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Home My WebLink About09 05 2018 CMPlanning & Development Department PO Box 5604 – 5160 Yellowstone Avenue, Chubbuck, ID 83202 208.237.2430 – Fax 208.237.2409 www.CityofChubbuck.us Page 1 Memo To: City Council, Mayor England From: Devin Hillam, Planning & Development Director Date: August 15, 2018 Re: Land Use & Development Commission Recommendation of Approval for Rezone Background: At the 8/14/18 meeting following a public hearing, the Land Use & Development Commission unanimously recommended approval of the City of the Chubbuck’s rezone application for properties zoned Industrial (I) within the area shown below: Staff request: At a public hearing, review the record and the LUDC recommendation and approve the rezone by ordinance. Attachments: 1. LUDC Packet (Includes background material and facts, maps, analysis of review criteria) 2. Staff presentation (includes slideshow and depiction of how uses may be affected with a rezone to C-2) 3. LUDC Draft Minutes (to be transmitted once prepared) Planning & Development Department PO Box 5604 – 5160 Yellowstone Avenue, Chubbuck, ID 83202 208.237.2430 – Fax 208.237.2409 www.CityofChubbuck.us Page 1 To: Land Use & Development Commission From: Devin Hillam, Planning & Development Director Date: July 12, 2018 Re: August 14, 2018 Land Use & Development Commission Public Hearing Item for Change in Land Use District Designation (Rezone)- City of Chubbuck (Applicant) SUMMARY SHEET BACKGROUND: The City of Chubbuck proposes a Change in Land Use District Designation from Industrial (I) to Commercial General (C-2) for all lands which are zoned Industrial (I) which are located within the NE ¼ of Section 10, Township 6 South, Range 34 East of the Boise Meridian and which are located between the railroad tracks on the eastern boundary and Yellowstone Highway on the western boundary, and between East Chubbuck Road on the northern boundary and Interstate 86 on the southern boundary (FIGURE 1). On April 18, 2018, the City Council passed Resolution 2018-04 (Attachment #1) implementing a moratorium as defined in Idaho Code §67-6523 on Industrial (I) uses permitted within an area described as east of Hawthorne Road, west of the Union Pacific railroad tracks, south of Chubbuck Road, and north of Interstate 86, as well as Industrial Uses that are be conditionally permitted in other zones within that area. “ Industrial Uses” in the preceding sentence meant any use listed on the Schedule of Controls in Chubbuck Municipal Code § 18.08.040 as Permitted (P) in an Industrial Zone that is Conditionally Permitted (C) in a General Commercial (C-2) zone (Attachment #2). The moratorium was the result of several months of discussion between elected officials and city staff on the development potential within the area for a future urban commercial center of the City, the trending of the area towards commercial uses, and a finding that industrial uses within the subject area would likely be incompatible with, and pose a peril to, public health, safety, or welfare. With the area being near an existing interstate interchange, having existing sufficient municipal infrastructure, being centrally located in Chubbuck, and consisting of numerous under-developed tracts of land creating inefficient land uses, the Council desired to especially focus on the described area to create land use regulations which spur increased commercial and mixed use development in the city center. The area currently contains a hodgepodge of zoning and land uses, particularly near the railroad tracks, as shown on the current zoning map (Attachment #3). The current proposal to change the land use district is the first step in the process to create a small, specific geographic plan for the identified area, a plan which may include the creation of new zones and specific design and form standards for the area. If the change in land use district is approved, existing uses and structures which would otherwise not be permitted in a Commercial General zoning district would be considered nonconforming uses under chapter 18.24 of municipal code. Generally, the code would permit lawful uses and structures to remain but prohibit enlarging, expanding, extending, or further proliferation of industrial uses unless the same uses were permitted or