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HomeMy WebLinkAboutP&Z Minutes 12.16.25(208) 359-3020 35 North 1st East Rexburg, ID 83440 Rexburg.org | Engage.Rexburg.org Planning and Zoning Minutes - December 16, 2025 P&Z Commissioners: City Staff: Randall Kempton (Vice Chair) 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 Commissioner Lawrence acted as Chairperson for the meeting. Chairperson Lawrence opened the meeting at 6:31 PM. Planning & Zoning Meeting: 1. Welcome 2. Pledge of Allegiance 3. Mayor’s Business 4. ROLL CALL of Planning and Zoning Commissioners: Present: Randall Kempton (Vice Chair), Jim Lawrence, McKay Francis, Brian Thackeray, Vern Muir, Dan Hanna, Tammy Geddes Absent: Sally Smith (Chairperson), Aaron Richards, Bruce Casper, 5. Approval of the P&Z Minutes for November 20, 2025 (Action) MOTION: Motion to approve the Planning & Zoning minutes for November 20, 2025 (Action) Action: Approve, Moved by Vern Muir, Seconded by Brian Thackeray. Commissioner Discussion on the Motion: None VOTE: Motion carried. (Summary: Yes = 5, No = 0, Abstain = 2). Yes: Jim Lawrence, McKay Francis, Brian Thackeray, Vern Muir, Tammy Geddes No: none Abstain: Randall Kempton, Dan Hanna Attorney Rammell advised the audience that public comment was limited to 3 minutes. PLAT 6. PLAT – (25-00999) Juniper Commons – Plat – Located at 810 Pioneer Rd, the application is to subdivide the parcel into 55 lots. – Eagle Rock Engineering/Headwaters Construction (Action) (208) 359-3020 35 North 1st East Rexburg, ID 83440 Rexburg.org | Engage.Rexburg.org Conflict of Interest/Ex parte Conversation: Chairperson Lawrence 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 application for the Juniper Commons plat. He explained the plat was located off of 7th S and the Yellowstone Highway. He explained construction had already begun on the four-plexes and roads, but the plat must be completed and approved before they can sell. They have met all the requirements. Commissioner Geddes asked for clarification on the location. Administrator Parkinson shared it was located south of Bodifi, near the Middle School. He explained the road will be modified, curving into a 90 degree connection onto Pioneer Road for improved safety. There will be an HOA & CC&Rs that will be able to maintain and manage the common areas. Commissioner Discussion: Commissioner Hanna commented that the proposal complies with the requirements. MOTION: Motion to recommend City Council approve the plat for Juniper Commons located at 810 Pioneer Rd. Action: Approve, Moved by Dan Hanna, Seconded by Randall Kempton. Commissioner Discussion on the Motion: none VOTE: Motion carried. (Summary: Yes = 7, No = 0, Abstain = 0). Yes: Randall Kempton (Vice Chair), Jim Lawrence, McKay Francis, Brian Thackeray, Vern Muir, Dan Hanna, Tammy Geddes No: none Abstain: none PUBLIC HEARINGS 7. Public Hearing – (25-01288) Diaz (Birch Property) - Comp Plan change from LR to IR– Located at approximately 301 S 12th W, the application is to change the comprehensive plan designation from Low Residential to Intermediate Residential. – Marco Diaz (Action) Conflict of Interest/Ex parte Conversation: Chairperson Lawrence 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: Administrator Parkinson introduced the application, sharing the location of the property on 12th W, behind the recently approved charter school. He explained that the applicant has requested to change the zone of half of the parcel, approximately 6.5 acres, to a zone that is not allowed in the current Low Residential Comprehensive Plan Map designation. This request has prompted the Comprehensive Plan Map amendment to Intermediate Residential to support the requested zone. The applicant, Marco Diaz, explained that the property is currently split zoned between LDR1 and LDR2, which is unusual. The proposed amendment would allow for LDR3 zoning to accommodate townhomes adjacent to the freeway, with a transition to single- family homes further south. The applicant stated that higher density near the freeway is more marketable due to noise concerns and would support affordable housing options. The proposed density is 10 units per acre, or approximately 60 units. Administrator Parkinson stated that the Intermediate Residential designation allows for LDR3, MDR1 and MDR2 zones. The next item on the agenda is requesting a LDR3 zone for this same area. He confirmed that staff have reviewed the application and it met all requirements. Commissioner Lawrence inquired about how many parcels were involved in the Comprehensive Plan Map Amendment request. Administrator Parkinson confirmed the property in question is a single parcel that is split into two zones. Commissioner Muir asked if this would be restricted to townhomes. Commissioner Kempton advised the Commission that when changing the Comprehensive Plan Map designation, any zone allowed in that designation could be requested. He reminded the Commissioners that the current developer could sell the property, and the next owner could request a higher zone that is in accordance with the Comprehensive Plan Map designation. Commissioner Hanna discussed adjacent properties designations and densities. Administrator Parkinson described the Comprehensive Plan as being a vision for the city, giving the Planning & Zoning Commission the authority to update it as needed or requested. He explained that it was reviewed and updated in 2023. Commissioner Hanna deliberated if allowing this change would create more changes in the future. Commissioner Thackeray inquired why the Intermediate Residential section stopped abruptly on the map. Commissioner Geddes confirmed that during the Comprehensive Plan review and update, the neighborhood insisted on a step down approach from large rural lots to Low Density Residential to avoid abrupt changes in density. Administrator Parkinson emphasized that even if the Intermediate Residential designation was approved, future zone changes would come before the Planning and Zoning Commission. He asked the commission why they would or would not approve the request. He pointed out that there is MDR and HDR across