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HomeMy WebLinkAboutP&Z Minutes 10.16.25(208) 359-3020 35 North 1st East Rexburg, ID 83440 Rexburg.org | Engage.Rexburg.org Planning and Zoning Minutes - October 16, 2025 P&Z Commissioners: City Staff: Randall Kempton (Vice Chair) Vanessa Johnson Alan Parkinson – P&Z Administrator Sally Smith (Chairperson) Brian Thackeray Katie Jo Saurey – P&Z Administrative Assistant Aaron Richards Vern Muir Kyle Baldwin – Planner 1 Jim Lawrence Dan Hanna Natalie Powell – Compliance Officer Bruce Casper Tammy Geddes Spencer Rammell – Commissioner Attorney McKay Francis Vice Chairperson Kempton opened the meeting at 6:30 PM. Planning & Zoning Meeting: 1. Welcome 2. Pledge of Allegiance 3. ROLL CALL of Planning and Zoning Commissioners: Present: Randall Kempton (Vice Chair), Sally Smith (Chairperson), Aaron Richards, Jim Lawrence, McKay Francis, Dan Hanna, Tammy Geddes Absent: Bruce Casper, Vanessa Johnson, Brian Thackeray, Vern Muir 4. Approval of the P&Z Minutes for September 18, 2025 (Action) MOTION: Motion to approve the Planning & Zoning minutes as recorded for September 18, 2025 (Action) Action: Approve, Moved by Dan Hanna, Seconded by McKay Francis. Commissioner Discussion on the Motion: None VOTE: Motion carried. (Summary: Yes = 5, No = 0, Abstain = 2). Yes: Randall Kempton (Vice Chair), Sally Smith (Chairperson), McKay Francis, Dan Hanna, Tammy Geddes No: none Abstain: Jim Lawrence, Aaron Richards PLATS 1. Plat – (25-00658) – Summerfield Div 10 – Plat Amendment – Located at approximately 2450 W 550 S, the application is to adjust the boundaries of five lots. – Dan Larsen and Michael Henderson (Action) Conflict of Interest/Ex parte Conversation: Chairperson Smith asked the Commissioners to disclose any conflicts of interest or conversations held outside of this meeting relative to this particular subject. (208) 359-3020 35 North 1st East Rexburg, ID 83440 Rexburg.org | Engage.Rexburg.org Presentation: Planning and Zoning Administrator Parkinson presented the request to amend the plat for Summerfield Division 10. The amendment involves shifting the rear property line of five lots inward by 15 feet to allow the canal company full access for ditch maintenance. The change addresses concerns about fencing and maintenance responsibilities outside the property line. Commissioner Discussion: Commissioner Francis asked if the lots in question are not yet built out and are located at the north end of the existing townhomes. Administrator Parkinson confirmed that the lots are not built out yet and the proposed amendment is consistent with previous adjustments made in Summerfield Divisions 11, 12, and 13, and will ensure uniformity along the canal corridor. The proposed change complies with all zoning requirements, including lot size and LDR2 standards. Administrator Parkinson expressed support for the amendment and recommended approval. Commissioners discussed the request and agreed that the amendment is reasonable and aligns with existing development patterns. The change was viewed as a practical solution to support canal maintenance and ensure consistency across subdivisions. MOTION: Motion to recommend City Council approve the Summerfield Division 10 Plat Amendment. Action: Approve, Moved by Aaron Richards, Seconded by McKay Francis. Commissioner Discussion on the Motion: none VOTE: Motion carried. (Summary: Yes = 7, No = 0, Abstain = 0). Yes: Randall Kempton (Vice Chair), Sally Smith (Chairperson), Aaron Richards, Jim Lawrence, McKay Francis, Dan Hanna, Tammy Geddes No: none Abstain: none 2. Plat – (25-00399) – Rosewood Townhomes – Plat – Located at approximately 52 N 3rd W, the application is to subdivide the parcel into 57 lots. – Mike Wade (Action) Conflict of Interest/Ex parte Conversation: Chairperson Smith asked the Commissioners to disclose any conflicts of interest or conversations held outside of this meeting relative to this particular subject. Presentation: (208) 359-3020 35 North 1st East Rexburg, ID 83440 Rexburg.org | Engage.Rexburg.org Planning and Zoning Administrator Parkinson presented a request to approve the plat for the Rosewood Townhomes, located near Wolf Lighting and Builders First. The buildings are constructed but not yet completed. The plat approval would allow the developer to sell individual townhome units rather than the entire complex. Administrator Parkinson confirmed that the plat meets all city requirements and has been reviewed and approved by relevant departments, including Public Works, Fire, Planning & Zoning, and Building. Staff recommended approval of the plat to the City Council. Commissioner Discussion: Commissioner Francis clarified that the change would allow the units to be sold individually, whereas previously the entire development would have had to be owned and managed by a single entity. An HOA will be established to manage the common areas, and CC&Rs are already in place. It was noted that the units are single-bedroom studio-style homes, which are expected to have minimal impact on traffic and parking. Each unit is required to have 1.5 parking spaces. Commissioners agreed that the project