conditionally permitted in the Commercial General zone; ordinary repairs and maintenance are permitted regardless. REQUEST: Review the proposal and information presented at the public hearing and make a recommendation of approval for the proposal to the City Council by motion. Attachment #1: LUDC Packet 2 FIGURE 1 Attachment #1: LUDC Packet 3 FACTS PETITIONER: City of Chubbuck Planning & Development Dept. P.O. Box 5604 Chubbuck, ID 83202 (208) 237-2430 CURRENT SITE CHARACTERISTICS & ZONING: CURRENT ZONING: Industrial (I) APPROXIMATE AREA: ~24 ac. consisting of multiple parcels and sites VIEWS: Generally visible from all directions TOPOGRAPHY: Relatively flat EXISTING STRUCTURES: Numerous structures, ranging from storage units, office space, parking areas, dwellings, and others. COMP PLAN DESIGNATION: Employment (Attachments #5 & 6) APPLICABLE LAWS AND PLANS: 1. Idaho Code a. §67-6511, Zoning Ordinance 2. Chubbuck Comprehensive Plan (as amended) 3. Chubbuck City Code a. Title 18, Land Use, specifically DECISION-MAKING CRITERIA #1: IC 67-6511- Zoning amendments to be in accordance with policies of the Comprehensive Plan Staff has reviewed the Comprehensive Plan (Available at https://cityofchubbuck.us/wp-content/uploads/2018/01/2002- Comprehensive-Plan.compressed.pdf) and finds the following table to contain applicable policies relating to the petition. Others may be identified through the decision-making process by the appointed and elected leadership and/or the public. GOAL OBJECTIVE POLICY STAFF COMMENTS LU 1: Direct urban growth to urban infill areas 1.2: Coordinate the provision of public services and infrastructure with proposed land use c. Take advantage of existing investment in infrastructure by encouraging infill and redevelopment projects The area between the railroad tracks (E) and Yellowstone Ave. (W) and East Chubbuck Road (N) and I- 86 (S) is ripe for infill and redevelopment. The area has sufficient city services and interchange access. The current Industrial zone minimizes incentives for commercial and residential redevelopment in the area. LU 3: Provide convenient commercial service locations and limit their adverse impacts on transportation systems, residents, and visual integrity. 3.2: General Commercial zoning should be located between communities or at a community center, at the intersections of principal arterials, or on Yellowstone Ave between Quinn Road and Siphon Road. b. Provide for access to the Yellowstone commercial corridor by alternative transportation modes from residential areas. The subject area is centrally located to the city. Additionally, Chubbuck Road was designed with bike lanes for significant portions and additional facilities are being planned to increase multimodal transportation to the subject area. Attachment #1: LUDC Packet 4 GOAL OBJECTIVE POLICY STAFF COMMENTS LU 4: Expand light manufacturing and industry location opportunities and require the environmental sensitivity of these firms 4.1: Zone appropriate areas for industrial and warehousing use a. Locate industrial zones in areas that are environmentally suitable In terms of the natural environment, staff has no concerns with these properties being zoned industrial. However, from a built environment perspective, with recent trends of redevelopment by ICCU and others along Yellowstone, industrial zoning is likely not compatible with trending built environments. LU 4: Expand light manufacturing and industry location opportunities and require the environmental sensitivity of these firms 4.1: Zone appropriate areas for industrial and warehousing use b. Locate industrial zones in proximity to necessary rail and highway access Without rail spurs in the area and with poor access onto Yellowstone Avenue, the subject area is not ideal for industrial uses. LU 4: Expand light manufacturing and industry location opportunities and require the environmental sensitivity of these firms 4.1: Zone appropriate areas for industrial and warehousing use c. Wholesaling and warehousing: Should not be located on main design corridors such as Yellowstone Avenue and Chubbuck Road, but on secondary design routes with truck access such as Burley Drive. While Burley Drive is identified as area where warehousing and wholesaling may occur and in fact, where numerous self-storage units have been built, the