the highway, bordering the (208) 359-3020 35 North 1st East Rexburg, ID 83440 Rexburg.org | Engage.Rexburg.org property, and the LDR3 in the Intermediate Residential is a step down from that. Commissioner Hanna commented this decision could potentially open the door for others to request the same. Commissioner Thackeray countered that others already have that ability. Commissioner Hanna reasoned that the Intermediate Residential request looks consistent with the vision map. Administrator Parkinson reiterated that the Comprehensive Plan is not locked in, that changes can be made as the Commission considers what is best for the city and what they see coming, as long as they have a solid reason for their decision, no matter if it is approval or denial. Commissioner Thackeray noted that while there are some who are passionate about the change, when looking at it holistically, only traffic issues cause reservations. Attorney Rammell educated the Commission that the Comprehensive Plan is intended to guide zoning decisions, not regulate parcels. According to Idaho statute, with any amendment to Comprehensive Plan, adverse impacts on the delivery of services may be discussed. He further explained that the applicants meet with the Ready Team, which includes Planning & Zoning, Public Works, Fire, Building, and Legal, to discuss limitations and challenges prior to submitting their application. Staff, including Fire and Public Works, then reviews the plans to ensure it aligns with city requirements. These meetings and reviews happen prior to the application coming before the Commission. Commissioner Hanna discussed using the Comprehensive Plan as a visionary tool to direct growth, whether it should be viewed holistically as a big picture, or zoomed in on individual parcels, if the view has the potential to affect other parcels, and if Comprehensive Plan Map amendments go against the vision. Attorney Rammell acknowledged that by nature, any Comprehensive Plan Amendment goes against it because it’s an amendment to the document, but viewing it holistically and using reason and a factual basis, they can be approved or denied. Commissioner Hanna questioned if this was a radical change or consistent with good planning. Attorney Rammell suggested that the definition of radical was subjective. Chairperson Lawrence opened the public input portion of the hearing at 7:06 pm. Favor: Greg Newkirk, residing at 975 Westwood Drive in Rexburg, spoke in favor of the proposed change. He stated that the city’s comprehensive plan has two components: broad goals and specific zoning designations. He noted that the city is currently out of balance, with an abundance of single-family zoning and an inadequate amount of higher-density housing such as duplexes and townhomes. Mr. Newkirk emphasized that future growth would require more diverse housing options and that the comprehensive plan anticipates this need. He explained that the location under consideration is close to downtown and along 12th West, which he believes will eventually become a major five- lane roadway. He argued that density will naturally increase in this area and that it is better to address these issues now rather than later. Delaying action, he said, results in piecemeal decisions and create greater challenges over time. While acknowledging that (208) 359-3020 35 North 1st East Rexburg, ID 83440 Rexburg.org | Engage.Rexburg.org some residents prefer single-family housing, he stressed that multifamily development is a necessary reality for the city’s future. Mr. Newkirk concluded by encouraging the Commission to move forward with the proposal, stating that the site is well suited for the change and meets key planning objectives. Neutral: none Opposed: John Paul Johnson, residing at 2412 West 880 South, spoke in opposition to the proposed change. He expressed significant concern about traffic impacts, referencing a traffic study presented by Public Works during the September 17 meeting regarding the GEM Prep Charter School located adjacent to the subject property. The study projected that traffic levels of service on 12th West would decline to levels D and E by 2030 with the addition of the school. Mr. Johnson argued that introducing higher-density development would further exacerbate congestion, especially since 12th West is not expected to become a five lane road for many years. He emphasized that the current infrastructure cannot support additional density in the near term. Mr. Johnson also noted that the property lies west of the highway, where connectivity to downtown is limited. He stated that the highway acts as a physical barrier, making access more difficult compared to areas east of the highway. Finally, he questioned the fairness of changing the comprehensive plan based on a single property owner’s request, given that the plan was developed with extensive public input. He urged the Commission to respect the community’s vision expressed during the comprehensive planning process and not disregard public opinion for individual interests. Commissioner Lawrence explained to the Commissioners that level of service F is gridlock and A is free flowing. Brent Harris, residing at 1125 Widdison Lane in Rexburg, spoke against the proposed change. He stated that LDR3 should not be classified as Intermediate Residential in the comprehensive plan because it is considered low density. He recommended correcting this inconsistency before allowing any changes that would permit intermediate or medium density development in areas currently designated for low density. Mr. Harris expressed concern that approving this request would set a precedent for adjacent properties, such as the Steiner family land to the north, which could then seek similar changes and potentially introduce medium density development along the freeway. He emphasized that the west side of the highway is different from the east side and that the city has limited low-density residential areas remaining, as apartments and high density housing are becoming more prevalent. He also noted that the comprehensive plan was created to prevent piecemeal development and