that infill is important especially for utilities. Dixon stated that infill usually is higher density, but he had hoped this property would develop into the high school, but the value of the property was too high for that. Dixon asked staff to forward the BMPO’s letter that he received to the rest of the Commissioners. Dixon stated that in the comprehensive plan higher density is on the edge of residential rather than the core, so the traffic generated doesn’t have to go past lower density. Dixon stated that this property is surrounded by streets that are designated for higher traffic flow. Dixon feels that this property developed as higher density or commercial is a good use for this location. Dixon thanked the public for the way they presented information. Dixon stated that City Council and the Mayor make the final decision and they hold the accountability. Dixon stated that if the Mayor and City council go forward with the application the next phase would be platting, streets, traffic study. Dixon told the developer that the townhouses to the north on Jennie Lee were mentioned and that developer buffered with a guest parking lot up against the existing residential. Dixon called a 10-minute recess. Dixon called the meeting back to order. 3. RZON 21-018: REZONE. Rezone from R3A, R2 and R1 to LC and R2. Dixon opened the public hearing. Applicant: Clint Boyle, Horrocks Engineers, 2194 Snake River Parkway, Idaho Falls, Idaho. Boyle indicated this application is a clean-up. Boyle stated that the subject properties have previously been annexed into the City and his clients have assembled all the property to do a master plan development for the area. Boyle showed where the different zonings of LC and R2 Planning Commission Minutes November 9, 2021 Page 9 of 12 and how those proposed rezones line up with the property that was previously annexed and zoned LC and R2. Foster presented the staff report, a part of the record. No one appeared in support or opposition. Dixon closed the public hearing. Romankiw moved to recommend to the Mayor and City Council approval of the Rezone from R3A, R2, R1 to LC, as proposed, Hicks seconded the motion. Dixon called for roll call vote: Black, yes; Denney, yes; Romankiw, yes; Hicks, yes; Morrison, yes; Wimborne, yes. The motion passed unanimously. 4. ANNX 21-017: ANNEXATION/INITIAL ZONING. Annexation of 12.146 Acres with initial zoning of R2. Dixon opened the public hearing. Applicant: Karen Lansing, Habitat for Humanity, 1954 N. Yellowstone Highway, Idaho Falls, Idaho. Lansing is the Director of Habitat for Humanity. Lansing indicated that they need property to build work force housing. Lansing indicated that Habitat only has 4 sites left to build on and without this property they will be out of business. Lansing read Habitat For Humanity’s Mission Statement. Lansing indicated that they are wanting to build a Community of Hope on the subject property. Lansing stated that in the 27 years they have completed 61 projects within this community. Lansing stated that they are the only contractor that is truly building affordable housing. Lansing indicated that the Habitat Homes were appraising at $125,000 one year ago, and the last home appraised at $245,000. Lansing stated that the Covid Pandemic created a lack of volunteers, but her core group has kept things going. Lansing stated that in 2021 they completed 4 projects. Lansing stated that Habitat is trying to increase density as they are running out of the opportunity to find build sites, and the price has increased from $22,000/lot to $75,000/lot. Lansing indicated that the Community of Hope is designed to be work force housing and they want to keep the inventory of affordable homes permanent, and they are considering a community land trust so that Habitat will stay involved and if someone wants to move out Habitat will purchase the home and put another family into that home, and they currently have first right of refusal in all of the Habitat Homes. Habitat never charges more than 30% of the monthly income for housing costs, and they have equity building at all levels. Lansing stated that they intend to build tiny homes on slab foundations, as well as attached units, and traditional single-family homes. Lansing stated that there is no more work force housing available in Idaho Falls, and entry level homes are well over $300,000. Lansing has over 50 families inquire about homes and have families chosen for the homes they have planned. Lansing stated that they don’t fit the CC&Rs for newer subdivision that requires homes to be 1500 square feet and 2 car garage, and the Habitat Homes are 2 bedroom, one bath with 1,000 square feet, which means they have to look in older parts of Idaho Falls for infill lots. Lansing indicated that they want support services int the community such as a meeting place for family/finance/etc. meetings. Lansing stated the