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HomeMy WebLinkAboutRFD - 25-01261 – Loveland – Approx 801 S 12th W – Comp Plan from C&IR to C&IR(208) 359-3020 35 North 1st East Rexburg, ID 83440 Rexburg.org | Engage.Rexburg.org Reason for Decision 25-01261 – Loveland – Approx 801 S 12th W – Comp Plan from C&IR to C&IR 1. November 19, 2025, An application was received from Jalen Fuhriman with Eagle Rock Engineering for Mitch Loveland to change the Comprehensive Plan map from Commercial & Intermediate Residential to Commercial & Intermediate Residential. 2. December 3, 2025, Payment was received for the application. 3. December 1, 2025, Application paperwork was completed. 4. December 3, 2025, Staff reviews were assigned. 5. December 5, 2025, Staff reviews were approved. 6. December 24, 2025, Staff Report was completed. (See attached) 7. December 10, 2025, Notice was sent to the newspaper to be published December 19, 2025, and December 26, 2025. 8. December 22, 2025, Notice was mailed to surrounding property owners. 9. December 30, 2025, Notice was posted on the property. 10. January 8, 2026, The application was presented to the Planning & Zoning Commission. Public Hearing – (25-01261) Loveland Development - Comp Plan from C&IR to C&IR - Located at approximately 801 S 12th W, the application is to change the comprehensive plan designation from Commercial and Intermediate Residential to Commercial and Intermediate Residential. – Jalen Fuhriman 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: Administrator Parkinson presented the request to adjust the boundaries between Commercial and Intermediate Residential Comprehensive Plan designations for approximately 40 acres on 12th W across from the School District property. The proposal did not increase the overall acreage of either designation but sought to realign boundaries to better fit the planned development. He explained that the surrounding area included public facility zoning to the west, commercial uses to the south, and low residential areas nearby. The intent was to maintain residential uses on the northern portion to buffer lower density neighborhoods and step down from commercial areas. Administrator Parkinson noted that intermediate zoning would allow requests for LDR3, (208) 359-3020 35 North 1st East Rexburg, ID 83440 Rexburg.org | Engage.Rexburg.org MDR1, or MDR2, which were already permitted under the current plan. He noted that development in this area could help the 7th S and Highway 20 interchange be designed and constructed quicker and stated the request was reviewed by staff and meets all requirements. Commissioners discussed the transportation plan and potential access across Highway 20. Commissioner Thackeray asked for confirmation that without approving the request, everything could be built as is, they just want it to fit better. Administrator Parkinson confirmed. The applicant, Caden Fuhriman, with Eagle Rock Engineering, clarified that the proposal would reduce the residential designation by 3 acres. The intent is to keep commercial along Highway 20 and 12th West for visibility, and step down the residential. Chairperson Smith opened the public input portion of the hearing at 8:00 pm. Favor: none Neutral: Vince Haley provided an update on future road improvements, noting that 7th South from the Meadows entrance to the Summerfield subdivision would be reconstructed this year, including asphalt, curb, and gutter work. He explained that this change was originally scheduled in phases for 2026 and 2027 but had been accelerated. Mr. Haley stated that the intersection at Burton Elementary presented challenges during peak morning traffic but was otherwise manageable. He expressed a neutral position on the proposal, acknowledging that while he did not favor development adjacent to residential areas, the location near a highway and interchange made sense for this type of project. Kelly McCoy inquired why the letter had two maps, one showing a housing buffer zone on 7th S, then this one. Fellow audience members answered that the housing buffer zone is the next agenda item. Commissioner Kempton confirmed that right now only the Comprehensive Plan amendment was being discussed. Greg Newkirk expressed concern about the way the comprehensive plan and zoning were configured for the property. He stated that the current layout caused him significant concern but noted that the public hearing on the comprehensive plan was not the appropriate time to discuss potential solutions or technical details. Mr. Newkirk indicated that he would provide additional comments during the zoning discussion and clarified that he was not opposed to the proposal but had reservations. Scott Burton stated that he was neutral on the proposal but expressed appreciation for the discussion regarding the city’s master traffic plan. He acknowledged existing concerns about traffic in the area and encouraged continued consideration of these issues as development along 12th West progresses. Opposed: John Paul Johnson stated that he appreciated the reduction in intermediate residential acreage in the proposed boundary adjustment but expressed concern about future traffic (208) 359-3020 35 North 1st East Rexburg, ID 83440 Rexburg.org | Engage.Rexburg.org impacts. He noted that the failure of the Reconnecting Communities Grant made the planned 7th South overpass unlikely to occur in the near future, possibly not even within the next decade. Mr. Johnson indicated that he wished the proposal included even less intermediate residential and stated that this was the reason he leaned toward opposing the change. Brent Harris expressed concern about the process for considering comprehensive plan amendments. He cited language from the comprehensive plan stating that amendments should only be made if conditions have changed such that the plan no longer reflects development patterns or current goals. Mr. Harris argued that potential impacts, such as traffic, water usage, wastewater capacity, and effects on adjacent properties, should be evaluated before any decision is made. He criticized the practice of deferring these evaluations until after an amendment is approved, calling it illogical. Mr. Harris recommended postponing the decision on the