HomeMy WebLinkAboutWRITTEN RESPONSE 3 - Anne Papworth - 22-00100 - (S of Hidden Valley PH7 & PH8) - Rezone 3 parcels from LDR1 to LDR2Dear Rexburg Planning & Zoning Commissioners:
I urge you to reject Edge Holdings’ proposal to rezone three parcels south of Hidden Valley,
from Low-Density Residential 1 (LDR1) to Low-Density Residential 2 (LDR2).
On the surface, this request may seem inconsequential; however, the Development Code of
Rexburg Idaho states that prospective building changes “shall not constitute a significant impact
on neighborhoods” (4.00.040, section B). Rezoning these parcels, which total 95 acres, will
have a significant impact on the Hidden Valley neighborhood in the following ways:
●50% increase of residences in area: Reducing property-size requirements will see an
increase from approximately 84 homes to 126 homes in the same area.1 This 50%
increase of homes in that area will result in the following problems:
○Increased traffic through Hidden Valley residential neighborhoods. The Staff
report claims “The added traffic for this parcel will not stress existing public
streets.”2 Can the data used to determine this finding be released to the public?
There is only one road entering/existing this subdivision, funneling all traffic on
Hidden Valley Road. If Second South is extended into the Hidden Valley area, it
is as likely to funnel additional traffic through this neighborhood, rather than
alleviate the increased traffic caused by this rezoning.
○Water runoff. Current water runoff systems for the neighborhood cannot contain
runoff. Increasing housing by 50% will make water management a crisis in an
area already vulnerable to flooding.According to Flood Factor, all houses on the east
side of Hidden Valley Road fall into either extreme or severe flooding danger.3
○Negative impact on neighborhood’s water pressure.
●Smaller lots lead to smaller homes.Current Hidden Valley HOA covenants,
conditions, and restrictions (CCRs) require homes to be a minimum of 1,600 square feet.
In Hidden Valley subdivision, the proportion between house and yard is aesthetically
pleasing because all houses and lot sizes in Hidden Valley were built to LDR1 zone
minimum standards of single dwelling homes and minimum lot sizes. According to
Hidden Valley HOA CCRs, “as each home is built, it shall enhance the value of the other
homes in the subdivision.” According to the American Planning Association, consistency
in size and appearance is critical to maintaining property values.
●Smaller homes tend to be rentals: The property developer,Edge Land Holdings, has
indicated a desire to build residences on these parcels that will be long-term rentals, with
Edge Land Holdings maintaining ownership and renting the properties. This makes
sense for this company, as traditionally, smaller homes serve as rental properties, where
long-term rental properties are not required to register with the City, as are short-term
rentals (see Ordinance 1177). The Development Code of Rexburg exists “to protect
3 Information from https://floodfactor.com/city/rexburg-idaho/1667420_fsid
2 Information taken from Staff Report Case No. 22-00100
1 LDR1 zone requires 12,000 sq. ft per lot. The final Edge Holding Plat, dated 2 August 2007, noted 84
houses in the parcels currently discussed. By reducing the minimum sq. footage to 8,000 sq. feet (LDR2
zone), these parcels would potentially add another 42 houses, increasing the proposed subdivision by
50%.
stable neighborhoods” (4.03.010). Building an entire neighborhood, largely for the
purpose of rentals, is a significant detriment to the neighborhood, as renters rarely
maintain yards as property owners do. Additionally, renters have less commitment to a
neighborhood community or interest in resolving neighbor conflicts.
●Negative Impact on Property Values: According to the American Planning Association,
lot size “aid[s] in the preservation of property values, which in turn preserves the tax
base of the community, and that requiring a minimum building size helps in this process.”
One argument Edge Land Holdings makes is that the existing Hidden Valley
neighborhood is already zoned LDR2. While this is true, all homeowners in Hidden
Valley built their homes according to LDR1 zoning requirements, and many homeowners
based their home purchases on the premise that the extending neighborhood would be
zoned LDR1, which we anticipated would increase the overall values of the
neighborhood. Changing this zoning, not only reduces any value that comes from being
connected to a LDR1 zone, but it further reduces our property values by changing the
nature of homes built in the area (e.g., smaller homes, rentals, and other properties
allowed in an LDR2 zone).
When my husband and I purchased our lot in 2005, we made this purchase, in part, based on
the original plat for these 95 acres. We now struggle with the idea that our investment, and the
investments of other homeowners in our neighborhood, is seen as less important than
the profits of a Utah-based company.
Edge Land Holdings is trying to maximize their investment in this property. Chris Cave, the
representative they hired to advocate for this rezoning, specializes in “large scale residential
subdivisions” and helping developers meet goals regarding “lot sizes and density.”4 Both Mr.
Cave and Edge Land Holdings come from Utah-based companies, desiring maximum profit for
this property. As non-locals, their commitment to the exceptional quality of life that Rexburg’s
small neighborhoods afford its homeowners is doubtful.
Yes, Rexburg needs property available to renters and first-time, smaller-sized home owners.
However, there are already a significant number of LDR2 zones available for this type of
construction. Rexburg should also honor the commitments made to property owners who based
their home purchases on existing plat approvals and the Comprehensive Plan.
Thank you for your time. My husband and I will be attending the March 17 Planning & Zoning
Meeting. However, you can also contact me at 208-313-5625, if you have additional questions.
Sincerely,
Anne Papworth
4 See Chris Cave’s LinkedIn page where he advertises his abilities in getting quick results from planning
and zoning committees that allows companies to maximize the number of houses allowed in an area.