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HomeMy WebLinkAboutPH#2 Conditional Use PermitCHUBBUCK Community Services Department Planning Services Division 290 E Linden Avenue, Chubbuck, ID 83202 208.237.2430 — Fax 208.237.2409 www.CityofChubbuck.us APPLICATION FOR A CONDITIONAL USE PERMIT FOR A DUPLEX IN A LIMITED COMMERCIAL (C-1) ZONE CITY OF CHUBBUCK LAND USE AND DEVELOPMENT COMMISSION REGULAR MEETING ON SEPTEMBER 13, 2022 SUMMARY DESCRIPTION: An application for a Conditional Use Permit for a duplex in a Limited Commercial (C-1) zone on approximately 1.09 acres of land. Subject property is located at 345 W Siphon Rd, Chubbuck, Idaho. The application will be reviewed against criteria in section 18.28.020.C.5 of City Code. Type of Action: Decision. STAFF FINDINGS: After reviewing the application and related materials, staff finds that it meets the standards established by the City for a Conditional Use Permit (CUP). • Duplexes are conditionally permitted in the Limited Commercial (C-1) zone. • A change to the Limited Residential (R-2) zone is proposed for the site, but a CUP is required for a duplex in either zone. The existing building has a legal accessory dwelling unit (ADU) in the basement. Defined as a duplex the home would not have the requirement of owner occupation. There is no planned change to the site or the exterior of the building so it does not require Design Review Committee action. Staff recommends approval without conditions. There is no change to the character of the neighborhood and no effect on surrounding properties. FACTS BACKGROUND: The property owner, Mr. Cervantes Campos, fulfilled the requirements to create an ADU in the basement in 2021, including receiving signatures from neighbors to waive requirements for a CUP and making no change to the appearance of the home from the street. Per ADU requirements he has lived on site. A CUP for a duplex will allow the owner to live elsewhere if he so choses. TYPE OF COMMISSION ACTION: Quasi -Judicial (Subject to appeal; decisions must be supported by the evidence and by applying law to the facts; decisions shall be based on the criteria and standards for approval per section 18.28.020.C.5 of City Code). The Commission may approve with or without conditions, may table a decision, or may deny the application. APPLICANT AND OWNER: Jose Andres Cervantes Campos 345 W Siphon Rd Chubbuck,ID 83202 LOCATION: The site address is 345 W Siphon Rd, between Stuart Avenue and Eve Street. The site comprises Bannock County parcel number RCCPCO23800. REFERENCE MAP: SITE CHARACTERISTICS & ZONING CURRENT ZONING: Limited Commercial (C-1) PROJECT SIZE: ±1.09 acres VIEWS: Generally visible from all directions TOPOGRAPHY: Generally flat EXISTING STRUCTURES: House and shop buildings SURROUNDING LAND USES AND ZONING RECENT TRAFFIC COUNTS ON SIPHON RD: West of Hawthorne Rd; 2021, 1,670/day East of Eden St; 2020, 5,231/day 2021, 3,628/day NORTH: Single-family homes on large lots, >1 acre; Single Family Residential (R-1) zone EAST: Single-family homes on large lots, >'/Z acre; Limited Residential (R-2) zone SOUTH: Agriculture/pasture lots; Limited Residential (R-2) zone WEST: Single-family and twin home subdivision; Limited Residential (R-2) zone CHUBBUCK 1 0 R H 0 290 E Linden Avenue, Chubbuck, ID 83202 208.237.2430 — Fax 208.237.2409 www.CityofChubbuck.us SERVICES: ACCESS STREET: Siphon Road EMERGENCY SERVICES: City of Chubbuck CULINARY WATER SERVICE: City of Chubbuck, water main under Siphon Road SEWAGE DISPOSAL: City of Chubbuck, sewer main at rear of property PRESSURIZED IRRIGATION: Property has surface water rights through Fort Hall Irrigation PROCESS PROCEDURES: 1. In accordance with City Code 18.28.020 and the current fee resolution, a complete petition and fees for a Conditional Use Permit were filed with the City at least 29 days prior to the public hearing and which contained the appropriate documents. 2. In accordance with City Code 18.28.020, the application is scheduled to be heard at a Regular Meeting of the Land Use and Development Commission at a public hearing. 