offers affordable housing options and fills a gap in the local market. Administrator Parkinson also addressed previously identified concerns related to traffic and infrastructure, confirming that all issues have been resolved and signed off by the appropriate departments. Commissioners expressed support for the project, noting that the ability to sell units individually benefits both the developer and the community by increasing housing availability and flexibility. MOTION: Motion to recommend City Council approve the Rosewood Townhomes Plat. Action: Approve, Moved by Jim Lawrence, Seconded by Aaron Richards. Commissioner Discussion on the Motion: none VOTE: Motion carried. (Summary: Yes = 7, No = 0, Abstain = 0). Yes: Randall Kempton (Vice Chair), Sally Smith (Chairperson), Aaron Richards, Jim Lawrence, McKay Francis, Dan Hanna, Tammy Geddes No: none Abstain: none PUBLIC HEARINGS (208) 359-3020 35 North 1st East Rexburg, ID 83440 Rexburg.org | Engage.Rexburg.org 3. Public Hearing – (25-00877) Moody Rd Townhomes – Rezone from TAG to LDR3 - Located at approximately 396 W Moody Road, the application is to change the zoning map of 11.67 acres from Transitional Agriculture (TAG) to Low Density Residential 3 (LDR3). – Marco Diaz (Action) Conflict of Interest/Ex parte Conversation: Chairperson Smith asked the Commissioners to disclose any conflicts of interest or conversations held outside of this meeting relative to this particular subject. Presentation: Planning and Zoning Administrator Parkinson presented the rezone request for approximately 11.67 acres located at 396 West Moody Road. The applicant is requesting a change in zoning from Transitional Agriculture (TAG) to Low Density Residential 3 (LDR3) to allow for higher-density residential development. The property was recently platted and is either sold or under contract for purchase. The proposed LDR3 zoning is consistent with surrounding zoning designations, including Medium Density Residential 1 (MDR1) and Medium Density Residential 2 (MDR2), and aligns with the City’s Comprehensive Plan for future land use in the area. Administrator Parkinson confirmed that the application meets all zoning and planning requirements. However, infrastructure limitations were noted. Currently, there is no sewer or water service available at the site. The nearest sewer connection is located on 2nd East, and the City is planning to install a new sewer line that will serve the area. Construction of this line is expected to begin in the spring. The developer is aware that development cannot proceed until sewer service is available. Water service will also need to be extended from 2nd East, where it currently ends near the church property. The developer will be responsible for bringing water to the site. Despite these caveats, staff recommended approval of the rezone request and advised the Commission to forward a recommendation of approval to the City Council. Administrator Parkinson informed the Commission that funding for the free-span highway crossing has not yet been reinstated. The project remains on hold, although it has not been officially canceled. Commissioner Francis asked whether it would be logical to install water lines while the road is open for sewer improvements. Administrator Parkinson responded that utility installation is typically the responsibility of the developer. Developers may choose to install both sewer and water lines simultaneously if needed, and the city is open to coordinating with them on such efforts. Commissioner Geddes inquired about nearby zones. Administrator Parkinson confirmed that the area is primarily zoned as Transitional Agriculture (TAG), including (208) 359-3020 35 North 1st East Rexburg, ID 83440 Rexburg.org | Engage.Rexburg.org the adjacent field and most surrounding lots. He showed the Medium Density Residential 1 (MDR1) and Medium Density Residential 2 (MDR2) zones to the east. He showed the comprehensive plan map, indicating that the area is designated as intermediate residential, which is compatible with the requested LDR3 zoning. Commissioner Kempton asked whether the property was within the city’s impact zone. Administrator Parkinson confirmed the property lies within the impact zone and is not currently within city limits. Annexation would require contiguity with existing city boundaries, which is not currently present. The developer is exploring options to work with neighboring property owners to facilitate annexation. Commissioner Francis asked about the potential increase in housing units resulting from the zoning change. Administrator Parkinson explained that the property currently supports approximately eight lots. Under LDR3 zoning, the 11 acre site could potentially accommodate up to 110 units, assuming no land is dedicated for roads or rights-of-way. Deductions for infrastructure would reduce the final unit count. Commissioner Francis asked whether projects in the impact zone must be annexed to access city utilities. Administrator Parkinson clarified that developers outside city limits may still use city utilities but must pay higher rates due to the lack of city tax contributions. These