Planning Commission

June 4, 2024 7:00 p.m. Planning Department City Annex Council Chambers MEMBERS PRESENT: Commissioners Glen Ogden, Kristi Brower, Forrest Ihler, Bill Scott, Arnold Cantu, Dale Storer MEMBERS ABSENT: Marsha McDaniel ALSO PRESENT: Assistant Planning Director Kerry Beutler, David Peterson Planner, Naysha Foster Planner, Jacob Beck, Esq, Assistant City Attorney, and interested citizens. CALL TO ORDER: Ogden called the meeting to order at 7:00 p.m. MINUTES: Cantu moved to accept the minutes of May 7, 2024, with minor corrections, Scott seconded the motion. The motion passed unanimously. Public Hearing: 1. PLAT24-022: PRELIMINARY PLAT for Peterson Place Habitat for Humanity. Ogden opened the public hearing. Applicant: Connor Erb, HLE, 101 South Park Ave., Idaho Falls, Idaho. Erb stated that this is the Preliminary Plat for Peterson Place Habitat for Humanity, consisting of a 11.2-acre lot near the airport and soccer fields, it is zoned R2. It will be split into 3 lots with lot 1 – 5.68 acres; Lot 2 - 2.5 acres; Lot 3 - 3.34 acres to be developed in phases. It will not be serviced by Broadway but will connect to Ernest Drive in two places on the south and north, with those two connections being developed as needed and Ernest Drive developed as the phases move on. It meets all requirements for easements, setbacks, and other requirements for the area. Long presented the staff report, a part of the record. Ogden asked about Ernest Road stopping part way up lot 1 and will lot 2 and 3 be delayed until Ernest is developed. Long stated that the developer will develop Ernest Road for lots 2 and 3. Beutler stated that the timing of Ernest will depend on who needs it first whether the City needs it for future development of the park property or developer needs it to finish phases. Scott asked if the intent is to have Ernest Drive continue up to the subdivision. Storer asked if the property to the north has been annexed. Long indicated that north is part City, the property on the west is not annexed into the City. Storer asked which side Ernest Drive is located. Long stated that Ernest comes along the City property. Ogden stated that if it is not annexed directly east along Broadway does it need to be annexed. Long stated that the grey is I&M zone, and it is annexed. Ogden asked the public to state name and address, and asked if the public maintain decorum, no low rumble comments, no clapping, etc. Ogden clarified that they cannot answer questions as part of public comment but welcomed comment on the proposals. Support/Opposition: Sherri Clark, 1644 N. Marchesa Drive, Idaho Falls, ID Clark doesn’t see putting apartments in this area, as they are not close to anything other than single family homes, and there is no reason to put apartments there. Clark stated right now it is farmland and she doesn’t see a plan from the builders or the developers. If there is no plan, then they can put anything in there. Clark is concerned that it will impact Silver Leaf because it will connect from Ernest Drive to Silver Leave eventually. Clark is concerned that there will be people coming through the Silver Leaf homes to get out, instead of taking Ernest down to Broadway. Planning Commission Minutes June 4, 2024 Page 1 of 5 Ogden clarified that this is just to divide the property into 3 parcels and then a PUD in the next business item. Applicant: Connor Erb. HLE 101 S. Park Ave, Idaho Falls, Idaho. Erb stated they will address more detail in the PUD hearing. Ogden closed the public hearing. Brower has no concerns. Storer feels its straightforward Brower moved to approve the Preliminary Plat for Peterson Habitat for Humanity as presented, Storer seconded the motion. Ogden called for roll call vote: Brower, yes; Scott, yes; Ihler, yes; Ogden, yes; Cantu, yes; Storer, yes. The motion passed unanimously. Browe moved to approve the Reasoned Statement of Relevant Criteria and Standards, Ihler seconded the motion. Ogden called for roll call vote: Brower, yes; Scott, yes; Ihler, yes; Ogden, yes; Cantu, yes; Storer, yes. The motion passed unanimously. 2. PUD 24-003: PLANNED UNIT DEVELOPMENT for Peterson Habitat for Humanity. Ogden opened the public hearing. Applicant: Connor Erb, HLE 101 South Park Ave, Idaho Falls, Idaho. Erb presented the PUD for Peterson Place Habitat for Humanity Project. 5.52-acre lot originally and has been reduced to 1.44 acres with the introduction of a roundabout that will be developed as needed within the project. The project will be a single-family unit, multifamily community development. The project will have various open spaces and open areas with surrounding houses around central gardens and amenities. The entire development will have 72 total units for individual family units with a density of 6.83 units per acre in phases 1, 2, and 3 developed in phases. The first phase will develop 30 units, the 2nd phase will develop 21 units and the third phase will develop 22 units, with one of the units being exclusively a management house. The amenities required have 9 pergolas inside centralized gardens that are within circular pocket neighborhoods. There will also be an environmentally controlled shop to be used after construction is completed, and the use will be determined by the community members and Habitat for Humanity and the resources they need to put into that shop. The Club House will be at the existing farmhouse for meetings, etc. All roads contained within the property are private including a section called Walter’s Way. There are utilities developed inside the project including water, sewer, and pressurized irrigation system. The water to irrigate will be pulled from the Swanson Lateral with the water rights on the property. Landscaping requirements for PUD