3. In accordance with City Code 18.28.020 and Idaho Statute §67-6512, notice of the public hearing was provided as follows: a. Publication in the Idaho State Journal at least 15 days prior to the hearing; b. Notice posted on the premises at least 7 days prior to the hearing; c. Mailing to owners of property within a 300 ft. radius of the site at least 7 days prior to the hearing; and d. Notices posted prominently at the City office and website at least 10 days prior to the hearing. 4. The hearing will be conducted in accordance with procedures established by City Code 18.28.010 and Resolution No. 2021-06. APPLICABLE LAWS AND PLANS: Idaho Statutes §67-6512: Special Use Permits, Conditions, and Procedures Chubbuck Comprehensive Plan (as amended) Chubbuck City Code Title 18: Land Use, particularly: a. Chapter 18.08: Land Use Districts and General Controls b. Chapter 18.12: Supplemental Controls PUBLIC COMMENTS: No written comments were received as of this report. POLITICAL SUBDIVISION/AGENCY COMMENTS: No written comments were received as of this report. CHUBBUCK 1 0 R H 0 290 E Linden Avenue, Chubbuck, ID 83202 208.237.2430 — Fax 208.237.2409 www.CityofChubbuck.us GENERAL REQUIREMENTS AND PROCEDURES The following code regarding CUPS should be used in evaluating and weighing the application: 18.28.020.CS. Standards for Approving a CUP: A CUP may only be approved if the Commission makes affirmative findings of fact on each of the following standards. These are addressed by the applicant with the submittal (see attached), section E8: 1. The proposed use is conditionally permitted in the subject zoning district and complies with all of the applicable provisions of city code unless modified through the conditional use permit process. 2. The proposed use is generally not in conflict with the goals, objectives, and policies of the adopted Comprehensive Plan. 3. The proposed use is compatible with other existing and permitted uses in the general vicinity. 4. The proposed use is harmonious in scale, mass, coverage, density, and intensity with all adjacent permitted land uses. 5. The proposed use would not place an undue burden on transportation, police, fire and EMS protection, water/sewer, schools, and other public facilities or agencies, in the vicinity. 6. The proposed use, if it complies with all conditions imposed, will not adversely affect other properties or the environment in the vicinity to a materially greater extent than would uses permitted outright by this Code. 18.28.020.C6. Conditions for Approval: To make affirmative findings relating to the standards established in section 18.28.020.C.5, the Commission may condition approval of the permit on compliance, including but not limited to, the following: 1. Conformity to approved plans and specifications. The Comprehensive Plan Future Land policy designates the area as Mixed Use, for both residential and light commercial zoning. All residential zones are allowed, permitting all types of housing. The proposal meets other requirements of the Comprehensive Plan, particularly in the provision of housing and maintaining the character of the neighborhood. 2. Provision of open spaces, pathways, buffer strips, walls, fences, landscaping, and lighting. Generally this is not applicable since this is an existing single structure. Neighbors to the west, and closest to the house, have fences in place. 3. Minimizing adverse impact on other development. There is no change to the exterior of the house, and no increase in demand to public infrastructure. 4. Controlling the sequence and timing of development. Not necessary — there is no new development. 5. Assuring that development is maintained properly. The property has been well maintained. It will remain under requirements for proper maintenance. Complaints are managed by the Police Department Code Enforcement. 6. Designating the provision of on-site or off-site public facilities or services. There are no outstanding issues. 