subject property is contiguous to City property. Lansing tried to have a neighborhood meeting and personally contacted all adjacent property owners and only the Hess family showed up and no input from other property owners. Lansing Planning Commission Minutes November 9, 2021 Page 10 of 12 had many supporters with her. Lansing showed the property adjacent to the soccer fields on West Broadway. Hicks clarified that Habitat is building homes in accordance with City Code. Lansing agreed that they go through the same process as any other contractor, but they are smaller and not accepted in the newer subdivisions. Lansing added that they use volunteers and the homeowners help on things that don’t’ require specialized license. Foster presented the staff report, a part of the record. Dixon asked about the gray beyond the end of the soccer complex. Beutler indicated that it is LM which is the same as the airport. Beutler added that the property was acquired by the property to protect the airport and zoned LM and the current use is soccer field. Dixon asked if that use is allowed by the FAA next to the airport. Beutler stated that it depends on who you ask. Foster stated that the airport overlay protects the property more than the land use zoning designation. Support/Opposition: Stephen Hatch 2680 W 33rd North, Idaho Falls, Idaho. Hatch represents the sellers and is a neighbor to the property. Hatch shared stats about current housing climate. Hatch stated that last year his brother-in-law was looking for a home in the $125,000/range and after 2 months of searching they had to move him out of state as they couldn’t find anything in eastern Idaho. Hatch stated that as of September 2021 the average home price was $397,000. Hatch searched for properties under $150,000 and only found one property that included land, but was not a house, but rather a shed. Hatch feels that Habitat is going to fill a need that is happening in southeast Idaho. Hatch feels this is a landmark event for the community to fill a need. Tyler Perkins, Idaho Falls Rescue Mission, 840 Park Ave., Idaho Falls, Idaho. Perkins shared statistics from the area. Perkins’ job is to keep the homeless population down and move them into sustainable housing. Perkins stated that they have a recovery program and 98% of the people that graduate the program never go back to homelessness and get jobs, restore relationships, move into society, and start to give back. Perkins stated that since the inflation in pricing in the community, they are in an awkward spot where they cannot place them in housing and cannot find housing for them. Perkins stated that without this type of motion by the City they are creating more homelessness and the people who are working hard to get out of their situations cannot. Dixon closed the public hearing. Morrison supports this action and feels it is needed. Wimborne is in support. Dixon stated that many people volunteer for the community, and he appreciates the type of work that Habitat does and feels it is meaningful and changes peoples lives. Wimborne moved to recommend to the Mayor and City Council approval of the annexation of 12.146 acres of the E ½ of the SW ¼ of Section 15, T 2N, R 38 E, with initial zoning of LM, Black seconded the motion. Dixon called for roll call vote: Black, yes; Planning Commission Minutes November 9, 2021 Page 11 of 12 Denney, yes; Romankiw, yes; Hicks, yes; Morrison, yes; Wimborne, yes. The motion passed unanimously. Business: 5. PLAT 21-029: FINAL PLAT. Final Plat for AmeriGas Propane Division No. 1: Applicant: Rod Ellsworth, 253 1st Street, Idaho Falls, Idaho. Ellsworth is asking for a final plat of the proposed subdivision. Long presented the staff report, a part of the record. Black asked about Lot 1 not having access to Holmes. Long showed that Lot 1 is the bottom of the subdivision and will have access to the parcel to the south that has access. Dixon asked if they could have a lot that only has access through an unplatted lot that is not in the City. Long stated that because it is industrial the lots do not need access to the street. Black moved to recommend to the Mayor and City Council approval of the Final Plat for AmeriGas Propane Division No. 1, Morrison seconded the motion. Dixon called for roll call vote: Black, yes; Denney, yes; Romankiw, yes; Hicks, yes; Morrison, yes; Wimborne, yes. The motion passed unanimously. Miscellaneous. Dixon suggested having a retrospective on some of the items that have come through the Commission in the past and how they have developed so the Commission can see if they are seeing what they expected. Beutler asked for the Commissioners to submit properties in which they are interested. Next Meeting December 7, 2021. Dixon adjourned the meeting at approximately 9:40 p.m. Respectfully Submitted Beckie Thompson, Recorder Planning Commission Minutes November 9, 2021 Page 12 of 12