elevated rates apply until the property is annexed into the city. Vice Chairperson Kempton opened the public input portion of the hearing at 6:53 pm. In Favor: Mack Shirley addressed the Commission regarding the proposed development on property formerly held by the Shirley Irrevocable Family Trust. Mr. Shirley stated that his family was the seller of the property and is well-informed about the proposed project. He expressed support for the proposal, citing several reasons. First, he noted that the project meets the housing demands of a growing community, referencing previous meetings where the need for additional housing was frequently discussed. Second, he stated that the development would enhance the aesthetic appeal of the corridor extending from the temple to the subject property. Mr. Shirley shared that the builder plans to construct high-quality townhomes that will contribute positively to the area’s appearance. Third, he emphasized that the application is consistent with previously approved developments, suggesting that there is precedent for this type of project. He also noted that approval of the project has already increased property values in the surrounding neighborhood, and that residents should recognize the financial benefit of the development. Lastly, Mr. Shirley stated that the proposal aligns with the city’s long-range planning goals, particularly the anticipated extension of 5th West to Moody Road. He believes the project complements ongoing development efforts and supports the city's vision for future infrastructure and community growth. (208) 359-3020 35 North 1st East Rexburg, ID 83440 Rexburg.org | Engage.Rexburg.org Mr. Shirley concluded his remarks by affirming his support for the proposal and thanking the Commission for the opportunity to speak. Neutral: none Opposed: Darla Wilson, a resident whose property is located directly across the road on Moody, addressed the Commission to express concerns regarding the proposed development. She noted that the property in question had previously been platted for single-family dwellings, which she felt was more consistent with the expectations of long-time residents in the area. Ms. Wilson expressed concern about the increased traffic that would result from extending Fifth West and introducing townhouses into the area. She stated that such development would significantly increase traffic volume, particularly along roads that already experience heavy use by agricultural machinery. She emphasized that large farm equipment, including combines with wide headers and cattle trucks, frequently travel along this corridor, and additional residential traffic could create safety and congestion issues. She also raised concerns about parking, noting that if the development does not provide adequate parking, vehicles may end up parked along the busy road. This could interfere with the movement of large farm equipment, which often requires the full width of the road and forces other vehicles into the gutter to pass safely. Ms. Wilson stated that while she does not oppose development in general, she is concerned about the density and traffic impacts of this particular proposal. She emphasized the importance of maintaining the rural character of the area, which currently supports significant farming and ranching activity. She concluded by expressing a desire to keep the community simple and safe, and thanked the Commission for the opportunity to speak. Neil Call addressed the Commission regarding the proposed development adjacent to his property. Mr. Call stated that he owns five acres immediately east of the proposed site and has held the property for approximately 50 years. He expressed concern about a boundary discrepancy discovered during a recent survey. Mr. Call explained that a fence line had served as the agreed-upon boundary for decades, but the new survey revealed a 15-foot encroachment into his property. He consulted with legal counsel, who confirmed that Idaho law recognizes “boundary by agreement,” and that the long-standing fence line should be considered the legal boundary. This applies to both the east and north sides of his property, including the area along the canal. Mr. Call also raised concerns about the impact of the proposed development on infrastructure and neighboring properties. Specifically, he asked whether a privacy fence (208) 359-3020 35 North 1st East Rexburg, ID 83440 Rexburg.org | Engage.Rexburg.org would be installed between his property and the development, and whether a berm would be constructed on his side to accommodate flood irrigation. He noted that both he and surrounding neighbors use flood irrigation, and warned that any homes built with basements could be at risk of flooding. While Mr. Call did not explicitly oppose development, he expressed strong reservations about the scale of the project, particularly the addition of 50 homes adjacent to his property. He concluded by stating that this level of density is his primary concern and thanked the Commission for the opportunity to speak. Alan Call raised a question regarding how discrepancies between survey lines and existing fence lines