290 E Linden Avenue, Chubbuck, ID 83202 208.237.2430 — Fax 208.237.2409 CHUBBUCK www.CityofChubbuck.us 1 0 R H 0 Requiring more restrictive standards than those generally required by the Code. There is no new construction nor change to the exterior of the house or the ADU, and no increase in demand to public infrastructure. 8. Requiring the mitigation of effects of the proposed development upon service delivery to the property by any political subdivision, including school districts. As an existing home with an ADU there will be no change to demand on public services. STAFF RECOMMENDATION Based on the Standards for Approving a CUP, and Conditions for Approval above, staff recommends approval of the proposal as presented without conditions. There is no change to the character of the neighborhood and no effect on surrounding properties. EXAMPLE MOTIONS APPROVAL (WITH CONDITIONS): Having reviewed the petition materials, staff report, and all testimony presented before and by the City in this hearing as part of the record against criteria established by City Code, and having found that those criteria for approving a Conditional Use Permit request are satisfied, I move to approve the Conditional Use Permit as described in the application materials with the following conditions: 1 . ................ (if found necessary by LUDC). APPROVAL (WITHOUT CONDITIONS): Having reviewed the petition materials, staff report, and all testimony presented before and by the City in this hearing as part of the record against criteria established by City Code, and having found that those criteria for approving a Conditional Use Permit request are satisfied, I move to approve the Conditional Use Permit as described in the application materials. DENIAL: Having reviewed the petition materials, staff report, and all testimony presented before and by the City in this hearing as part of the record against criteria established by City Code, and having found that those criteria for approving a Conditional Use Permit request are not satisfied, I move to deny the Conditional Use Permit request as described in the application materials. I find that the petition fails to comply with... [CITE SPECIFIC STANDARD WHICH IS NOT MET AND DESCRIBE WHY IT WAS NOT MET] CHUBBUCK 1 0 R H 0 290 E Linden Avenue, Chubbuck, ID 83202 208.237.2430 — Fax 208.237.2409 www.CityofChubbuck.us EXHIBITS 1. Findings of Fact and Conclusions of Law 2. Application Materials 3. Current Zoning Map 4. Comprehensive Plan Future Land Use Map 5. Comprehensive Plan Policies Relevant to the Application • Additional materials on file with staff, available upon request o Copy of warranty deed and owner affidavit o Evidence of notice REPORT: Don Matson, MSP I AICP Staff comments in this report are based Planning Services Manager solely upon evidence available at the time dmatson@cityofchubbuck.us 1 (208) 239-3252 of the report. Additional information may be DATE: September 6, 2022 brought to light at or before the hearing. 290 E Linden Avenue, Chubbuck, ID 83202 208.237.2430 — Fax 208.237.2409 CHUBBUCK www.CityofChubbuck.us 1 0 R H 0 CHUBBUCK LAND USE & DEVELOPMENT COMMISSION 290 E Linden Avenue, Chubbuck, ID 83202 208.237.2430 — Fax 208.237.2409 www.CityofChubbuck.us FINDINGS OF FACT & CONCLUSIONS OF LAW FOR A CONDITIONAL USE PERMIT FOR A DUPLEX IN A LIMITED COMMERCIAL (C-1) ZONE LOCATED AT 345 W SIPHON ROAD FACTS REQUEST: Request is for a Conditional Use Permit for a duplex in a Limited Commercial (C-1) Land Use District as required by Section 18.08.040 of Chubbuck city code. TYPE OF COMMISSION ACTION: Quasi -Judicial (Subject to appeal; decisions must be supported by the evidence and by applying law to the facts; decisions shall be based on the criteria and standards for approval per section 18.28.020.C.5 of City Code). The Commission may approve with or without conditions, may table a decision, or may deny the application. APPLICANT AND OWNER: Jose Andres Cervantes Campos 345 W Siphon Rd Chubbuck, ID 83202 