HomeMy WebLinkAboutWRITTEN RESPONSE 2 - Craig Broadbent - 22-00100 - (S of Hidden Valley PH7 & PH8) - Rezone 3 parcels from LDR1 to LDR2To: Rexburg Zoning and Planning Commission
From: Craig D. Broadbent, 123 S, Hidden Valley Rd. Rexburg Idaho
As a resident of the Hidden Valley neighborhood, I am concerned about the effects that proposal #22
00100 (rezoning parcels RPRBXBCA0291838, RPRBXBCA0291851 and RPRXBCA0297510) from LDR1 to
LDR2. I object to this rezoning for the reasons stated below:
1. The existing phases of the Hidden Valley Neighborhood, hereby referred to as north Hidden
Valley Subdivision, have lot sizes that range from 0.211 acres (see 63N Hidden Valley rd) to 1.24
acres (see 47 Mill Race Rd). In addition, all constructed homes in north Hidden Valley
Subdivision are single family detached residences with the majority of these properties ranging
from 0.3 acres to 0.4 acres. LDR2 allows for a minimum of 12,000 square feet for a parcel
(approx. 0.275 acres) to be considered family dwellings. While this lot size does not differ much
from existing lot sizes in north Hidden Valley, the problem arises in that LDR2 also allows for
twin homes of a lot size of 5,000 square feet (approx. 0.115 acres) which is considerably smaller
than the existing lot sizes.
2. The development on south Hidden Valley (parcel RPR6N40E299001, which is LDR1) has four
existing parcels (RPR4HH40010040, RPR4HH40010030, RPR4HH40010020 and
RPR4HH40010010) having lot sizes ranging from 0.31 acres to 0.35 acres. Rezoning the three
proposed parcels to allow for lot size development at 0.115 acres is significantly different than
these four parcels that have been developed on the south end of Hidden Valley.
3. There is a large concern that development of Parcel RPRXBCA0291838, the low-lying area of
these three parcels, will create significant flooding in the north Hidden Valley Subdivision. This
parcel is 16.7 acres.
Developing this parcel
will lead to significant
watershed disruption.
During spring runoff and
during large storm
events (i.e. July 2014,
February 2018 and June
of 2019 to list a few) we
have witnessed
significant flooding to
the residents of the
north Hidden Valley
Subdivision. If this
parcel is developed this
will lead to more
stormwater runoff
through the north
Hidden Valley
Subdivision. According
to the U.S.
Environmental Protection Agency1 25-60% of land area in the United States is covered by
impervious roadways, alleys, driveways, sidewalks and surface parking lots. They estimate that
these impervious areas have 55% of all stormwater as runoff, whereas a natural undisturbed
landscape observes 10% of stormwater as runoff. See figure 1-1 from the EPA report. Seeing
that we already have stormwater runoff issues with parcel RPRXBCA0291838 as currently
undeveloped, developing this parcel could significantly increase stormwater runoff impacting
the residents of the north Hidden Valley Subdivision.
4. If parcel RPRBXBCA0291851 and RPRXBCA0297510 are to be developed this is a total of 74.469
acres, again creating impervious surfaces across the landscape. The National Association of
Home Builders2 estimate that single family only subdivisions have a median gross density of 2.1
units per acre, this is similar to LDR1, which would lead to approximately 156 properties that
could be created on this parcel. That creates new roads, sidewalks, driveways, and roofs that
are all impermeable surfaces. All this stormwater would flow into the north Hidden Valley
Subdivision, or east into parcel RPRXBCA0291838 which could overwhelm this parcels capacity
to effectively allow for mitigating water flows away from the developed lots in the north Hidden
Valley Subdivision. We already have flooding issues without development. Further if these
parcels are to be developed as town home only subdivisions (LDR2 allows for this) the National
Association of Home Builders estimate a mean gross density of 5.9 units per acre, due to smaller
lot sizes. That is more than double a single-family development, creating even more
impermeable surfaces, causing even larger stormwater runoff concerns.
For these four reasons I object to rezoning these three properties from LDR1 to LDR2. If development of
these properties is to occur, the development scenario that has the smallest impact upon the
community is to remain as an LDR1 property keeping the mean density of homes to a smaller number,
reducing the percent of the landscape that is an impervious surface so as to mitigate the impact of
stormwater runoff events.
1https://www.epa.gov/sites/default/files/2021-
04/documents/green_streets_design_manual_feb_2021_web_res_small_508.pdf
2 https://www.nahbclassic.org/generic.aspx?genericContentID=235108&fromGSA=1