are handled. Administrator Parkinson clarified that disputes involving fence lines and property boundaries are considered private matters between property owners and developers. The Planning Department does not intervene in such disputes but ensures that submitted surveys meet legal requirements. If a property line dispute arises, it must be resolved privately and is not under the jurisdiction of Planning & Zoning. Mr. Call asked about the zoning designation LDR3 and what types of housing are permitted. Administrator Parkinson responded that LDR3 zoning allows for single-family homes, duplexes, and townhomes. The maximum density permitted under LDR3 is ten dwelling units per acre. Vice Chairperson Kempton reminded the Commission that the current discussion pertains solely to the zone change request and does not include any review or approval of specific development projects. It was noted that Planning & Zoning does not evaluate project details at this stage because the zone change, if approved, could allow for future ownership or development changes. Therefore, any project concepts presented during the meeting are not guaranteed to be implemented. He emphasized that their responsibility is to consider the maximum potential impact allowed under the proposed zoning designation. This includes evaluating the types and scale of development that could occur under the new zoning, rather than focusing on any specific plans that may have been informally discussed. Written Correspondence: none Rebuttal: none Vice Chairperson Kempton closed the public input portion of the hearing at 7:06 pm. Commissioner Discussion: Commissioner Geddes raised concerns about the impact of increased residential development on the existing road infrastructure. Administrator Parkinson confirmed that the developer will be required to meet city street standards along their frontage, including dedicating the full right-of-way width. This road is classified as a minor arterial due to the potential future highway overpass, and will eventually need to accommodate higher traffic volumes. Improvements will include curb, gutter, sidewalk, and landscape strip. Parking was also discussed. Administrator Parkinson clarified that all parking must be accommodated on the developer’s property. While parking may be allowed on public roads if designated, roads marked as “no parking,” such as 2nd East, will prohibit (208) 359-3020 35 North 1st East Rexburg, ID 83440 Rexburg.org | Engage.Rexburg.org on-street parking. These standards will be addressed in the development agreement between the city and the developer. Commissioner Geddes questioned the difference between county and city road standards. Administrator Parkinson explained that county roads typically have a 30- foot base, while city roads are generally 44 feet wide for two lanes. In this case, the future road could be up to 100 feet wide to accommodate five lanes, including turn lanes and sidewalks, depending on final classification. Concerns were also expressed about potential conflicts between farming operations and residential traffic. Administrator Parkinson noted that as development progresses, farming equipment will need to adjust, such as transporting headers via trailers, similar to practices on other developed roads. Flood irrigation was another topic of concern. Administrator Parkinson confirmed that the developer is aware of existing flood irrigation in the area and will take necessary precautions during construction to prevent flooding of residential lots. Commissioner Geddes asked whether there are other examples of LDR3 zoning on similarly sized parcels. Administrator Parkinson referenced a comparable area near Karchner’s property, which is zoned LDR3 but currently developed with single-family homes at a lower density. He also noted that the city recently increased the allowable density in LDR3 zones from 8 units per acre to 10 units per acre. Commissioner Richards clarified that each developer is responsible for widening the road along their own frontage. Over time, as adjacent parcels are developed, the entire roadway will be widened incrementally. Administrator Parkinson emphasized that while the full right-of-way may be dedicated upfront, only a portion of the road may be constructed initially, depending on traffic demand. This approach was previously used on 7th South near Harvest Heights. Commissioner Lawrence discussed the proposed zoning density and noted that higher densities have previously been approved in the surrounding area. It was observed that the proposed development represents a lower density than what has already been approved nearby, and that the location—adjacent to a highway corridor—is appropriate for higher-density housing rather than large single-family lots. Commissioner Smith agreed that the comprehensive plan designates this area for intermediate housing, and that future development will likely follow this designation. It was noted that the proposed project aligns well with the surrounding zoning transitions and anticipated growth patterns. Regarding sewer infrastructure, Administrator Parkinson reported that the city is currently