Planning Commission

October 1, 2024 7:00 p.m. Planning Department City Annex Council Chambers MEMBERS PRESENT: Commissioners Glen Ogden, Dale Storer, Bill Scott, Forrest Ihler. MEMBERS ABSENT: Marsha McDaniel, Arnold Cantu. ALSO PRESENT: Assistant Planning Director Kerry Beutler, David Peterson Planner, Naysha Foster, Caitlin Long Planner, Michael Kirkham, Esq, City Attorney, and interested citizens. CALL TO ORDER: Ogden called the meeting to order at 7:00 p.m. MINUTES: Ihler moved to accept the minutes of September 3, 2024, Scott seconded the motion. The motion passed unanimously. Public Hearing: 1. ANX 24-010: ANNEXATION AND INITIAL ZONING OF I&M. Ogden opened the public hearing. Applicant: Kurt Roland, Eagle Rock Engineering, 1331 Fremont Ave. Idaho Falls, Idaho. Roland stated that this is 18.86 acres near Anheuser Bush, and they are asking for annexation with the initial zone of I&M. Storer asked where the water and sewer will be provided to the property. Roland indicated down 15th West. Long presented the staff report, a part of the record. Ogden confirmed that the property owner and homeowner are not the same. Storer asked if water and sewer were in the vicinity. Long indicted they are close and will be addressed within the development agreement. Support/Opposition: Tom Seamons, 5915 South 15th West, Idaho Falls, Idaho. His property is adjacent to the property with the horseshoe driveway to the South. Seamons stated that the water could be a problem, as this property is owned by Sawyer Corp - Coca Cola, and in doing research online he has found that the Sawyer Corporation built a facility in Colorado Springs and put in a building spanning 3.3 acres with 140 employees and that maybe what they are planning that for this site. Seamons stated that the bottling facility has problems with water as they use a lot of water, because it takes 1.57 liters to make 1 liter bottle of product. If the City doesn’t have enough water at this point, a facility like this could be a problem. Sawyer Corp is a Chinese investment company and if the City doesn’t have the water to facilitate what they are building, then it would be difficult to get approval for drawing water from the aquifer at this point in time given the agricultural concern over water. Seamons stated that to get enough water to run a facility that size needs to be answered. Seamons stated that in Mexico they built a bottling facility that had to be shut down because they depleted the aquifer to the point that the City didn’t have water. Seamons wants that looked into when they find out what the plan is for the property. Seamons stated that they have not been good neighbors. It has been a weed patch filled with gophers. Seamons stated that he does have irrigation water that goes along the east and south side of the property and a ditch that runs through there and he wants that taken care of during the planning process. Seamons stated that if that facility is open 24 hours a day it will create a lot of noise, and he is not excited about having Coca Cola distribution next door to him. Long stated that there is an 18” water line and a 20” sewer are right in front of the property and in S 15th West. Storer asked if a line that size can service a large facility. Ogden stated that this is a zoning and annexation of the property. Planning Commission Minutes October 1, 2024 Page 1 of 4 Seamons stated that previously there was property to be developed to the south and they were told that the sewer line going to the Budweiser plant was private and they couldn’t hook on, so they backed away from development, as they were under the impression that sewer and water was going to be brought in by Air Gas for that property. Seamons feels there is conflict in information as he understood there was water, but not sewer as the sewer was privately owned by Budweiser. Ogden closed the public hearing. Ihler stated that the public comment is concerning and right now they are only looking at a zoning issue and that is the freedom that the planning commission has, and he has always seen this area as an up-and-coming industrial area. It fits the comprehensive plan and is contingent to I&M. Ihler stated that if there are concerns those will be addressed in the appropriate meetings. Storer is pleased to see the property being zoned concurrently with the annexation as that makes a difference in terms of being able to control what goes in the property. Storer stated that if you annex unzoned you are rolling the dice. Scott stated that he feels it is straight forward for this meeting for annexation and zoning and it fits the comprehensive plan. Ogden stated that there will be more insight and another chance to discuss. Ogden would not feel comfortable in suggesting another zone in this area. Scott moved to approve the recommend to the Mayor and City Council approval of the Annexation of 18.866 acres of the N ½ of the SW ¼ of Sec 1, T 1 N, R 37 E, with initial zoning of I&M. Storer seconded the motion. Ogden called for roll call vote: Storer, yes; Ihler, yes; Ogden, yes; Scott, yes. The motion passed unanimously. 