should be followed as closely as possible. While acknowledging that the plan is a guideline, he urged the Commission to maintain its integrity and avoid incremental changes that undermine its purpose. Mr. Harris concluded by recommending that the city correct the classification issue and keep the area designated for low density residential rather than changing it to intermediate or medium density. Wanless Southwick, residing at 375 South 12th West, spoke in opposition to the proposed change. He stated that he owns property adjacent to the subject parcel and expressed concern about approving the amendment without a broader development (208) 359-3020 35 North 1st East Rexburg, ID 83440 Rexburg.org | Engage.Rexburg.org plan for the area. Mr. Southwick noted that the surrounding land currently appears as vacant agricultural property but will eventually develop, and multiple owners are involved. He emphasized the need for a comprehensive vision rather than piecemeal changes. He warned that adding higher density housing would significantly impact traffic on 12th West, which already lacks adequate east west connectivity. He stressed that the rural residential character of the neighborhood is highly valued by residents and should be preserved. Mr. Southwick argued that the proposed development primarily benefits the developer financially and that people will still purchase property near the freeway, even if discounted, without requiring high-density zoning. He concluded by stating that increased congestion and loss of rural character are unacceptable outcomes for the community. David Higginson, residing at 1120 Green Willow Drive, spoke against the proposed change. He expressed concern about cumulative traffic impacts on 12th West, noting that several major projects are either approved or anticipated in the area. These include a potential school district facility near the high school, ongoing condominium development in Summerfield, the recently approved GEM Prep Charter School (which could add 300–600 vehicle trips daily), and a large condominium project planned for property near Main Street and 12th West. Mr. Higginson emphasized that these developments will significantly increase traffic volumes and strain existing infrastructure. He urged the Commission to consider the broader picture rather than approving changes on a parcel-by-parcel basis. He stated that the comprehensive plan was created with extensive public input and should be respected to avoid radical changes that could negatively affect the community. Mr. Higginson recommended moving forward cautiously and in smaller steps to maintain consistency with the plan and prevent future congestion and neighborhood disruption. Kathy Parson, residing at 298 South 12th West, spoke in opposition to the proposed change. She stated that she and her husband have lived at their property for 43 years and have witnessed significant increases in traffic over time. Mrs. Parson expressed strong concern that approving the amendment would lead to even greater traffic congestion and voted “absolutely no” to changing the designation to allow higher density. She compared the proposal to “letting the camel’s nose in the tent,” suggesting that it could lead to further incremental changes. While acknowledging that she does not fully understand the comprehensive plan yet, she indicated her intent to study it further. She concluded by reiterating that traffic in the area is already excessive and that additional development would worsen the problem. Mike Evans, residing at 2195 West 440 South, spoke against the proposed change. He stated that growth and development do not “just happen” but occur through approvals, and the Commission has the authority to shape what is best for Rexburg. Mr. Evans expressed concern that approving higher density zoning would negatively impact the city’s visual appeal, particularly along Highway 20, where visitors entering Rexburg would see dense development rather than the community’s current open and attractive character. He argued that property near the freeway will still sell, even if prices must be reduced, and that decisions should not be based on financial considerations for developers. Instead, they should reflect the city’s long term vision and commitment to (208) 359-3020 35 North 1st East Rexburg, ID 83440 Rexburg.org | Engage.Rexburg.org maintaining its beauty and quality of life. Mr. Evans concluded by urging the Commission to preserve Rexburg’s character and avoid changes that would compromise its appeal. Charlene Evans, residing at 2195 West 440 South, spoke in opposition to the proposed change. She stated that she agrees with previous comments made by other residents and expressed concern about the inconsistency in development standards. Mrs. Evans noted that a recent proposal on her street to create eight one acre lots was denied because the developer could not provide access to Highway 33. She questioned why a project proposing significantly more homes would now be considered acceptable. She urged the Commission to reflect on whether decisions are being made to benefit developers financially or to maintain a well planned community. Mrs. Evans emphasized the importance of creating a city that prioritizes long term residents who will pay taxes and send their children to local schools for many years, rather than approving changes that could lead to transient populations. She concluded by asking the Commission to consider the broader impact on the community before approving the request. Doug Thompson, residing at 1053 Widdison Lane, spoke in opposition to the proposed change. He stated that his views aligned with previous comments made by other residents and expressed concern about maintaining the integrity of the comprehensive plan. Mr. Thompson noted that traffic congestion is already challenging in the area, particularly at the diamond interchange, and additional development would worsen these conditions. He emphasized the importance of preserving Rexburg’s identity as a “family community,” referencing the city’s signage and vision. Mr. Thompson urged the Commission to uphold the comprehensive