working with landowners to secure necessary rights-of-way. Most of the agreements are in place, and the project is expected to go out to bid soon. The goal is to begin construction in the fall, when groundwater levels are lower, reducing the need for dewatering. The lift station for the area will be approximately 26 to 30 feet deep, requiring significant pumping capacity. (208) 359-3020 35 North 1st East Rexburg, ID 83440 Rexburg.org | Engage.Rexburg.org Commissioner Geddes asked whether increased density would impact the capacity of the city’s wastewater treatment plant. Administrator Parkinson responded that the city has already developed a comprehensive sewer plan and is currently upgrading the plant to meet both current and future needs. Attorney Rammell emphasized that infrastructure concerns, such as sewer and road capacity, are addressed through the development agreement process. He noted that the Public Works Director, Keith, thoroughly reviews each project to ensure that city infrastructure can support the proposed development. He acknowledged that while these technical issues are not the direct responsibility of the Planning & Zoning Commission, they are rigorously evaluated by city staff during the approval process. Administrator Parkinson also confirmed that infrastructure impacts are considered during zoning changes, and that findings are included in the Staff Report provided to the Commission. MOTION: Motion to recommend City Council approve the Moody Road Townhomes rezone from Transitional Agriculture (TAG) to Low Density Residential 3 (LDR3) based on its ability to fit within staff parameters, that it is in conformance with the Comprehensive Plan, and has been extensively looked at. Action: Approve, Moved by McKay Francis, Seconded by Aaron Richards. Commissioner Discussion on the Motion: none VOTE: Motion carried. (Summary: Yes = 7, No = 0, Abstain = 0). Yes: Randall Kempton (Vice Chair), Sally Smith (Chairperson), Aaron Richards, Jim Lawrence, McKay Francis, Dan Hanna, Tammy Geddes No: none Abstain: none CORRECTED MOTION: Motion to recommend County Commissioners approve the Moody Road Townhomes rezone from Transitional Agriculture (TAG) to Low Density Residential 3 (LDR3) based on its ability to fit within staff parameters, that it is in conformance with the Comprehensive Plan, and has been extensively looked at. (video index 1:08:49) 4. Public Hearing – (25-00855) Sky Meadows – Rezone from LDR1 to LDR2 – Located along Silver Wood Lane and Ridge View Drive, the application is to change the zoning map of 16.25 acres from Low Density Residential 1 (LDR1) to Low Density Residential 2 (LDR2). – Mitchell Smedley (Action) (208) 359-3020 35 North 1st East Rexburg, ID 83440 Rexburg.org | Engage.Rexburg.org Conflict of Interest/Ex parte Conversation: Chairperson Smith asked the Commissioners to disclose any conflicts of interest or conversations held outside of this meeting relative to this particular subject. Presentation: Mitchell Smedley, representing the property owner and developer, addressed the Commission regarding a rezone request. He began by thanking the Planning Commission and expressed appreciation to the neighbors in attendance who support the proposal. Mr. Smedley explained that the lots along Windsong Drive are currently zoned LDR2, while the lots along Silverwood and Ridgeview Drive are zoned LDR1. The applicant is requesting that the zoning for Silverwood and Ridgeview Drive be changed to LDR2. The purpose of the rezone request is to allow for slightly increased density, which would improve the financial feasibility of the project. Mr. Smedley noted that a development agreement is already in place to improve Pole Line Road, which borders the Sky Meadows neighborhood. He stated that the additional density would help support those infrastructure improvements. He also emphasized that the LDR2 zoning would provide flexibility during phased platting and better respond to market demand. The applicant is uncertain how quickly LDR1 lots will be absorbed and believes that LDR2 zoning may offer more affordable housing options for the community. Mr. Smedley responded to a question regarding the challenges of trenching through lava rock for utility installation. He confirmed that the development team is actively working to design the project in a way that avoids trenching through the lava. He referenced an existing trench along Windsong Drive that has been in place for several years and noted that the rezone would allow for a redesign of the neighborhood layout. Mr. Smedley stated that a new amended plat will be submitted once the zoning outcome is finalized. The revised design will aim to minimize excavation through lava rock, which will help reduce construction costs and improve feasibility. Planning and Zoning Administrator Parkinson reported that Staff has reviewed the applicant’s rezone request and determined that it aligns with the surrounding area and the goals of the proposed development. Staff recommended that the Planning & Zoning Commission forward the request to City Council with a recommendation for approval. Commissioner Hanna asked about the