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HomeMy WebLinkAboutRFD - 25-00855 - Sky Meadows – Rezone fr LDR1 to LDR2Reason for Decision 25-00855 – Sky Meadows – Rezone from LDR1 to LDR2 August 22, 2025, An application was received from Mitchell Smedley with Sky Meadows Development LLC to rezone 38 parcels from Low Density Residential 1 (LDR1) to Low Density Residential 2 (LDR2). August 22, 2025, Payment was received for the application. August 25, 2025, Application paperwork was completed. August 25, 2025, Staff reviews were assigned. September 9, 2025, Staff reviews were approved. September 24, 2025, Staff Report was completed. (See attached) September 22, 2025, Notice was sent to the newspaper to be published September 26, 2025, and October 3, 2025. September 24, 2025, Notice was mailed to surrounding property owners. October 9, 2025, Notice was posted on the property. October 16, 2025, The application was presented to the Planning & Zoning Commission. 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) 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. 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 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. 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: 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 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 November 5, 2025, The application was presented to the City Council and considered first read. November 19, 2025, The application was presented to the City Council and considered second read. December 3, 2025, The application was presented to the City Council for a third and final read.