plan to maintain the character and quality of life in the neighborhood, rather than approving changes that could lead to increased density and congestion. Leon Parson, residing at 298 South 12th West, spoke in opposition to the proposed change. He expressed concern about the long term impact of increased density and urged the Commission to consider the “big picture” rather than focusing on a single parcel. Mr. Parson noted that he and his family have lived in the area for 43 years and have already experienced property impacts from previous road widening projects, including the loss of yard space and irrigation access. He warned that future expansions of 12th West to accommodate traffic could require additional right-of-way, further reducing private property and altering the neighborhood’s character. Mr. Parson emphasized that traffic congestion is already a significant issue and suggested that the city prioritize opening 7th South or other east-west connections before approving higher density development. He concluded by urging the Commission to avoid incremental changes that create larger problems and to maintain a comprehensive approach to planning. Mike Evans, residing at 2195 West 440 South, added a final comment regarding traffic concerns. He stated that while the diamond interchanges have been helpful, they are already congested during peak times. Mr. Evans noted that his wife’s commute from their home to McDonald’s, approximately one mile, takes more than ten minutes each morning due to traffic delays. He warned that additional development and increased traffic would make these interchanges even more crowded, further impacting travel times and overall traffic flow. (208) 359-3020 35 North 1st East Rexburg, ID 83440 Rexburg.org | Engage.Rexburg.org Written Correspondence: All who had written also spoke in person Rebuttal: Marco Diaz thanked the Commission and the public for their comments and acknowledged that growth is never easy. He addressed traffic concerns first, explaining that he has met with the city and Public Works Director Keith Davidson multiple times. Mr. Diaz stated that developers are required to mitigate traffic impacts by widening roads and making improvements identified in traffic studies to maintain or improve the level of service. He emphasized that his goal is to solve problems, not create them, and assured the Commission that any necessary road improvements will be funded by the developer, not taxpayers. He also clarified that the proposed change is not a radical departure from the comprehensive plan. The request moves from LDR2 to LDR3, which he described as a gradual step rather than a major shift to medium density. Mr. Diaz noted that his long term plan includes single family lots on additional property he is purchasing, further supporting a balanced approach to development. Addressing affordability, Mr. Diaz stated that his goal is to provide quality, affordable housing for young families and first- time buyers who may otherwise be priced out of the market. He assured the Commission that the development will not resemble the Meadows, which has been criticized for poor maintenance, and emphasized that affordability does not mean inferior quality. Mr. Diaz concluded by expressing his willingness to work collaboratively with the community and the Commission to address concerns. He stated that he values dialogue and hopes to find solutions that benefit both the city and its residents. He reiterated his commitment to building responsibly and maintaining open communication throughout the process. Chairperson Lawrence closed the public input portion of the hearing at 7:42 pm. Chairperson Lawrence thanked all participants for their comments. He expressed appreciation for the public’s engagement and noted that speakers adhered to the allotted time, which contributed to an orderly and productive discussion. Commissioner Discussion: Commissioner Kempton began the discussion by noting that he appreciated earlier comments regarding flexibility in the comprehensive plan. He stated that he wished the plan allowed for “fuzzy lines” or overlapping areas between Intermediate Residential and Low Residential, which could provide more flexibility for LDR3 zoning. He acknowledged that this is not something that can be resolved during the current meeting but felt it would help address similar issues in the future. Chairperson Lawrence then asked for clarification regarding the traffic study for the GEM Prep Charter School and whether the projected level of service was calculated with or without improvements. Administrator Parkinson confirmed that the study reflected current conditions without improvements and explained that transportation studies typically identify problems and propose solutions to restore acceptable service levels. These improvements are generally required of developers as part of their project responsibilities. Commissioner Geddes asked what service level is acceptable for roads. Administrator Parkinson confirmed a C level is acceptable. (208) 359-3020 35 North 1st East Rexburg, ID 83440 Rexburg.org | Engage.Rexburg.org Commissioner Thackeray asked whether allowing development could help generate revenue to fund road improvements more quickly, noting that leaving the area as low- density might limit resources for infrastructure upgrades. Administrator Parkinson responded that without growth, the city lacks sufficient funds to maintain or expand roads. Developers are required to pay for improvements along their frontage and contribute to infrastructure costs, which helps offset expenses and supports better road conditions. The future widening of 12th West to a five-lane roadway was also discussed. Administrator Parkinson explained that while improvements will occur incrementally as development progresses, the city does not currently have the funds to complete the entire project at once. If traffic mitigation measures identified in transportation studies are insufficient, the city will need to seek grants or other funding sources to finish the work. Chairperson Lawrence redirected the discussion to the comprehensive