2. ANNX 24-011: ANNEXATION AND INITIAL ZONING OF LC. Ogden opened the public hearing. Applicant: Kurt Roland, Eagle Rock Engineering, 1331 Fremont Ave., Idaho Falls, Idaho. Roland stated that this is on Ball Ventures ground and when they were designing, they found out Ball Ventures wanted to join, and they needed this piece for development. This property is between Jackson Hole Junction and Mountain America Center. Ogden asked if this is owned or purchased from Ball. Roland confirmed that Ball Ventures owns the property, but they need this annexation piece to do their project. Ihler confirmed that this is more of a housekeeping item. Foster presented the staff report, a part of the record. Storer stated that the intent is to leave the existing airport overlay zone in place. Storer stated that when the motion is made the motion needs to include the airport overlay. No one appeared in Support/Opposition. Ogden closed the public hearing. Storer moved to recommend to the Mayor and City Council approval of the Annexation of 0.503 acres beginning at the Center of ¼ of Section 26 T 2 N R 37 E, with initial zoning of LC and limited development airport overlay, Ihler seconded the motion. Ogden called for roll call vote Storer, yes; Ihler, yes; Ogden, yes; Scott, yes. The motion passed unanimously. 3. RZN 24-009: REZONE FROM R3A to LC for JUNIPER HILLS PLAZA. LOT 3, BLOCK 1, JUNIPER HILLS PLAZA. Planning Commission Minutes October 1, 2024 Page 2 of 4 Ogden opened the public hearing. Applicant: Angeline Hugh, Hawkins Company LLC. 1260 E 17th Street, Idaho Falls, Idaho. Hugh gave a company overview for Hawkins Company, LLC. They have developed of many projects in many states. Hawkins stated that the SW Corner of 17th Street and Jefferson and is 1.02 acres. The property is zoned R3A with PT Overlay, and the LC rezone aligns with the City of Idaho Falls Plans for sustainable growth. Hugh believes that LC would be a good fit for this parcel, and they request the rezone as presented. Ogden asked if the neighbor to the east is Natural Grocers, and south is medical office. Hugh confirmed that is the correct area. Foster presented the staff report, a part of the record. Ogden asked what is allowed by moving to LC that is not allowed in R3A. Foster stated that Table 11-2-2 shows that LC allows more of a commercial use where the R3A is primarily high density residential and allows small scale professional businesses. Ogden asked about Whole Foods. Beutler stated that R3A allows for retail and office, and LC would expand that to most commercial uses. No one appeared in Support/Opposition. Ogden closed the public hearing. Ihler moved to recommend to the Mayor and City Council approval of the rezone from R3A with Planned Transition Overlay to LC with Planned Transition Overlay. Scott seconded the motion. Ogden called for roll call vote: Storer, yes; Ihler, yes; Ogden, yes; Scott, yes. The motion passed unanimously. Business: 4. PLT 24-038: FINAL PLAT FOR ASPEN MEADOWS DIVISION NO. 1. Applicant: Gilmore Jenkins, HLE, 101 South Park Ave., Idaho Falls, Idaho. Gilmore stated that this is the first division of Aspen Meadows subdivision. This preliminary plat was approved earlier this year and the rezone to LC. This property is located off of 5th E and 65thN. The plat will have 3 lots 2 buildable, 1 pond lot. The utilities are nearby and available. The Teton Vue Estates has been under construction, and they are close to getting their installation testing done that runs down 5th E and so there is existing water main across the frontage that will be tested and accepted by the City. Sewer is in Teton Vue Estates and planned extension. The developer is aware that if they begin development before Falcon Crest, they will have to serve sewer utility. The road coming is a 70’ road right of way. They will provide adequate means to get in and out of the development. Peterson presented the staff report, a part of the record. Scott asked about the canal that is in the right of way. Peterson stated that the Anderson Canal is along the northern portion. Peterson stated that the odd lot is being worked out with Public Works to make sure it functions property. Storer moved to recommend to the Mayor and City Council approval of the Final Plat for Aspen Meadows Division No. 1, Ihler seconded the motion. Ogden called for roll call vote: Storer, yes; Ihler, yes; Ogden, yes; Scott, yes. Motion passed unanimously. 