LOCATION: The site address is 345 W Siphon Rd, between Stuart Avenue and Eve Street. The site comprises Bannock County parcel number RCCPCO23800. SITE CHARACTERISTICS & ZONING CURRENT ZONING: Limited Commercial (C-1) RECENT TRAFFIC COUNTS ON SIPHON RD: PROJECT SIZE: ±1.09 acres VIEWS: Generally visible from all directions TOPOGRAPHY: Generally flat EXISTING STRUCTURES: House and shop buildings SURROUNDING LAND USES AND ZONING West of Hawthorne Rd; 2021, 1,670/day East of Eden St; 2020, 5,231/day 2021, 3,628/day NORTH: Single-family homes on large lots, >1 acre; Single Family Residential (R-1) zone EAST: Single-family homes on large lots, >'/z acre; Limited Residential (R-2) zone SOUTH: Agriculture/pasture lots; Limited Residential (R-2) zone WEST: Single-family and twin home subdivision; Limited Residential (R-2) zone CUP Approval Form- FFCL SERVICES: ACCESS STREET: Siphon Road EMERGENCY SERVICES: City of Chubbuck CULINARY WATER SERVICE: City of Chubbuck, water main under Siphon Road SEWAGE DISPOSAL: City of Chubbuck, sewer main at rear of property PRESSURIZED IRRIGATION: Property has surface water rights through Fort Hall Irrigation APPLICABLE LAWS AND PLANS: 1. Idaho Statutes §67-6512: Special Use Permits, Conditions, and Procedures 2. Chubbuck Comprehensive Plan (as amended) 3. Chubbuck City Code Title 18: Land Use, particularly a. 18.08 Land Use Districts and General Controls b. 18.28.020 Conditional Use Permits (CUP) Procedures PROCEDURES: 1. In accordance with City Code 18.28.020 and the current fee resolution, a complete petition and fees for a Conditional Use Permit were filed with the City at least 28 days prior to the public hearing and which contained the appropriate documents. 2. In accordance with City Code 18.28.010, a public hearing was scheduled before the LUDC at the September 13, 2022 regular meeting of the Commission. 3. In accordance with City Code 18.28.010 and Idaho Statute §67-6512, notice of the public hearing was provided as follows: a. Publication in the Idaho State Journal at least 15 days prior to the hearing; b. Notice posted on the premises at least 15 days prior to the hearing; c. Mailing to owners of property within a 300 ft. radius of the site at least 15 days prior to the hearing; and d. Notices posted prominently at the city office and website at least 15 days prior to the hearing. 4. A public hearing was conducted in accordance with procedures established by City Code 18.28.010 and Resolution No. 2021-06. PUBLIC AND AGENCY COMMENTS: Public and agency comments were taken in accordance with statutory requirements. RECORD: The record is on file with City of Chubbuck Staff and consists of the application materials, staff reports and memos, public and agency testimony, meeting minutes, and applicable portions of city and state law. FINDINGS Having reviewed the record, including the application materials, staff report, testimony provided at the hearing and meeting, and the criteria for approval of a Conditional Use Permit as found in city code section 18.28.020.C5 and the ability to impose conditions of approval in accordance with section 18.29.020.C6, the Land Use and Development Commission finds the following: CHUBBUCK 1 0 R H 0 290 E Linden Avenue, Chubbuck, ID 83202 208.237.2430 — Fax 208.237.2409 www.CityofChubbuck.us CUP Approval Form- FFCL 1. Conditions of Approval necessary to approve the Permit are (if any): a. a C. 2. The proposed use is conditionally permitted in the subject zoning district and complies with all of the applicable provisions of city code unless modified through the conditional use permit process. 3. The proposed use is generally not in conflict with the goals, objectives, and policies of the adopted Comprehensive Plan. 4. The proposed use is compatible with other existing and permitted uses in the general vicinity. 