plan, stating that he anticipates development along the highway eventually but questioned whether now is the right time to make this change. Commissioner Kempton agreed that traffic concerns can be managed by the city and developers but emphasized that changing the comprehensive plan should meet a high standard. Commissioner Kempton acknowledged that the request makes sense in terms of location and gradual density transition but stressed the importance of respecting recent planning efforts. Commissioner Thackeray added that the proposed change would increase density on the six acre parcel by approximately 40 units and argued that this expansion could help provide housing for young families who are currently priced out of the area. He shared that many of his own family members have moved away due to affordability issues and sees this development as a way to address that challenge. Administrator Parkinson clarified that while developers contribute to road improvements, the city remains responsible for additional infrastructure costs beyond those requirements. Commissioners continued to weigh the balance between maintaining the integrity of the comprehensive plan and addressing housing needs and future growth. Commissioner Hanna summarized three key issues: traffic concerns, infrastructure funding, and the role of the Planning & Zoning Commission. He noted that development and growth are necessary to fund infrastructure improvements and that Rexburg has historically shifted many of these costs to developers, reducing the burden on property owners and taxpayers. He then asked for clarification on the Commission’s role in the process. Administrator Parkinson explained that the Planning & Zoning Commission serves as a recommending body to the City Council. The Commission reviews testimony, evaluates compliance with city code and the comprehensive plan, and considers citywide impacts before making a recommendation to approve or deny. The City Council, as the elected governing body, makes the final decision and enacts changes into law. Administrator Parkinson emphasized that decisions must be based on valid, defensible reasons. For example, traffic concerns cannot be used to deny a (208) 359-3020 35 North 1st East Rexburg, ID 83440 Rexburg.org | Engage.Rexburg.org proposal if mitigation measures can maintain acceptable service levels. Commissioners were reminded that their responsibility is to weigh all factors and provide recommendations supported by clear, factual reasoning. Commissioner Francis asked staff to clarify what is meant when Administrator Parkinson indicates that a project has received the “green light” from the city. Administrator Parkinson explained that before an application reaches the Commission, the applicant meets with the city’s Ready Team, which includes department heads from Public Works, Planning, Building, Legal, and other relevant divisions. During these meetings, staff identify challenges, requirements, and necessary adjustments to ensure compliance with city codes and standards. Applicants often revise their plans multiple times before submitting a formal application. Once submitted, the application undergoes detailed review by GIS, Public Works, Planning & Zoning, Building, and Legal to confirm compliance with city, state, and national codes. If all requirements are met, staff forwards the application to the Commission with a recommendation, leaving the final decision to the Commission and City Council. Commissioner Francis noted that, based on his experience, Rexburg requires extensive front end engineering and traffic analysis, which demonstrates the city’s commitment to thorough review. He added that, in his opinion, the proposed change makes sense as a continuation of development patterns south of the property, providing a logical transition from the highway to residential areas. Administrator Parkinson also noted that since the adoption of the 2023 Comprehensive Plan, five amendments have been approved, indicating that changes do occur when justified. Commissioners discussed the challenge of planning for a corridor surrounded by undeveloped land and emphasized the importance of maintaining a clear vision for future growth. Administrator Parkinson explained that previous “fuzzy” boundaries in the plan were eliminated to avoid inconsistencies and that future growth west of the freeway will be significant, requiring improvements to 12th West and other infrastructure. He also reported that a grant application for new highway crossings was denied, but efforts continue to identify solutions for traffic flow and connectivity. Commissioners acknowledged that these infrastructure challenges are related to the broader discussion of growth and connectivity. They reiterated the need to focus on the comprehensive plan and noted that any zoning changes approved would still require additional review and compliance with city standards. Administrator Parkinson emphasized that the Commission has the authority to approve or deny the proposed changes and that final zoning decisions will follow this process. Commissioner Geddes expressed concerns about increasing density near the highway and questioned how higher density zoning benefits the city when it adds more traffic and demand on utilities. She noted that the Meadows development was annexed into the city without adequate planning for growth and connectivity, and emphasized that the area currently has only one access point via 12th West. She stated that without additional frontage roads or east-west connections, evacuation and traffic flow could become problematic. Commissioner Geddes also raised questions about whether approving this request could lead to future proposals for even higher densities, such as MDR zoning, (208) 359-3020 35 North 1st East Rexburg, ID 83440 Rexburg.org | Engage.Rexburg.org and stated her preference for maintaining LDR1 and LDR2 zoning as outlined in the current plan. She expressed concern about approving changes based on one developer’s plans, noting that previous attempts to rezone the Birch property were denied until a step down approach was adopted. Administrator