5. PLT 24-039: FINAL PLAT FOR ALTURAS PARK. Applicant: Travis Payne, Connect Engineering 2295 N. Yellowstone Highway, Idaho Falls, Idaho. Corner of Woodruff and John Adams Parkway to take one lot and split into two lots. It is 6.62 acres and is currently in the LC Zone and the northwest corner needs to be split off and sold to another owner. Ihler clarified that it is northeast, not northwest. Ihler confirmed that it is an entrance onto Woodruff. Payne stated that there is a cross-access easement that goes between all 3 lots. Planning Commission Minutes October 1, 2024 Page 3 of 4 Storer noted that the staff recommends that the name of the subdivision be changed but that is not part of the proposal. Payne stated that they will change the name when it goes to Council. Payne stated that where it is a replat it needs to be changed to a replat, not a final plat. Payne confirmed that they will change the name to name it replat. Storer asked if they do not name the plat now, does that require an amendment in the future to rename it. Kirkham stated that if they were gong to approve the final plat it would require a rename, but since it is a recommendation to Council, Planning and Zoning can recommend to Council to accept the final plat, but if they approve the plat as presented, with the condition that Council approve if the plat document reflects that it is a replat to get the clarity. Storer is concerned to approve a plat without a name. Kirkham suggested asking the applicant to what the name will be, and they can condition the motion that way. Beutler clarified that the concern is not that it is a replat, but that Alturas Park already exists, and staff is asking for a unique name that is not similar to one that exists within the City. Beutler suggested conditioning the recommendation that staff work with applicant to find a unique name. Kirkham clarified that Alturas Park is already a name of a subdivision in the City. Beutler stated that there are a lot of subdivisions in the City, so they need to make a recommendation to work together with staff to solve that problem. Peterson presented the staff report, a part of the record. Scott asked about the grass strip along Woodruff is it within the private ownership. Peterson stated that the berm and grass will need to remain in place, and if they are modified, they have to meet current code. Ihler appreciates taking parking lots that are not being used and focusing on parts of the City that are developed and looking to see what else can be put in this parking lot instead of developing on the outskirts. This area needs reinvestment as it is aging. Ihler would like to see more developments like this. Ogden feels a Chipotle would fit good there. Scott moved to recommend to the Mayor and City Council approval of the Final Plat for previously named Alturas Park with the condition that it is renamed prior to going to City Council. Ihler seconded the motion. Ogden called for roll call vote: Storer, yes; Ihler, yes; Ogden, yes; Scott, yes. Motion passed unanimously. 6. PLT 24-038: FINAL PLAT FOR LB DEVELOPMENT DIVISION NO. 1. Applicant: Aaron O’Connor RPI Construction 3522 Briar Creek, Idaho Falls, Idaho. They have a township lot 50’ wide 140’ deep with a twin home and they need to split the lot down the center. Peterson presented the staff report, a part of the record. Ihler likes infill and feels it is great for the City. He has no problem with this development, as other neighborhoods in TN they were originally selling lots that were 25’ wide. Ihler lives on 10th Street, and his lot is 50’ and that is how TN neighborhoods are made. TN is doing its job for infill. Ihler moved to recommend to the Mayor and City Council approval of the Final Plat for LB Development Division No. 1., Storer seconded the motion. Ogden called for roll call vote: Storer, yes; Ihler, yes; Ogden, yes; Scott, yes. Motion passed unanimously. November’s meeting is the 12th due to election day on the 4th. Adjourned at 8:00 p.m. Respectfully Submitted Beckie Thompson, Recorder Planning Commission Minutes October 1, 2024 Page 4 of 4