mention of booster pumps in the staff conditions. Administrator Parkinson clarified that such infrastructure requirements would be addressed during the platting and development agreement process and do not need to be included in the rezone motion. He noted that development may necessitate booster pumps, but it is not a Planning & Zoning issue. (208) 359-3020 35 North 1st East Rexburg, ID 83440 Rexburg.org | Engage.Rexburg.org Administrator Parkinson confirmed that the comprehensive plan designates the area as low residential, which is consistent with the proposed LDR2 zoning. Additional questions were raised regarding existing road infrastructure. Administrator Parkinson explained that Silverwood Lane currently has a stub-in section, and Ridgeview Drive has a similar partial connection. Wildflower Drive also begins to extend north but stops shortly after the intersection. Vice Chairperson Kempton opened the public input portion of the hearing at 7:26 pm. In Favor: Nathan Tonks, a resident of Stone Drive, expressed support for the proposed development. He noted that the surrounding area currently contains vacant lots that are overgrown with weeds and generate dust during the summer months. Mr. Tonks stated that he would prefer to see the area developed with homes, green lawns, and families, rather than left in its current condition. He also commented that the proposed development could contribute to the city’s goal of increasing affordable housing options. Mr. Tonks shared that his family was fortunate to purchase a home at the right time, but acknowledged that many others have missed that opportunity due to rising costs. Additionally, Mr. Tonks supported the completion of roads, gutters, and other infrastructure improvements. He mentioned that proper grading by the developer could help reduce flooding issues along Stone Drive, particularly on the east side of the road. He concluded by thanking the Commission and reiterating his support for the project. Noah Phethean, also resident of Stone Drive, spoke in support of the proposed rezone. He noted that although he works for the City of Rexburg, he was not speaking in an official capacity. Mr. Phethean stated that increasing residential density would be beneficial to the city, particularly in helping to address a current shortfall of approximately $5.3 million needed for road repairs. He explained that higher density development could lead to increased revenue through fuel and sales taxes, which would support city infrastructure funding. Mr. Phethean also expressed a personal interest in seeing smaller lots developed, as they would make housing more affordable and increase the likelihood that his children could purchase homes nearby in the future. He concluded by expressing his support for the project and its potential benefits to both the community and the city. Patrick Ulrich, a resident of Stone Drive, addressed the Commission to express support for the proposed rezoning. He noted that the first home on his street was completed in 2009, and that construction in the area has continued sporadically over the past 17 years. He stated that the final two homes are expected to be completed in 2026. Mr. Ulrich acknowledged that the area will be developed regardless and expressed that smaller lots and a greater variety of housing styles could help accelerate the development timeline. He believes this would reduce the duration of construction-related disruptions such as dust, wind, incomplete sidewalks, and the presence of construction crews in the neighborhood. He also voiced support for the rezoning due to its potential to provide more affordable housing options beyond apartments and townhomes. Mr. Ulrich expressed enthusiasm for the inclusion of smaller homes and twin homes, and stated his belief that those seeking to settle in Rexburg are generally good people. He concluded (208) 359-3020 35 North 1st East Rexburg, ID 83440 Rexburg.org | Engage.Rexburg.org by saying that he welcomes more affordable housing options that allow more residents to live and stay in the community. Caleb Hatch, a resident of Stone Drive, expressed support for the proposed rezoning. He shared that he required financial assistance from his parents to afford his current home and emphasized the importance of creating more affordable housing opportunities for individuals seeking to purchase their first homes. Mr. Hatch stated that he supports any efforts that would increase access to affordable housing in the community. Jordan Cherrington, a licensed real estate agent and resident of Stone Drive, spoke in support of the proposed rezoning. She stated that affordability and housing shortages remain ongoing challenges in the real estate industry and expressed that the city needs to move forward with slightly higher density to help address these issues. Ms. Cherrington indicated that she supports the proposed LDR2 zoning, noting that she would not be in favor of LDR3 in this location. She explained that smaller lot sizes do not pose a concern for property values, especially given the proximity to Founders Square, which includes a Planned Unit Development (PUD) with