Parkinson responded by explaining that developers pay impact fees and are responsible for road improvements and utility connections, which help offset infrastructure costs. He further clarified that higher-density developments generate more tax revenue because they do not qualify for homeowner exemptions and also increase sales tax based on population. This additional revenue helps fund city services and infrastructure improvements. He noted that lower density areas often cost the city more to maintain due to limited tax base spread over large areas. Commissioner Geddes acknowledged the explanation but reiterated her concerns about connectivity, emergency access, and the long-term implications of allowing higher density adjacent to the freeway. Commissioner Geddes noted that community stability is an important consideration, citing a recent report showing a 70% turnover rate in the area. She suggested that the lack of available homes for purchase may contribute to this turnover and emphasized the need for housing options that encourage long term residency. However, she expressed concern that approving medium density zoning could lead to incremental changes beyond what is currently proposed and stated her preference for maintaining the existing step down approach outlined in the comprehensive plan. Chairperson Lawrence responded that ingress and egress requirements, as well as emergency access, would be reviewed by Public Works and the Fire Department during development to ensure adequate traffic flow and safety. Commissioner Hanna stated his support for the proposal. MOTION: Motion to recommend City Council approve the change in the Comprehensive Plan from Low Residential to Intermediate Residential because it is not a radical change, it is consistent with the neighborhood, provides a buffer to other developments, and provides a good product for those who want to live and invest in Rexburg. Action: Approve, Moved by Dan Hanna, Seconded by Brian Thackeray. Commissioner Discussion on the Motion: VOTE: Motion carried. (Summary: Yes = 5, No = 2, Abstain = 0). Yes: Jim Lawrence, McKay Francis, Brian Thackeray, Vern Muir, Dan Hanna, No: Tammy Geddes, Randall Kempton (Vice Chair), Abstain: none 8. Public Hearing – (25-01158) Diaz (Birch Property) - Rezone from LDR1&LDR2 to LDR2&LDR3 – Located at approximately 301 S 12th W, the application is to change the zoning map from Low Density Residential 1 (LDR1) and Low Density Residential 2 (208) 359-3020 35 North 1st East Rexburg, ID 83440 Rexburg.org | Engage.Rexburg.org (LDR2) to Low Density Residential 2 (LDR2) and Low Density Residential 3 (LDR3). – Marco Diaz 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 explained that following the recommendation to amend the Comprehensive Plan, the request for a zone change can now be considered. The proposal involves rezoning the front portion of the property from LDR1 to LDR2 and the freeway adjacent portion from LDR2 to LDR3. Applicant Marco Diaz reiterated that his goal is to create a step down pattern in density, starting with LDR3 near the freeway, transitioning to LDR2, and then single family homes further south. He emphasized that the request is not a radical change but a gradual adjustment consistent with previous discussions. Administrator Parkinson confirmed that the application meets all requirements and reviewed key considerations, including traffic impact, emergency access, and utility connections. He noted that developments exceeding 30 single family units will require a second access point and that a public road on the north side will be necessary to provide sewer and water service. Staff clarified that LDR3 zoning allows up to 10 units per acre, including single family homes, duplexes, twin homes, and townhomes, while LDR2 permits single family and duplex/twin homes only. He recommended approval of the zone change request, stating that the applicant has addressed requirements and is preparing for future infrastructure needs. The applicant added that the delay in bringing the proposal forward was due to efforts to secure secondary access and meet city standards. The Commission reviewed the zoning map, which shows surrounding areas with LDR1, LDR2, RR1, and some MDR designations, as well as existing LDR3 zoning nearby. Administrator Parkinson noted that similar zoning patterns exist in adjacent developments such as Summerfield and that the proposed changes align with current growth trends. Administrator Parkinson confirmed that Commissioner Geddes could vote on the rezone, even though she voted against the Comprehensive Plan change. Chairperson Lawrence opened the public input portion of the hearing at 8:25 pm. In Favor: Greg Newkirk, residing at 975 Westwood Drive, spoke in favor of the proposed zone change. He stated that the request is modest and provides a logical transition in density. (208) 359-3020 35 North 1st East Rexburg, ID 83440 Rexburg.org | Engage.Rexburg.org Mr. Newkirk explained that the plan envisions LDR3 zoning near the freeway for townhomes, tapering to duplexes and possibly single-family homes. He concluded by saying the design is appropriate and fits well with the area. Neutral: none Opposed: Kathy Parson, residing at 298 South 12th West, reiterated her opposition to the zone change. She expressed concern about traffic impacts, noting that she spends significant time outdoors and observes heavy traffic in the area. Mrs. Parson stated that she does not want to lose access to her property and believes the proposed development would worsen congestion. Wanless Southwick, residing at 375 South 12th West, spoke against the proposed zone change. He stated that adding more affordable housing units would increase traffic congestion because residents use roads the same way as those in larger lots. Mr. Southwick argued that placing townhomes near the freeway does not solve traffic problems and expressed concern about the canal along 12th West, which limits the ability to widen the road to five lanes. He explained that the canal cannot be covered due to grade and sediment issues. He stated that making additional east west connections or alternative