are 25% has to be acceptable non buffer, non- drainage landscaping, and this project has 33% landscaping. They are addressing any comments from the City and working on those. They will have trees throughout the project with 200 trees. Scott asked about a community shop and what it is and what it will be used for. Erb stated that they have discussions about being a workshop and possibly a day care facility. It will not be a store. Storer asked about the shop and is there any intent to use it for a commercial purpose. Erb stated that Habitat for Humanity will manage it, and it is not meant for selling things, but it is still under discussion as to what will be happening within the shop. Storer wants to maintain and comply with the R2 zone. Long presented the staff report, a part of the record. Scott asked about the access from Ernest to Broadway and what would be the advantage of going through a subdivision instead of going to Broadway. Long stated that Silver Leaf preliminary plat shows connection to Ernest Drive going through to Broadway. Ihler asked what the advantage to go to Silver Leaf instead of out to Broadway. Long stated that connections are important, but it would depend on where you were headed. Ihler stated that people in Silver Leaf might take advantage of Ernest rather than people in Ernest going through Silver Leaf. Planning Commission Minutes June 4, 2024 Page 2 of 5 Support/Opposition: Sheri Clark, 1644 N. Marchesa Drive., Idaho Falls, Idaho. Clark doesn’t like this because she lives in Silver Leaf, and they don’t have enough schools, and she understands that Planning can’t discuss schools. This looks good, but if you have 4 children and a two-parent home and put that into the housing development, you will have 438 people in a small space. Clark asked if there are apartments or if they are all individual homes. Karen Lansing, Director Habitat for Humanity, 395 E 14th Street, Idaho Falls, ID. Habitat for Humanity doesn’t build apartments here in Idaho Falls. These will be single family units with a few twin homes and duplexes spaced throughout the community to get a few more homes. Habitat builds for low to middle income families and the payment is adjusted so they are not house burdened with payments. The Housing situation requires that they make new and improved projects to take care of the increased need, and this will help 72 families in Idaho Falls that wouldn’t be able to purchase housing any other way. Applicant: Connor Erb, HLE, 101 S. Park, Idaho Falls, Idaho. The intent is to not make apartments. At one point there were discussions about other housing, and Habitat for Humanity was resistant to multi-families in one building. Habitat does not want high density. They want to assure that aesthetics is in mind well beyond densifying the area. Erb stated that each building has its own address, own entrance, and they intend to make individual houses of varying sizes. Randy Hubbard 1059 Redwood Street, Idaho Falls, Idaho. Head of Construction for Habitat For Humanity. Hubbard is planning to make Craftsman style homes. They are dressed up nicely and they want to stay consistent and make a nice subdivision. The Craftsmen Homes were built in 1890 – 1940. The home on the property was a Sears and Craftsmen House, and it was built in 1920 and they intend to rehab the home on the property to its old self and carry that theme throughout the subdivision. It will give the owners a sense of pride. Ogden closed the public hearing. Ihler stated that he likes this project, and this hasn’t been seen in the City for a long time. Ihler stated that historically you first started to see Bungalow Courts in California with the Craftsman Style was built in LA in the 1920’s. This is a great solution and doesn’t isolate people. They still get parking, own sense of ownership and the lot is utilized efficiently. Ihler wants to see more like this in Idaho Falls for all price ranges. Ihler would like the City to push ideas of Bungalow Courts to other developers. Ihler stated that as the City grows this will fill in nicely in this area. Storer agrees with Ihler. Storer stated that if you are tracking what is happening with the housing market the days of having a big building low-income housing are disappearing, and the effort made to meet the need is commendable. The market is moving away from affordable housing. This maintains the character of single- family homes and the City needs to encourage this type of housing development. Scott agreed with Ihler and Storer. Scott feels this is a positive project. Scott asked if the Sears and Craftsman house came on a train as they are sought after. Scott asked Lansing about the typical occupancy of this project. Lansing stated that typical housing is two parents, two children, and the smaller cottages could be single parent with one child, or senior citizen. Lansing gets requests for single individuals that need help, and they can now integrate those needs into this development. Ogden is excited for this project and feels it fits well and appreciates that they have stayed away from apartments. Scott moved to recommend to the Mayor and City Council approval of the PUD for Peterson Habitat For Humanity. Storer seconded the motion. Ogden called for roll call vote: Brower, yes; Scott, yes; Ihler, yes; Ogden, yes; Cantu, yes; Storer, yes. The motion passed unanimously. Planning Commission Minutes June 4, 2024 Page 3 of 5 Business: 3. PLAT 24-015: FINAL PLAT for Sentinel. Applicant: Gilmore Jenkins, HLE, 101 South Park Ave, Idaho Falls, Idaho. Jenkins stated that the action is to recommend the final plat of Sentinel Subdivision that is located off Pancheri and Yellowstone. This was an industrial lot, and the existing industrial building has been