HomeMy WebLinkAbout08.20.20 LUDC MinutesCHUBBUCK
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City of Chubbuck Land Use and Development Commission
Regular Meeting
August 20, 2020
7:00 PM
City Hall Council Chambers
5160 Yellowstone Avenue, Chubbuck, ID 83202
MINUTES
Board Members Present: Chair Jason Mendenhall, Mike Schwartz, Vice -Chair Dan Stoddard, Rebecca
Berls, Thais Ayre, Brady Smith, and TJ Budge. Staff Members Present: City Attorney Tom Holmes,
Planning Manager Don Matson, Community Planning and Economic Development Director Devin Hillam,
Planner Paul Andrus, Office Administrator Kami Morrison
Also joining via Zoom: Steven Frei, Ken Menlove, Riley Sorensen
Mendenhall called the meeting to order at 7:00pm
Mendenhall asked if any Commissioners had a conflict of interest with the items before the Board
tonight. Ayre recused herself from Public Hearing Item #1 and General Business Item #1. Smith recused
himself from General Business Item #1 and asked for consent to act as the representative on that item.
APPROVAL OF THE MINUTES: July 14, 2020
Mendenhall entertained a motion to approve the minutes as emailed. Smith moved the minutes of July
14, 2020 meeting be approved as emailed; Stoddard seconded. The full authority approved.
PUBLIC HEARING
An application for a Conditional Use Permit for a self-service storage facility with a
watchman's residence in a Limited Commercial (C-1) on approximately 3 acres of land.
Subject property is in the Northwest % of Section 9, Township 6 South, Range 34 East of the
Boise Meridian, Idaho, generally located at the South East corner of Philbin and West
Chubbuck Rd, Chubbuck, Idaho at approximately the 1200 block of West Chubbuck Rd. The
property is currently zoned Limited Commercial (C-1), Type of Action Land Use decision.
Ken Menlove, general contractor and engineer representing the applicant. Menlove stated the
Commission has seen this project before. The site plan has been revised and the zone change was
completed and is now in a Commercial zone. They changed the site to a 3 -acre site and moved the
access down off Hiram instead of an access off of Chubbuck. The facility will be a fortress style building
with decorative masonry block around the entire perimeter. Units will be blocked from street view.
Facility has a security gate accessed by key pad and hours will be controlled. Property will also have a
caretaker facility with someone living there full time watching over the facility. Units generate very little
traffic and light pollution. Storage units are very quiet, good neighbors, and provide a good service to
community. Facilities they build have sizes from 5x5 up to a 10x30. Nice to have them close to homes so
residents don't have to drive too far. Elevations have been revised. North elevation shows store front
windows, standing seam metal roofs, wood timber canopies, and the entire perimeter is set back and
fully landscaped. Will have a 10 foot wall and landscaping.
Holmes asked how far back the access on Hiram is from Chubbuck Road. Menlove stated that right now
it's showing about 70 feet but they can move it back as far as staff recommends. If it needs to line up
with the church drive approach it can be moved to there as well. Menlove said City Staff explained that
the City Engineer would determine how wide the road needs, any dedication required during platting
and where that access would need to be.
Beris asked how far the setback is on the south side. Menlove stated it is drawn as 20 feet which will
also be landscaped.
Andrus explained the applicant has met requirements and the Commission has seen the application
before. They completed the rezone a couple months ago. Most requirements for the site plan will be
addressed in design review.
Budge stated he appreciated the changes the applicant had made but still has concerns with the
aesthetics of the facility and character of it, given that it's surrounded by residential uses. Budge stated
he has concerns it will have the appearance of a compound of sorts because of the 10 foot wall. Budge
asked the applicant to explain more about the store front look.
Menlove explained the building will have split face and smooth face block, timber, stone, canopies, roofs
that pop up higher and steel canopies that go out over the windows. At night time when driving by you
can see inside and see lit up hallways with storage units inside. A lot of the units are climate controlled
so you can see inside to those units. The facade is similar to a retail building.
Mendenhall opened the public hearing.
No testimony.
Mendenhall closed the public hearing brining the meeting back to the Commission.
No rebuttal from applicant.
Mendenhall voiced that he does like the redesign and really likes the access being changed to the side
street instead of on Chubbuck Road —feels it is a good design for the area.
Berls stated the front looks much better but now has concerns with the south side adding that someday
there will probably be a school or something else there so that side should also should be lined with
evergreens per code, specifying that she would like to see trees along that area.