routes was necessary. Mr. Southwick suggested that approving the zone change now is premature and recommended waiting until a master plan for the entire area is developed. Brent Harris, residing at 1125 Widdison Lane, also opposed the zone change. He urged the Commission to consider the impact on adjacent properties and the need for a coordinated development plan. Mr. Harris noted that future development of neighboring parcels could lead to additional requests for intermediate residential zoning and higher densities. He stressed the importance of planning for adequate ingress and egress, limiting the number of access points to 12th West, and ensuring emergency access. Mr. Harris expressed concern that approving changes without a clear plan for connectivity and infrastructure could repeat past mistakes and create long-term traffic and safety issues. Mike Evans, residing at 2195 West 440 South, reiterated his opposition, stating that long time residents should have a voice in decisions that affect their neighborhood. He expressed concern that incremental zoning changes benefit individual developers at the expense of community stability and quality of life. Leon Parson, residing at 298 South 12th West, compared the situation to “the camel’s nose in the tent,” warning that approving this change could lead to further incremental increases in density. He strongly recommended leaving the zoning as it is to preserve the character of the area. Doug Thompson, residing at 1053 Widdison Lane, spoke against the proposed zone change. He stated that most attendees at the meeting live near the property and have a vested interest in the outcome. Mr. Thompson expressed concern that the proposed (208) 359-3020 35 North 1st East Rexburg, ID 83440 Rexburg.org | Engage.Rexburg.org LDR3 zoning would allow two-story townhomes, which he believes would negatively impact the area’s scenic views. He noted that LDR2 zoning, similar to what exists in the Summerfield subdivision, would be more appropriate for the neighborhood because it supports family homes while maintaining community character. Mr. Thompson also commented that while traffic noise from the highway is noticeable, residents eventually adapt to it, and he does not believe traffic should be the primary issue. He concluded by stating that families would still choose to live in the area if given the opportunity under appropriate zoning. Charlene Evans, residing at 2195 West 440 South, also voiced opposition. She urged the Commission to visit the area and consider whether the proposed zoning fits the neighborhood’s character. Mrs. Evans emphasized the importance of thoughtful planning and expressed concern that the proposed changes could negatively affect the community. Written Correspondence: All who had written in spoke in person. Rebuttal: Marco Diaz addressed comments from the public and reiterated his intent to provide a well planned development. He agreed with concerns about the need for a comprehensive approach and emphasized that his proposal represents a gradual step up in density rather than a radical change. Mr. Diaz stated that the development will include homes for sale, not rentals, because he believes homeownership promotes pride and better maintenance. He clarified that the project aims to create a mix of housing types, townhomes, twin homes, and single family homes, similar to the Summerfield development, which he views as a successful example. Mr. Diaz explained that he has worked with adjacent property owners, including the Steiner family, to secure agreements for additional access points to minimize traffic impacts. He acknowledged that any change will be disruptive but expressed his willingness to collaborate with neighbors and the city to address concerns and adjust plans as needed. Mr. Diaz concluded by stating that the proposed zoning change from LDR1 to LDR2 and LDR2 to LDR3 is intended to provide housing diversity and affordability while maintaining quality standards. He emphasized that the development will not resemble the Meadows and reiterated his commitment to building a community oriented project that aligns with city planning goals. Chairperson Lawrence closed the public input portion of the hearing at 8:43 pm. Commissioner Discussion: Commissioners reviewed the potential impact of the proposed zone change on housing density. It was noted that according to the staff report, the overall increase would be approximately 40 units compared to current zoning. Chairperson Lawrence emphasized the distinction between the comprehensive plan and zoning, noting that the comprehensive plan represents a long term vision, while zoning determines what can be built immediately. He expressed uncertainty about whether LDR3 is appropriate for the area at this time, despite supporting the earlier comprehensive plan amendment. He stated that while Intermediate Residential is the right direction for future planning, the timing of the rezone may not be ideal given surrounding undeveloped properties. (208) 359-3020 35 North 1st East Rexburg, ID 83440 Rexburg.org | Engage.Rexburg.org Commissioner Thackeray supported the proposal, citing the adjacent charter school and the need for housing options for young families. He explained that many families are priced out of the market and that townhomes provide an affordable alternative to apartments. Commissioner Thackeray shared that his own experience and observations indicate strong demand for attainable housing in Rexburg. Administrator Parkinson confirmed the location of the charter school and reiterated that infrastructure requirements, including access and traffic mitigation, will be addressed during development review. Commissioner Kempton commented on the nature of planning and development, noting that Rexburg operates within a free market system where property owners and developers make decisions within city guidelines rather than under centralized control. He stated that while a fully coordinated plan would be ideal, it is not practical under the current system. It was suggested that if the Commission is uncomfortable approving LDR3 zoning, an alternative could