area would likely be better utilized for general commercial purposes given the city’s investment in this area in sewer, water, roads, and its proximity to an interchange, rather than for storage units and other industrial. LU 5: Encourage compatible land uses 5.1: Encourage a transition of land use from low-intensity land uses (i.e., residential, quasi-public public) to higher intensity land uses (i.e., commercial and industrial). Purposefully arranged land use transitions avoid conflicting uses while keeping distances between uses short enough to facilitate communications, transportation, and human activity between them. a. Adhere to land use designations on the Comprehensive Plan. Attachment #5 shows the future land use designations for the subject area. The Employment designation permits General Commercial zoning and Industrial zoning per Table 4-3 (Attachment #6) LU 5: Encourage compatible land uses 5.2: Encourage a mix of compatible uses in new neighborhoods and in redevelopment areas. b. Locate mixed-use areas along Yellowstone Avenue and in new neighborhoods The General Commercial zone would permit more compatible mixed uses in the area than does an Industrial zone. Attachment #1: LUDC Packet 5 #2: IC 67-6511- Zoning amendments to not result in demonstrable adverse impacts upon the delivery of services by any political subdivision providing public services, including school districts, within the planning jurisdiction. Staff does not anticipate any negative impacts upon the delivery of services to the City nor other political subdivisions providing services to the area. REPORT BY: Devin Hillam Planning & Development Director dhillam@cityofchubbuck.us (208) 237-2430 REPORT DATED: July 12, 2018 *This document is based solely upon evidence available at the time of the report. Additional information may be brought to light at or before the hearing. ATTACHMENTS: 1. Resolution 2018-04 2. Section 18.08.040: Schedule of General Controls; Land Uses by Districts 3. Current Zoning Map for the subject area 4. Future Land Use Map- Comprehensive Plan for subject area 5. Comprehensive Plan Table 4-3: Plan District- Zone District Conversion 6. Aerial Imagery of the Area Attachment #1: LUDC Packet Attachment #1 6/12/18 LUDC Meeting City of Chubbuck Rezone Request Page 1 of 2 Attachment #1 8/14/18 LUDC Meeting City of Chubbuck Rezone Request Page 1 of 2 Attachment #1: LUDC Packet Attachment #1 6/12/18 LUDC Meeting City of Chubbuck Rezone Request Page 2 of 2 Attachment #1 8/14/18 LUDC Meeting City of Chubbuck Rezone Request Page 2 of 2 Attachment #1: LUDC Packet Attachment #2 8/14/18 LUDC Meeting City of Chubbuck Rezone Request Page 1 of 6 Attachment #1: LUDC Packet Attachment #2 8/14/18 LUDC Meeting City of Chubbuck Rezone Request Page 2 of 6 Attachment #1: LUDC Packet Attachment #2 8/14/18 LUDC Meeting City of Chubbuck Rezone Request Page 3 of 6 Attachment #1: LUDC Packet Attachment #2 8/14/18 LUDC Meeting City of Chubbuck Rezone Request Page 4 of 6 Attachment #1: LUDC Packet Attachment #2 8/14/18 LUDC Meeting City of Chubbuck Rezone Request Page 5 of 6 Attachment #1: LUDC Packet Attachment #2 8/14/18 LUDC Meeting City of Chubbuck Rezone Request Page 6 of 6 Attachment #1: LUDC Packet Attachment#38/14/18LUDCMeetingCityofChubbuckRezoneRequestPage1of1SubjectareaforrezoningAttachment #1: LUDC Packet Attachment#48/14/18LUDCMeetingCityofChubbuckRezoneRequestPage1of1SubjectareaforrezoningAttachment #1: LUDC Packet Attachment #5 8/14/18 LUDC Meeting City of Chubbuck Rezone Request Page 1 of 1 Attachment #1: LUDC Packet Attachment#68/14/18LUDCMeetingCityofChubbuckRezoneRequestPage1of1Attachment #1: LUDC Packet Rezone application in the future downtown/commercial district 1 August 14, 2018 Attachment #2: LUDC Hearing Presentation Documents Old Economy Inexpensive place to do business was key Attracting companies was key A high-quality physical environment was a luxury People followed jobs New Economy Being rich in talent & ideas is the key Attracting educated people is key Physical & cultural amenities are key to attracting knowledge workers Talented, well-educated people choose location first, then look for jobs 2Attachment#2: LUDC Hearing Presentation Documents Old Economy Location mattered (transportation/raw materials) Success = Fixed competitive advantage Economic development was government-led Industrial sector focus New Economy Quality places with high quality of life matter most Success = organizations and individuals with ability to adapt Partnerships with business, government, & non-profits lead to change Sector diversity is desired and clustering of related sectors is targeted. 