Schwartz asked if in the future with the 3 -acre restriction on storage units, if they, or someone else,
wanted to expand what those requirements would be. Andrus stated it would require the same process
of going through a CUP application. Schwartz clarified he was wanting to know if there are loopholes
that would allow that to happen in the future. Mendenhall stated any expansion or new facility by code
requires it to go through a CUP and back to the LUDC. Hillam added it would require a CUP again for
another one or an adjacent property. The CUP comes back to the LUDC and one of those items to look
at is compatibility with the surrounding neighborhood. If they didn't feel it was compatible because
there's already one there it would certainly be within their grounds to deny that.
Budge again express concerns about the aesthetics and compatibility but added that no one in the
neighborhood was expressing opposition so that probably says something as well.
Berls said if they decide to approve the application they would need to improve south section with
landscaping as well but added it's not great for neighborhood. She cited property values for nearby
homes explaining it is not the best fit. Berls said she has heard people talk saying they aren't excited
about it and don't want it but also added no one showed up to express those concerns.
Mendenhall pointed out that to the west is all commercial and across the street on the corner is now all
commercial as well (if Council approved last night). In the subdivision across the street, homes are all
facing side streets with no direct view or access onto Chubbuck Road. Unless they are looking out their
front door and looking south they wouldn't really see it. Mendenhall said with the number of
commercial properties around it he is inclined to be in favor of it.
Holmes provided an update on City Council saying they had to move the public hearing on the property
mentioned across the street. The applicant was tied up so the zone change will now be in September.
Holmes added to Berls point about landscaping, there's nothing in code to require that and what is
depicted on the south elevation would meet screening requirements.
Berls referenced 18.12.20 section (C), that if the surrounding neighborhoods are residential then they
need to have larger buffer and can reduce by 50% if it is landscaped. Across street and on the corner is
zoned residential so the 20 feet setback would still touch the eastern side of the PUD which is
considered residential.
Andrus explained the code goes on to list; except 1—can be reduced 50% by a solid wall, solid fence
minimal b feet tall, so the wall meets that requirement. Budge asked what will be between the wall and
property line. Andrus said the applicant has indicated they will landscaped that.
Berls apologized saying she misread the code but is still concerned about the south side and whoever
ends up there won't want a 10 foot brick wall to stare out and would like to have landscaping on that
side as a condition of approval.
Smith asked permission to ask the applicant about his thoughts on that landscaping. Menlove stated
they have no problem planting trees there and just didn't draw the trees on the elevation. He added he
was fine with that as a condition.
Budge asked for clarification on landscaping if it will be grass and trees orjust rock. Menlove stated they
will rely on City Staff to help with that. They were originally told Chubbuck puts storm water into buffer
areas so were planning on putting it in those areas but if they recommend sod or grass or gravel/rock
combo, they are okay with any of that. Sorensen added all their facilities except the one in St. George
always have grass and dark crushed lava rock along with curb, grass, trees and shrubbery and are open
to recommendations.
Mendenhall suggested a condition be to add in the trees but then to work with city staff on what is best
for landscaping.
Berls asked each Commissioner to voice where they stood on the application.
Smith stated that nothing is ever perfect and with the changes made, they have been very willing to do a
few things and have been delayed longer than they wanted. They have been very willing to try and
adhere to things the Commission has asked them to change. As a whole probably more positives than
negatives with what they are presenting.
Schwartz agreed with Smith. Adding he isn't thrilled but they have gone above and beyond to make
things work and he is impressed with that and they have gone above what has been required.
Stoddard stated he was in agreement as well. They have been willing to meet existing ordinances and
have been working within what is allowed. Can't ask for a more compliant application. They are willing
to work with whatever design review might give them. Stoddard added he thinks as a Commission they
are ready to move on it.
Mendenhall entertained a motion.
Stoddard moved to recommend approval of the Conditional Use Permit as presented. No second.
Motion dies.
Smith moved to approve the Conditional Use Permit for the storage project with the condition that
within the design review process that they adhere to landscaping to include trees along south boundary
line and the rest as presented. Stoddard, seconded.
With all Commission members understanding the motion theyvoted.
Roll Call Vote: Brady Smith, Yes; Dan Stoddard, Yes; Rebecca Berls, Yes; TJ Budge, Yes; Mike
Schwartz, Yes; Jason Mendenhall, Yes. Motion carried.
GENERAL BUSINESS
1. An application for a preliminary plat for the Alpine Crossing Subdivision, Division 1B.
Applicant proposes to subdivide 3.99 acres into 14 residential lots. Property is in the NW
of Section 9, Township 6 South, Range 34 East of the Boise Meridian, Idaho, generally
located west of Independence Avenue and south of Sawtooth Street, in Chubbuck, Idaho.
Current zoning designation on the property places it in the Limited Residential (R-2) land use
district. The Comprehensive Plan Future Land Use map designates this area as Mixed Use.
Application will be evaluated against standards found in municipal code section 17.12.100.