be to recommend LDR2 for the entire property instead. Commissioner Hanna responded that concerns about timing have been raised repeatedly over the years and argued that progress requires taking the first step. He expressed support for mixed housing and affordable homeownership, stating that the proposed development could serve as the beginning of a new phase of growth on the west side of the highway. Commissioner Hanna compared the concept to successful mixed use communities such as Daybreak in Utah, emphasizing that while the project is smaller in scale, it represents a positive vision for Rexburg’s future. Commissioner Kempton stated that his role as a Commissioner is to balance the rights of property owners with the needs of the surrounding community. He emphasized that while city planning provides a vision through the comprehensive plan, decisions must also consider current residents and their concerns. He noted that he could personally see value in townhomes for individuals like empty nesters but stressed that the Commission’s responsibility is to weigh community impacts against property rights. Chairperson Lawrence added that continuity in growth is important to avoid scattered development and ensure cohesive planning. Commissioner Francis commented that this property has been reviewed multiple times over the years and highlighted the significant housing demand in Rexburg. He noted that starter homes in nearby developments such as Summerfield now cost substantially more than in the past, creating a need for more affordable housing options. He stated that the proposed zone change would allow for townhomes and other attainable housing types, which could help meet this demand and provide opportunities for residents to live closer to the city center where infrastructure already exists. Administrator Parkinson noted that demand for housing in Summerfield remains high, with homes and townhomes selling as quickly as they are built. Commissioner Geddes questioned why the city should not focus on LDR2 zoning, which appears to be in high demand, rather than moving to LDR3. She suggested that LDR2 would meet current housing needs without introducing higher density. Commissioner Thackeray stated there is LDR3 in Summerfield as well. Administrator Parkinson responded that a mix of housing types is necessary because not all residents can afford single family homes or larger lots. Townhomes provide an entry level option for young families and (208) 359-3020 35 North 1st East Rexburg, ID 83440 Rexburg.org | Engage.Rexburg.org individuals seeking homeownership, often at a cost lower than renting. He emphasized that the proposed development represents a small portion of future growth west of the freeway and that the overall plan anticipates a combination of housing types. Chairperson Lawrence added that the presence of the charter school adjacent to the property influences his decision, as the school provides a buffer and supports the logic of placing higher density housing near major infrastructure. Commissioners acknowledged that additional development north and south of the site is likely and that increased population will accelerate road improvements. Commissioners discussed whether to maintain the applicant’s original request for a zone change from LDR1 to LDR2 and LDR2 to LDR3 or consider an alternative approach with one commissioner suggesting that recommending LDR2 for the entire property could be an option for those uncomfortable with higher density. Attorney Rammell advised clarifying the motion before voting to avoid procedural issues. Commissioners expressed differing opinions: some supported limiting the property to LDR2, while others favored approving LDR3 as requested by the applicant, provided quality standards are maintained. The discussion concluded with acknowledgment that the Commission could make any motion it deemed appropriate, and members prepared to proceed with formal action. MOTION: Motion to recommend City Council approve the zone change from LDR1 to LDR2, so that the entire parcel is LDR2, because it is more compatible with what is in the area even though it is not what is being sought by the developer. Action: Approve, Moved by Randall Kempton, Seconded by ______________. Commissioner Discussion on the Motion: Since the denial of the LDR3 zone request is not in accordance with the newly recommended Comprehensive Plan amendment, Commissioner Kempton withdrew his motion. Commissioner Kempton wanted the record to reflect that the Commissioners are divided and conflicted. MOTION: Motion to recommend City Council approve the rezone for this property from LDR1 to LDR2 and LDR2 to LDR3 because of growth in the area and its accordance with the Comprehensive Plan. Action: Approve, Moved by Brian Thackeray, Seconded by Dan Hanna. VOTE: Motion carried. (Summary: Yes = 4, No = 3, Abstain = 0). Yes: McKay Francis, Brian Thackeray, Vern Muir, Dan Hanna, No: Randall Kempton (Vice Chair), Jim Lawrence, Tammy Geddes (208) 359-3020 35 North 1st East Rexburg, ID 83440 Rexburg.org | Engage.Rexburg.org Abstain: none Attorney Rammell explained that Idaho Supreme Court precedent allows a comprehensive plan amendment and a rezone application to be considered during the same hearing, provided the Commission deliberates on the comprehensive plan amendment first. He noted that while this approach is legally permissible, it can create procedural challenges because the Planning & Zoning Commission is a recommending body and its recommendations may lead to inconsistencies if motions conflict. He emphasized the importance of maintaining a clear record to ensure decisions are legally defensible and properly documented. He commended the Commission for thorough discussion and adherence to legal guidelines during the meeting. Chairperson Lawrence thanked the public and Commissioners for their patience and engagement, noting that the process requires time to ensure decisions are made correctly. Heads Up: ▫ January 8th: ▫ Comprehensive Plan Map Amendment & Rezone Administrator Parkinson thanked the Commissioners. 9. Adjourned at 9:15 PM. Minutes created with AI assistance.