3 Attachment #2: LUDC Hearing Presentation Documents Principles for Enhancing Quality of Life Promote a vibrant downtown or commercial district Attract stores & services for daily needs to downtowns and residential neighborhoods Ensure wide range of housing is available in community Increase access to open space, parks, and recreation Preserve natural space in City and surrounding region Improve walking and biking facilities Maintain character and distinctive community assets Allow mix of land uses in appropriate locations Ensure compatibility of adjacent land uses 4 Attachment #2: LUDC Hearing Presentation Documents Regional Sustainable & Durable Economic Development is Based on Employers’ Ability to Recruit and Retain Employees 5 Attachment #2: LUDC Hearing Presentation Documents Supporting Businesses Supporting Quality of Life Supporting Workers 6 Attachment #2: LUDC Hearing Presentation Documents Build on existing strengths To find future downtown area: Interchange access Central location Existing municipal utilities Large employers Potential for infill/redevelopment Along PRT route 7 Attachment #2: LUDC Hearing Presentation Documents 8 Attachment #2: LUDC Hearing Presentation Documents 9 Attachment #2: LUDC Hearing Presentation Documents SmartGrowth Principles for Enhancing Quality of Life Promote a vibrant downtown or commercial district-Rezone & CDA property acquisition Attract stores & services for daily needs to downtowns and residential neighborhoods-Create downtown specific plan (Fall 2018-2019) Ensure wide range of housing is available in community-Already promote infill development, working on a new zone-mixed use zone. Increase access to open space, parks, and recreation-Completed a parks master plan, working to identify how to diversify parks/open space Preserve natural space in City and surrounding region-New mixed use zone incentivizes higher densities as a way to discourage sprawl and to keep ag lands open Improve walking and biking facilities-Working with Greenway Foundation, Fort Hall Irrigation Project, Pocatello, and others to identify opportunities for paths and bike lanes. Maintain character and distinctive community assets-Strategic Planning Process (complete 8/15) Allow mix of land uses in appropriate locations-Mixed Use Zone, PUD processes Ensure compatibility of adjacent land uses-New zone works to create appropriate mixed uses (residential to commercial, SFD to MFD, some industrial to others, when form/designs are aligned. 10 Attachment #2: LUDC Hearing Presentation Documents #createchubbuck 11 Attachment #2: LUDC Hearing Presentation Documents Next steps to creating the vibrant mixed use area 1.Rezoning 2.Subarea planning with stakeholders 1.Landowners 2.Public 3.Development professionals 4.Elected officials 5.Technical experts (Labor, Commerce, BDC, REDI, city staff, SICOG, Chamber, others) 3.Subarea plan that likely contains new, area specific zones and designs to create a Main Street on Chubbuck Road. Aim to make this area highly accessible by all modes of traffic 12 Attachment #2: LUDC Hearing Presentation Documents Parcel Webmap Source: Esri, DigitalGlobe, GeoEye, Earthstar Geographics, CNES/ Airbus DS, USDA, USGS, AeroGRID, IGN, and the GIS User Community Chubbuck Parcels Bannock County Parcels City_Limits_2017 Zoning_Land_Use <all other values> Agriculture (A) Dense Residential (R-4) General Commercial (C-2) Industrial (I) Limited Commercial (C-1) Limited Residential (R-2) Limited Residential - P (R-2P) Planned Unit Development (PUD) Single Family Residential (R-1) Unknown August 14, 2018 0 0.08 0.160.04 mi 0 0.1 0.20.05 km 1:3,311 Idaho Power | USDA FSA, DigitalGlobe, GeoEye | City of Chubbuck vacant storage building House N to C House N to C auto body P to P self-service storage P to C storage watchman's house house N to C office &storage P to P/P to C storage P to C vet clinic P to C storage yard P to P House N to C contractor/offices P to P daycare P to P storage P to C Attachment #2: LUDC Hearing Presentation Documents