Type of Action: Recommendation.
Smith, recused from item, representing the applicant, 600 E. Oak RMES. Smith explained that the
phasing is a little confusing so wanted to clarify that for the Commission. About 6 months ago they were
before the Commission with Alpine Crossing Division 1A. It was generally located within the intersection
with lots spurring off. Since then, and due to some costs with offsite sewer, they decided mid -stream
that the phasing should be changed to a smaller footprint which is before the Commission tonight. Now
they have phase 1A and 1B. This will allow the client to access sewer within Sawtooth Street and supply
needed facilities for 14 lots and give them the starter phase without having to do all the other
improvements that may cost them some capital up front. Smith continued explaining it is the same
blueprint in terms of lot size and density and home type. They are just taking the perimeter and
reducing the footprint. Last time they had around 21 or 22 lots and this is 14 lots and they will still plan
on doing other phases as the project moves along. Project meets requirements of R-2 zone.
Berls asked when it will connect to Pinewood. Smith explained that SEICCA deals with government
funding and are on certain schedules. Funds have to be used by 2022, which seems a ways out but they
could be doing the next phase by fall of next year. A lot will depend on market demands. They have to
have a certain amount of homes built in order to use up the funding. Smith anticipated anywhere
between 12-24 months before it would connect. Berls asked for clarification on if funds had to be used
for entire area or per phase. Smith said they must use up funding per phase. They will have
appropriations dedicated to each phase as they move along. Their plan is to keep what they need to
within funding and market to builders as well. Next phase is the pinewood connection so will be in the
12-24 month cycle.
Matson had no additional information. Lots in this subdivision larger than neighboring lots. Basically re -
platting parts of phase 1. Future phases will also take care of secondary lot for storm water and
secondary irrigation.
Stoddard asked about the Redman lateral canal and if it will remain open from Hawthorne to Philbin.
Matson stated it will remain open and the city has tentative agreements with the irrigation company to
run trail along the canal. The Canal Company has a 35 foot easement along the back of the properties.
That would have to be worked out with property owners.
Smith clarified they will just be doing crossing applications in spots where it crosses. One on Galena
Street maybe and one shown on the master plan. In Park Meadows, the easement was defined and
they fenced to the easement, the rest stayed open for maintenance.
Stoddard asked what side the trail would be on. Matson said they aren't sure yet. Stoddard asked if the
easement would allow for public access or if each property owner would need to give approval. Smith
explained that the judgement call is left with Fort Hall. The way they have been dedicating it on the plat
is that it is "eligible" for trail access and the only condition is that it meets the agreed upon terms
between the City and Fort Hall.
Hillam added he has been working on the project with the Fort Hall Irrigation Project. As the plats
comes through the wording is it's an easement reserved for public recreation. Hillam said they've been
good about telling which side they want to see the trails on but they haven't let them know yet on the
Redman Canal. Stoddard asked if landowners would be surprised by a trail popping up. Hillam said they
shouldn't be. It's on all the plats and is a recorded document.
Budge said having reviewed the application materials and heard the testimony of the applicant and
staff, he moved to recommend approval of the preliminary plat as presented. Schwartz seconded.
Roll call vote: Budge, Yes; Schwartz, Yes; Stoddard, Yes; Berls, Yes; Mendenhall, Yes; Motion carried.
2. Discuss Recent Survey on Themes for Future Downtown Development
Matson presented results of a survey they conducted on social media which had 259 respondents. The
survey was aimed at getting input to help identify downtown and create interest in the area. And what
themes and what downtown should be called. Matson reviewed survey results for:
0 Historic Themes
Atmosphere and Experience Themes (all scored higher than everything on historic
themes)
Natural Themes
• Downtown Naming results and word cloud
Berls stated in her travels she had noticed places that were geared more towards nature and art, with
sculptures and paintings on buildings and trash cans which made the areas more vibrant. Berls felt that
adding little details like that helps a lot. Matson said the next survey going out soon will ask about
garbage cans.
Matson said the streetlight survey showed most people preferred a pole with two lights and two baskets
for flowers.
Budge asked what the process is moving forward. Matson stated they have had to revise the plan
slightly because of covid but things can still be done on the sidelines. They need to look at the aging of
the underground pipes in the area. Gage the status of market and get more public input and still plan to
hold Zoom meetings with stakeholder groups.
The Commission then briefly discussed having food trucks in the downtown area and other places to do
things. They also discussed the flea market and farmer's market on Chubbuck Road, both of which
Mendenhall said, have been successful with high attendance.
Mendenhall entertained a motion to adjourn; Stoddard made the motion. Berls seconded. All voted to
adjourn at 8:11pm.
ason Mendenhall, Chairperson
ers, City Clerk
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