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HomeMy WebLinkAboutDraft MinutesCity of Chubbuck Land Use and Development Commission Regular Meeting CHUBBUCK Febr6 00 PM2023 I Q n H 0 City Hall Council Chambers 290 East Linden, Chubbuck, ID 83202 MINUTES Board Members Present: Chair Jason Mendenhall, Mike Schwartz, Brady Smith, Carrie Holm, Brett Hiltbrand, Thais Ayre, and Darell Stewart. Staff Members Present: Attorney Ryan Lewis, Planning Manager Don Matson, Development Services Manager Sean Harris, Community Services Director Devin Hillam, and Deputy Clerk Paul Andrus. Mendenhall called the meeting to order at 6:OOpm. Mendenhall asked if any commissioners had a conflict of interest with the items before the board. None were reported APPROVAL OF THE MINUTES: December 13, 2022. Mendenhall entertained a motion to approve the minutes as emailed. Schwartz moved to accept the meeting minutes of December 13, 2022 as emailed; Hiltbrand seconded. The full commission approved. all 3414:1 O:71►10 1. An application for a Conditional Use Permit for apartments in a General Commercial (C- 2) zone on approximately 2.6 acres of land. Subject property is located at 120 W Siphon Road, Chubbuck, Idaho. The Comprehensive Plan Future Land Use Map designates this area as Commercial and Mixed Use. The application will be reviewed against criteria in section 18.28.020.C.5 of City Code. Type of action: Decision. Community Services Director Devin Hillam stated that the Board had two separate applications for the same property on tonight's agenda. Although City Staff in their reports had recommended denial for one application and recommended approval for the other application. Each application falls under a separate section of city code which allows the Board to approve one and deny the other or approve/deny both applications. Planning Manager Don Matson stated that this application had been reviewed by City Staff and does not appear to meet the standards in section 18.28.020.C.5 of City Code, and recommended denial for a conditional use permit (CUP). Joel Dixon, Knudsen Engineering, represented the applicant. Mr. Dixon presented an application for a conditional use permit for apartments in the General Commercial (C-2) zone. Mr. Dixon stated that City Staff had recommended denial based off the City's Comprehensive Plan designating this property for commercial use. Idaho Transportation Department will not allow an access off of Yellowstone Ave. for this property which makes it undesirable for commercial use. The only access onto this property will be a shard access with an existing multi -family development off of Siphon Rd. This application follows the same use as the property on the west boundary line and similar use to the north of this property. Schwartz mentioned in the application that the applicant had stated that this property had been deemed unsuitable for commercial development, and asked who/what organization had made that determination. Dixon stated that the applicant had made that determination in the planning stages of this application. Brady asked if the applicant had done a preliminary traffic study to determine the differences in traffic between residential and commercial use. Dixon stated that the applicant had looked at other studies based off the permitted uses and determined that commercial could be the same but would most likely produce a 20-30% increase in traffic. Mendenhall asked about green space. Dixon stated that the applicant is still working with Fort Hall Irrigation on a few things but is planning on the area between the parking lot and Yellowstone Ave as the designated green space for this development. Stewart asked about Fort Hall Irrigation. Dixon stated that the applicant would be covering up the canal along this property. Matson stated that staff recommended denial of the proposed CUP based on residential land uses at this location do not comply with the comprehensive plan. The plan policy is to create a commercial corridor on Yellowstone Ave. and ensure an adequate supply of commercial land. The Plan encourages residential infill in suitable locations; this site is at the intersection of two principal arterials and not suitable for residential. The comprehensive plan also states an intersection of two principal arterials is prime location for commercial land uses to benefit the long-term needs of the community. Brady asked if the negative effects of additional traffic at the intersection based off of commercial use, would be less of a benefit for the long term needs of the community. Hillam stated that depending on the commercial use it's possible that traffic could be the same or less than a residential use. A commercial application would be required to perform a traffic study and develop any necessary improvements needed for this intersection to function properly, which could include a right in and right out only access. Mendenhall declared the public hearing open for public comment. Due to no public comment Mendenhall closed the public hearing. Brady was concerned about the access