5. The proposed use is harmonious in scale, mass, coverage, density, and intensity with all adjacent permitted land uses. 6. The proposed use would not place an undue burden on transportation, police, fire and EMS protection, water/sewer, schools, and other public facilities or agencies, in the vicinity. The proposed use, if it complies with all conditions imposed, WILL NOT adversely affect other properties or the environment in the vicinity to a materially greater extent than would uses permitted outright by this Code. ORDER: CONCLUSION AND DECISION; PERMIT TERMS 1. The Land Use and Development Commission, pursuant to the aforementioned, finds that the request for a Conditional Use Permit as herein described, shall be APPROVED. Pursuant to Idaho Code § 67-8001 et seq., the Commission makes the following findings with respect to the decision in this action: a. This Action does not deprive the owner of the property of all viable uses of the property. CHUBBUCK 1 0 R H 0 290 E Linden Avenue, Chubbuck, ID 83202 208.237.2430 — Fax 208.237.2409 www.CityofChubbuck.us CUP Approval Form- FFCL b. This Action does not have a significant impact on the landowner's economic interest. c. This Action does not deny a fundamental attribute of ownership. 3. Applicant has a right to request a regulatory takings analysis pursuant to section 67-8003, Idaho Code. 4. This decision is effective ten (10) calendar days from its signing by the Chair. 5. Unless a longer time shall be specifically established as a condition or allowance of approval, a conditional use permit shall lapse and become automatically void one (1) calendar year following the date on which such permit became effective, unless prior to expiration, the use has commenced, and all conditions of the permit are satisfied. 6. CUP is non -transferable from one (1) parcel of land to another and shall run with the land and continue to be valid upon a change of ownership of the site or structure, providing however, that the new owner complies with the terms of the permit. CUPs may be revoked by the Community Services Director at any time if it is determined that any condition of the CUP or any other city code is being violated. Prior to revocation, the applicant shall be afforded thirty (30) days after the date of notification of noncompliance/intent to revoke to become compliant. Additionally, prior to revocation, the applicant shall be afforded an opportunity for a hearing before LUDC; said hearing must be requested within ten (10) calendar days of the date of notification of noncompliance/intent to revoke the conditional use permit. Failure to come into compliance within thirty (30) days of the notification of noncompliance and failure to request such a hearing will result in immediate revocation of the approved CUP and may constitute a violation of this title. 8. Whether approved, approved with conditions, or denied, any party seeking judicial review of the decision must first appeal this decision to the City Council in accordance with section 18.28.080 and 18.28.090. APPROVED BY THE CHAIR OF THE LAND USE & DEVELOPMENT COMMISSION OF CITY OF CHUBBUCK, IDAHO, this day of Jason C. Mendenhall, Chair ATTEST: 20 Joey Bowers, Clerk 290 E Linden Avenue, Chubbuck, ID 83202 208.237.2430 — Fax 208.237.2409 CHUBBUCK www.CityofChubbuck.us 1 0 R H 0 o' CHUBBUCI 10RID 290 E Linden Avenue Chubbucl<, ID 83202 208.237.2430 — Fax 208.237.2409 www.CityofChubbucl<.us CONDITIONAL USE PERMIT (CUP) APPLICATION Aug. 2021 Form PAGE 1 OF 4 Complete applications which require review by the Land Use & Development Commission must be submitted at least 28 days before the desired review meeting. The Commission meets regularly on the 2nd Tuesday of every month. Applications which are incomplete may not be able to be scheduled on the desire date if missing information or materials are not submitted at least 28 days before the desire review meeting. DATE RECEIVED: —�IgP ? INITIALS: I t k FEES PAID? 0 N AM0UN4 N1 0 SECTION A—APPLICANT INFORMATION Al. Name p J65& ! 6V p raug A2. Mailing dress q"j yj�3 w VIP (y City /\lf ex State d7 Zip Code y, l..