demolished and the steel frame was relocated. This was rezoned to HC and today they are presenting a final plat to split it into two buildable lots. They want to have a larger lot to the north that will abut the Candlewood Hotel, and the planned use for that lot is for another hotel. The lower lot that extends to Yellowstone will be developed in the future with no definitive plans. The lots do not have frontage to Pancheri. They will continue to have access through the access easements to Pancheri, and whatever development happens the access will be improved to handle traffic. Ogden asked and Beutler agreed that this is currently within a redevelopment district through the Redevelopment Agency of Idaho Falls. Ogden stated that this accomplishes some of the purposes for the redevelopment district to bring up the value and help with infrastructure. Beutler agreed that the plat is necessary to accommodate the redevelopment of the property. Jenkins stated that there is a hotel in the works, and they will submit it to staff to ensure it meets every ordinance is met. Peterson presented the staff report, a part of the record. Scott asked if there is intention to have anything dedicated or will it all be private access. Peterson stated that the easements will have to be recorded with the plat before anything can be developed. Scott asked and Petrson confirmed that the Fire Chief will have input. Ihler asked if the access easement that goes to Pancheri, is the driveway for Nugget CBD. Peterson stated that it is between the hotel and Nugget CBD. Ihler asked if it will be enhanced. Peterson stated that it will be upgraded to a more standard access. Storer is concerned about the access to Pancheri. Storer stated that there will be requirements for the access to be improved, but why are they not seeing any access requirement coming in as part of the approval of the final plat. Storer is uncomfortable with seeing a motel moving forward with no access. Peterson stated that the motel is not going forward yet, just the plat, and that designates the legal boundary of the lot. The hotel can’t go forward until the access is defined. Peterson stated that the concerns are valid and are being closely looked at by City Engineer, Fire, and Survey. The plat and defining the legal boundaries of the lot is not required, pursuant to the Subdivision Ordinance to have frontage. Storer feels like it is time to change the Subdivision Ordinance. Cantu and Brower feel it is straight forward and any issues will be addressed. Ihler stated that as they move through with the redevelopment district that lasts 20 years, he is sure it will flow nicely as it develops, and this is a piece to the puzzle to make the area more attractive. Cantu moved to recommend to the Mayor and City Council approval of the Final Plat for Sentinel. Brower seconded the motion. Ogden called for roll call vote: Brower, yes; Scott, yes; Ihler, yes; Ogden, yes; Cantu, yes; Storer, yes. The motion passed unanimously 4.PLAT 24-017: Replat of Fanning Park Division No. 1, Lots 1-5. Applicant: TJ Togiai, Connect Engineering, 2295 N. Yellowstone Highway, Idaho Falls, Idaho. They are replating Fanning Park Division No. 1 from 5 lots to 2 lots. It is currently zoned R3. The size is .392 acres and vacant. There will be access off of Fanning with cross access easement that goes through the plat. There is a public utility easement as shown. Utilities will come from the south off Fanning. Planning Commission Minutes June 4, 2024 Page 4 of 5 Foster presented the staff report, a part of the record. Scott thinks it is time for the property to be developed and wants it to go forward. Scott Moved to recommend to the Mayor and City Council approval of the Replat for Fanning Park Division No. 1, Lots 1-5. Ihler seconded the motion. Ogden called for roll call vote: Brower, yes; Scott, yes; Ihler, yes; Ogden, yes; Cantu, yes; Storer, yes. Motion passed unanimously. Misc. Historic Preservation. Long stated that one of her roles in the planning department is being the staff liaison for the Historic Preservation Commission. The position is Mayor appointed volunteer board. One of the roles that they have is they look at historic preservation throughout the City. A project they are working on is a historic preservation plan and the plan is a vision for the community and what the next 10 years might look like. They have received grant money and have hired a consultant to help write the plan. They are starting public outreach with a survey. The Historic Preservation Plan wants to discuss affordable housing. The National Historic preservation is also studying affordable housing. Long is hoping the Planning Commission can take the survey and that preservation does play into affordable housing. Long stated that the downtown and neighborhoods have had a lot of historic preservation. Anything from 1974 back, is historic (50 years old). They need to think about the entire City and determine what needs to be saved. Long stated they will be reaching out to a lot of different groups. They are hoping to have the plan drafted by the Fall and adopted by City Council in 2025. Scott asked if a historic preservation project puts limitations on what kind of work can be done on the properties. Long stated that some communities have historic neighborhoods with guidelines, but she doesn’t feel that Idaho Falls will be going that direction. They are focusing on education, and how to keep the houses historic. It’s a challenge to find harmony between finding new and old. Ogden stated that his house is built in 1954 and he doesn’t want to be precluded from doing things. Adjourned at 8:10p.m. Respectfully Submitted Beckie Thompson, Recorder Planning Commission Minutes June 4, 2024 Page 5 of 5