small lots, and Windsong Drive, which is already zoned LDR2. She commended the developer for being responsive and proactive in addressing neighborhood concerns and expressed confidence that the development would maintain the character of the existing neighborhood. Ms. Cherrington stated that she had reviewed some of the proposed plans and found them to be well-designed. She concluded by expressing enthusiastic support for the project. Will Gerke, a resident of Stone Drive, expressed support for the proposed development and concurred with the comments made by previous speakers. He stated that he is particularly encouraged by the infrastructure improvements that will accompany the development, including the planned water booster station. Mr. Gerke noted that these upgrades will benefit not only the immediate area but also the broader community. He concluded by affirming his support for the project. Ken Fosh, a resident of Stone Drive, expressed support for the proposed rezoning. He stated that the continuation of LDR2 zoning in the area is logical, given that it has already been approved nearby. Mr. Fosh agreed with previous comments made during the meeting and emphasized that moving forward with the development would help reduce ongoing dust and disruption in the neighborhood. He concluded by thanking the Commission for their time. Alan Cook, a resident of Stone Drive, spoke in support of the proposed amendment. He noted that his property is located at the intersection where the new road is planned. Mr. Cook echoed previous comments regarding flooding concerns, stating that he must open a ditch behind his home each spring to prevent flooding. He expressed enthusiasm for the proposed improvements, including the addition of streets and curbs, which he believes will enhance the appearance of the surrounding field. Mr. Cook also raised a concern about the rodent problem in the area, which he described as significant. He concluded by stating his full support for the approval of the amendment. (208) 359-3020 35 North 1st East Rexburg, ID 83440 Rexburg.org | Engage.Rexburg.org Neutral: none Opposed: Bryce Franz, a resident of Stone Drive, spoke in opposition to the proposed rezoning. He acknowledged that the area will be developed regardless of whether it is zoned LDR1 or LDR2, and stated that many of the concerns raised—such as dust, rodents, and flooding—will likely be addressed through development either way. Mr. Franz expressed concern about the impact of increased density on neighborhood safety, particularly for children. He noted that the neighborhood has a high concentration of young families, and children frequently play in the streets. He believes that adding more homes and increasing traffic will create a less safe environment for children. He also raised concerns about potential impacts to property values. Mr. Franz stated that smaller homes on smaller lots, as allowed under LDR2 zoning, could lower appraisal values and make it more difficult for existing homes to appreciate. He further noted that smaller homes and twin homes are more likely to be used as rental properties, which could lead to higher turnover and reduce the close-knit nature of the neighborhood. Mr. Franz emphasized the importance of knowing neighbors and maintaining a sense of community, especially for families with children. He expressed concern that increased rental activity could make it harder to maintain that connection and awareness of who is living in the area. He concluded by thanking the Commission. Nicomi Vargas, a resident of Stone Drive, spoke in opposition to the proposed rezoning to LDR2. She expressed concern about the safety of children in the neighborhood, noting that many young children frequently play in the streets. She described the steep slope of Stone Drive leading into the proposed Silverwood Lane intersection and stated that vehicles often travel down the road at high speeds, creating a hazardous environment. Ms. Vargas also raised concerns about water runoff due to the slope and questioned whether school buses would be able to navigate the area, citing past instances where buses have had difficulty on Stone Drive. She acknowledged that development may help address issues such as dust and weeds but emphasized that safety should be the priority. She expressed opposition to LDR2 zoning, citing potential negative impacts on property values due to smaller homes and lots. Ms. Vargas noted that her home is the oldest on the block and shared concerns about increased rental turnover, which she believes could disrupt the close-knit nature of the neighborhood and reduce community awareness and safety. Additionally, Ms. Vargas pointed out that the area lacks nearby services, meaning residents must travel along already congested roads such as 2nd East and Pole Line Road. She concluded by reiterating her opposition to the rezoning and her desire to maintain the area as LDR1. Written Correspondence: Jason & Angela Hunt Vice Chairperson Kempton closed the public input portion of the hearing at 7:42 pm. Rebuttal: (208) 359-3020 35 North 1st East Rexburg, ID 83440 Rexburg.org | Engage.Rexburg.org