- [/ A3. P(hh�Jone(7N/umber (inncQcluudding area code) K.0 ® p� iac U �y A4. Email Address i��✓CTII 7 ! v �Q�� A5. Is Applicant the Owner of Record? [Yes ❑ No; If "No", an Affidavit of Legal Interest must be completed and submitted under Section E, below SECTION B — OWNER INFORMATION (IF DIFFERENT THAN SECTION A) B1. Name v �? N ✓` B2. Mailing Address City State Zip Code B3. Phone Number (including area code) B4. Email Address < SECTION C— SITE INFORMATION C1. Site Address (or Location if no Address) City Zip C2. Subdivision Name, Lot, Block, Div. No. (or Parcel No.) 3,3 /� h�-vA 9, t C �' ® Z31(0o SECTION D — PLANNING INFORMATION D1. Project Name .16(z AAW� CCM/4-5 0A:mPV3 D2. Project Size in Acres /,Of D3. Current Land Use(s) and Structures: C�r�Y�n�ly �;ny�� ��ar� `IBJ I1v�1 �✓r� c1 GCe5scl vn; CHUBBUCK 10RHD 290 E Linden Avenue Chubbuck,ID 83202 208.237.2430 — Fax 208.237.2409 www.CityofChu bbuck. us CONDITIONAL USE PERMIT (CUP) APPLICATION Aug. 2021 Form PAGE 2 OF 4 D5. Project request and detailed summary (attach additional sheet if necessary): iwcvt �h� hau3C- V0 �6 CA.. �i� c -x �nS ej 0 5f"ngl� ��mi`t� . •nrfi ti a e-CC55" y' SECTION E -SUBMITTAL REQUIREMENTS` AND ATTACHMENTS E1. Application Fees: $ 340.00 CUP Fee + $_0 ._ Notice Fee ($1.50 x _ required noticed — get # from staff) =$ ?'to. W) Total 6l, `V 4l,, .iJ C E2. Affidavit of Legal Interest: To be signed by the property owner(s) if the application will be represented by someone other than the property owner E3. Warranty deed(s) showing ownership for all properties included in amendment request E4. Proposed site plan and drawings showing: • Property boundaries • Existing and proposed buildings • Proposed buildings/uses • Proposed parking stalls and drive aisles • Sidewalks and pathways E5. Floor Plan -56LA E6. Copy of Design Review Committee minutes (if Committee approval is required) showing technical requirements of project and conditions of approval, and explanation of how the project design has resolved any issues. VIA E7. Copies of any special studies or other information required by City Staff A11A E8. Explanation of how the use meets the Standards for Approving a CUP (use additional sheet if necessary): 1. How will the proposed use comply with all applicable provisions of city code, unless modified through the CUP cess? 9 JJ11 �0 y cede t'�k SE m� �rr�r',at 1 S �� in j v01 �t it b16 & Dufk;K CL fMr�>neIA- We i'vew COIL AUC 1'6- CHUBBUCK IDDHD 290 E Linden Avenue Chubbuck,ID 83202 208.237.2430 — Fax 208.237.2409 www. Ci tyofCh u b b u ck, u s CONDITIONAL USE PERMIT (CUP) APPLICATION Aug. 2021 Form PAGE 3 OF 4 2. How is the proposed use in conformance with the goals, objectives, and policies of the adopted Comprehensive Plan? (1'� pp �� X 7 g�X iJ Yri�r+Y� ta�vl � hwYc,C��Y 01 Yl Eikod 3. How is the use compatible with other existing or permitted uses in the general vicinity? Have changes been made to the proposal to enhance compaytibility? Vo V61A) CpAS4' -fdAon 4. How is the proposed use harmonious in scale, mass, coverage, density, and intensity with all adjacent permitted land uses? N© ('Vv 113 � 1�d e)(1,51;Ag 5(10aYt AokJ66 Are there any elements of the proposed use which could create undue burdens on transportation, police, fire, EMS protection, water/sewer, schools, or other public agencies or facilities in the vicinity? If so, how are the impacts being mitigated? IN 290 E Linden Avenue Chubbuck,ID 83202 208.237.2430 — Fax 208.237.2409 www.CityofChubbuck.us CONDITIONAL USE PERMIT (CUP) APPLICATION Aug. 2021 Form PAGE 4 OF 4 6. Are there any elements of the proposed use which could adversely affect other properties or the environment in the vicinity? If so, how are the impacts being mitigated? �0 SECTION F- CERTIFICATION • I, the undersigned, hereby certify that the information herein and attached hereto is true and correct to the best of my knowledge. • 1 am aware that if this application is not complete, the review process will not continue until it is so deemed by the City upon further submission of materials. • I hereby authorize the filing of this application and grant