onto this property, and the proximity to the Yellowstone Ave. /Siphon Rd. intersection. Mendenhall was concerned about removing commercial property and turning it into a residential use. Mendenhall was also concerned about the lack of green space and the proximity to a community park for residents to use. Schwartz felt like it would be a mistake to give up the commercial potential for this property, based on its location. The Board went through the drafted findings of fact and conclusions of law to determine if this application met the requirements under city code. City Attorney Ryan Lewis stated that City Code 18.28.020.C.5 states that a CUP may only be approved if the Land Use and Development Commission makes a formative findings of fact on all the listed standards. If the Commission determines that the application does not comply on at least one of the categories it is grounds for denial of the application. Schwartz motioned for denial of a Conditional Use Permit for apartments in a General Commercial (C-2) zone on approximately 2.06 acres of land located at 120 W Siphon Rd; and approve the findings, facts and conclusions of law, as presented. Smith seconded. With all commission members understanding the motion they voted. Roll Call Vote: Darell Stewart, Yes; Thais Ayre, Yes; Brett Hiltbrand, Yes; Jason Mendenhall, Yes; Mike Schwartz, Yes; Carrie Holm, Yes; Brady Smith, Yes; Motion carried. 2. An application for a Comprehensive Plan Amendment to the Land Use Designation Map, on approximately 2.27 acres of land from High Density Residential to Commercial. Subject property is located south of New Day Parkway and west of the Union Pacific Railroad and Jerry Rowland Park in Chubbuck, Idaho. At the meeting, the Commission will consider whether the proposal satisfies the approval criteria in municipal code section 18.28.040.D. Type of action: Recommendation. Joel Dixon, Knudsen Engineering, represented the applicant. Mr. Dixon presented an application for a Comprehensive Plan Amendment to the Land Use Designation Map, on approximately 2.27 acres of land from High Density Residential to Commercial. Planning Manager Don Matson stated that this application had been reviewed by City Staff and appears to meet the standards of Titles 16, 17 and 18 of City Code, and recommended approval. Mendenhall declared the public hearing open for public comment. Due to no public comment Mendenhall closed the public hearing. Smith motioned to recommend approval of a Comprehensive Plan Amendment to the Land Use Designation Map, on approximately 2.27 acres of land from High Density Residential to Commercial as presented to City Council. Hiltbrand seconded. With all commission members understanding the motion they voted. Roll Call Vote: Thais Ayre, Yes; Brett Hiltbrand, Yes; Jason Mendenhall, Yes; Mike Schwartz, Yes; Carrie Holm, Yes; Brady Smith, Yes; Darell Stewart, Yes; Motion carried. GENERAL BUSINESS 1. An application for a preliminary plat for the Pauline Flats Subdivision. Applicant proposes to subdivide 2.55 acres into 1 multi -family residential lot. Property is in the SW 1/4 of Section 34, Township 5 South, Range 35 East of the Boise Meridian, Idaho, generally located at the NW corner of Yellowstone Ave. / Siphon Road intersection, Chubbuck, Idaho. Current zoning designation on the property places it in the General Commercial (C-2) land use district. The Comprehensive Plan Future Land Use map designates this area as Commercial / Mixed Use. Application will be evaluated against standards found in municipal code section 17.12.100. Type of Action: Recommendation. Joel Dixon, Knudsen Engineering, represented the applicant. Mr. Dixon presented an application for a 1 lot preliminary plat. The applicant has requested to defer the Siphon Road improvements to the Idaho Transportation Department Yellowstone Avenue widening project. Development Services Manager Sean Harris stated that this application had been reviewed by City Staff and does appear to meet the standards in section 17.12. 100 of City Code, and recommended approval with conditions. Community Services Director Devin Hillam stated that the preliminary plat as presented could be developed as a commercial lot. Ayre motioned to recommend approval of a preliminary plat for the Pauline Flats Subdivision to the Land Use Designation Map on approximately 2.06 acres of land located at 120 W Siphon Rd. as presented to City Council. Smith seconded. With all commission members understanding the motion they voted. Roll Call Vote: Thais Ayre, Yes; Brett Hiltbrand, Yes; Jason Mendenhall, Yes; Mike Schwartz, Yes; Carrie Holm, Yes; Brady Smith, Yes; Darell Stewart, Yes; Motion carried. 2. Discussion on examining the City's current Comprehensive Plan that was adopted in 2002. Community Services Director Devin Hillam stated that the city had been awarded a grant from the Blue Cross of Idaho Foundation to go towards updating our comprehensive plan, and the City would like to start that process. ADJOURN: Mendenhall adjourned at 7:24. Jason Mendenhall, Chairperson Joey Bowers, City Clerk