Mr. Smedley addressed the Commission and thanked all residents who attended and shared their opinions regarding the proposed development. He acknowledged that traffic was a major concern raised during the meeting and clarified that the proposed LDR2 zoning would result in only a modest increase of approximately 10 to 15 additional homes compared to what could be built under LDR1 zoning. He explained that the inclusion of these additional homes is economically significant for the developer and may determine whether the project is financially viable. Without the increased density, the property may remain undeveloped for the foreseeable future. In response to concerns about flooding, the developer assured the Commission and residents that the planning staff would not allow construction that would negatively impact neighboring properties. He stated that development would improve water control compared to current conditions. Regarding traffic and access, the developer noted that improvements to Pole Line Road are already included in the existing development agreement and will be funded by the developer. These upgrades will provide better access to the site from both Pole Line Road and Stone Drive. He concluded by reiterating that the development team is committed to addressing concerns and working within city standards to ensure a safe and well-planned neighborhood. Commissioner Discussion: Commissioners expressed appreciation for the public participation, noting that it was helpful to hear perspectives from both sides of the issue. They commended the respectful tone of the public hearing and acknowledged that all speakers adhered to the time limits, which contributed to a productive meeting. Commissioner Francis specifically praised the developer for proactively engaging with neighbors prior to the hearing, stating that such outreach helps build trust and understanding within the community. Vice Chairperson Kempton reminded the Commission that their decision should focus solely on the proposed zone change and not on any specific development plans that may follow. Commissioners generally agreed that the proposed zoning would support future development and provide opportunities for additional housing. It was noted that the zoning change would be consistent with surrounding areas, which include both LDR1 and LDR2 designations. Commissioner Lawrence stated that the proposed zoning fits well within the context of the neighborhood and supports the city’s goals for growth and housing availability. Commissioner Richards continued the discussion of the proposed zone change, expressing appreciation for the respectful and well-attended public hearing. He addressed concerns about traffic, citing data that a single-family dwelling typically (208) 359-3020 35 North 1st East Rexburg, ID 83440 Rexburg.org | Engage.Rexburg.org generates fewer than one vehicle trip per hour during peak times. Based on the projected increase of 10 to 15 homes, he concluded that the traffic impact would be minimal. He also shared personal experience from living in a mixed LDR1 and LDR2 neighborhood, noting that twin homes had increased property values due to higher price per square foot. Commissioner Francis emphasized the economic challenges of developing the site and noted that the area has remained undeveloped for years. He expressed support for a plan that would allow the neighborhood to be completed with sidewalks and curbs, improving safety and aesthetics. Commissioner Kempton highlighted that LDR2 zoning is already present in nearby areas and that similar developments have resulted in safe, low-traffic neighborhoods. He agreed that completing the development would help alleviate concerns and improve the area. Commissioner Geddes expressed support for LDR1 zoning in general, citing the importance of variety in Rexburg and outdoor space for children and families. However, she acknowledged that LDR2 zoning may be more feasible economically and would still provide a good fit for the area. She referenced other subdivisions, such as Summerfield, that successfully balance density with green space and community amenities. Commissioner Smith stated her support for the LDR2 zoning, noting that it would help move the project forward and allow the area to be developed. She expressed confidence that the engineering department would ensure proper planning for water management and infrastructure. MOTION: Motion to recommend City Council approve the Sky Meadows rezoning from Low Density Residential 1 (LDR1) to Low Density Residential 2 (LDR2) because it is in accordance with the Comprehensive Plan, it’s a fit with the surrounding land uses and also allows forward movement on a stalled out project. Action: Approve, Moved by Aaron Richards, Seconded by Dan Hanna. Commissioner Discussion on the Motion: none VOTE: Motion carried. (Summary: Yes = 7, No = 0, Abstain = 0). Yes: Randall Kempton (Vice Chair), Sally Smith (Chairperson), Aaron Richards, Jim Lawrence, McKay Francis, Dan Hanna, Tammy Geddes No: none Abstain: none Heads Up: ▫ November 6, 2025: Ordinance Amendment 5. Adjourned at 7:56 PM. Minutes created using AI Assistance.