approval of on-site review of the development described herein. • 1 certify that I am authorized to file this application. • Prior to the hearings, a public notice sign will be posted on the property in 1 or more locations as required by city and state law. I certify that I will ensure that the signs remain where placed and will remain upright and in their original condition until removed by city staff and that failure to do so may result in a delay in process/hearing and may result in additional fees for rescheduled public hearings. F1. signature F2. Printed Name F3. Date STOP SECTQN G FS3RS7AFF 11¢NLy G1. COMPIL I ENI. SS REVIEW: Reviewed by: Deemed conn*Wf J AA- ®Yes ❑ No If no, list concern(s): Date: •� 121 `Z2 Applicant Notified? [YYes ❑No Comments: SCHEDULED FOR LUDC: SCIIed L1IP.d Meeting Date: Applicant Contacted? 1-1 Yes F1 No EXHIBIT 3: CURRENT ZONING MAP EXHIBIT 4: COMPREHENSIVE PLAN FUTURE LAND USE MAP EXHIBIT 5: COMPREHENSIVE PLAN POLICIES RELEVANT TO THE APPLICATION COMPREHENSIVE PLAN CHAPTER 4: LAND USE GOAL 4.1 DIRECT URBAN GROWTH TO URBAN INFILL AREAS OBJECTIVE 4.1.1 Strongly protect prime agricultural land from development sprawl POLICY c. Discourage sprawl, promote compact development patterns; locate in City limits and Urban Service Boundary (USB) COMMENT The project is within City limits and the Urban Service Boundary. OBJECTIVE 4.1.2 Coordinate the provision of public services and infrastructure with proposed land use POLICY c. Take advantage of the existing investment by encouraging infill and redevelopment projects COMMENT City water and sewer already serve the property. The property is not considered an infill parcel. OBJECTIVE 4.1.3 Make investment in infill and redevelopment more attractive than sprawl POLICY a. Permit increased residential densities in areas where infill and redevelopment are targeted COMMENT The application would not increase the density in the area, it is redefining the home and accessory unit as a duplex. GOAL 4.5 ENCOURAGE COMPATIBLE LAND USES OBJECTIVE 4.5.1 Encourage a transition from low -intensity to higher intensity land uses POLICY a. Adhere to land use designations on the Comprehensive Plan Map COMMENT The map designates the area as Mixed Use, a category intended for future residential zoning of various densities or limited commercial. POLICY b. Use a combination of zoning, performance requirements, site planning, and transportation routes to create the highest level of compatibility between adjacent uses while retaining a complementary mix of possible uses within neighborhoods and communities COMMENT There is no change to the appearance of the structure. By defining the home as a duplex on a 1 - acre parcel, density remains low. CHAPTER 10: HOUSING GOAL 10.1 RESPOND TO HOUSING NEEDS OBJECTIVE 10.1.1 Assure an adequate supply of land for residential development POLICY a. Plan for a variety of housing types COMMENT The property already includes an accessory dwelling unit. OBJECTIVE 10.1.2 Protect residential property values POLICY a. Use a combination of zoning, development standards, site planning guidelines, and transportation routes to protect residential property values — they will be used to create the highest level of compatibility between adjacent uses possible while retaining a synergistic mix of uses within neighborhoods and communities COMMENT The action would not disrupt the compatibility with adjacent land uses. GOAL 10.3. ENCOURAGE MORE DENSE RESIDENTIAL DEVELOPMENT PATTERNS WITHIN THE CITY OBJECTIVE 3.2 Encourage more dense residential developments, generally meeting the following criteria, in all areas of the city POLICY b. Two-family dwellings: Generally acceptable anywhere a single-family residential unit is permitted. Encourage designs that appear to be a single unit COMMENT As a conversion of the definition, the home will still appear to be a single unit from the street. CHUBBUCK 1 0 R H 0 290 E Linden Avenue, Chubbuck, ID 83202 208.237.2430 — Fax 208.237.2409 www.CityofChubbuck.us