proposed amendment until sufficient impact analysis was available. Desiree Diaz, a resident living across from the proposed development, expressed concern about discrepancies between the mailed notice and the presentation maps, particularly regarding the location of commercial zoning. She stated that the notice led her to believe commercial development would be directly across from her home, which caused confusion. Ms. Diaz also raised concerns about traffic and access, noting that 7th S was narrow and difficult for two cars to pass. She referenced nearby apartments on Sunflower, which lack a second exit, and expressed worry about emergency access in the event of a fire. John Paul Johnson asked for an additional 30 seconds, adding that 20 acres of intermediate residential zoning, if built to the maximum density could allow for approximately 400 units. Cheryl Empey, asked for clarification about the angled boundary shown in the comprehensive plan map, questioning whether it represented a waterway or had another purpose. Commissioner Lawrence explained that the angle was simply drawn to run parallel with the highway and did not indicate a water feature. Written Correspondence: 2 letters in opposition. Rebuttal: Caden Fuhriman, provided rebuttal comments, emphasizing that the proposed comprehensive plan amendment itself would not generate traffic impacts. He acknowledged existing traffic concerns on 12th West and 7th South but explained that detailed traffic studies and other impact analyses would be conducted during later stages of the development process, following any zoning changes. Mr. Fuhriman assured the commission that city engineers require thorough evaluations and that developers are responsible for mitigating impacts to avoid burdening existing homeowners. Chairperson Smith closed the public input portion of the hearing at 8:14 pm. Commissioner Discussion: (208) 359-3020 35 North 1st East Rexburg, ID 83440 Rexburg.org | Engage.Rexburg.org Chairperson Smith and Commissioner Geddes reviewed the maps and mailed notices confirming that the notices sent to the residents accurately reflected the proposal. Commissioner Thackeray summarized key points from the public hearing, noting that the proposal involved rearranging existing land use designations rather than significantly changing the comprehensive plan. He stated that this adjustment appeared reasonable and emphasized that the planned reconstruction of 7th South should help address traffic concerns. He also highlighted that the proposal reduced intermediate residential acreage by approximately three acres, potentially eliminating around 100 housing units, which could alleviate congestion rather than increase it. Commissioner Kempton stated that the proposed change was not a true alteration of the Comprehensive Plan but rather a realignment of boundaries. He explained that the adjustment improved the plan by placing residential areas closer to existing neighborhoods and moving commercial uses to near the Highway and near the school, creating a better transition between land uses. He concluded that the proposal made sense and represented an improvement over the previous configuration. Commissioner Richards acknowledged concerns about roadway infrastructure along the 12th W corridor but noted that significant development could occur under existing zoning without requiring public hearings, which would still increase traffic. He emphasized that infrastructure challenges were inevitable as growth continued and expressed support for the proposal, stating that it represented a textbook example of why comprehensive plan modifications are allowed—because initial boundary lines are often approximate and adjustments based on practical development needs make sense. Commissioner Geddes expressed concern about the proposed configuration, noting that intermediate residential appeared sandwiched between commercial areas, which could create nuisances for homeowners such as lighting and noise. She questioned whether similar arrangements existed elsewhere in the city. Administrator Parkinson and other commissioners responded that mixed-use patterns were common in Rexburg and other cities, citing examples near Home Depot and Winco in Idaho Falls. Administrator Parkinson explained that city code requires measures such as light shielding and buffers to protect adjacent residential properties, which would be addressed during platting and design stages. Commissioners also discussed the trend toward walkable communities, where integrating residential and commercial uses is considered beneficial. Commissioner Geddes concluded by stating a preference for more commercial development in the area. Commissioner Thackeray responded to concerns about land use configuration, stating that the proposed layout was more of a dovetail than a sandwich because residential areas would still border other residential areas and commercial areas would remain adjacent to commercial zones, creating a logical transition. Commissioner Richards noted that the site was bounded by a freeway and collector roads, which made placing residential in the center logical. They agreed that commercial uses along the highway could serve as a sound buffer for residential areas. Commissioner Kempton observed that while some commissioners might not want to (208) 359-3020 35 North 1st East Rexburg, ID 83440 Rexburg.org | Engage.Rexburg.org live there, some residents prefer living near commercial amenities for walkability and convenience, and that the proposed realignment improved the transition between land uses compared to the current plan. The discussion concluded with clarification of the existing and proposed configurations and general agreement that the adjustment made sense. MOTION: Motion to recommend City Council approve the Comprehensive Plan change from Commercial and Intermediate Residential to Commercial and Intermediate Residential because the changes align with the original intent of the Comprehensive Plan. Action: Approve, Moved by Brian Thackeray, Seconded by Aaron Richards. Commissioner Discussion on the Motion: none VOTE: Motion carried. (Summary: Yes = 7, No = 1, Abstain = 0). Yes: Randall Kempton (Vice Chair), Sally Smith (Chairperson), Aaron Richards, Jim Lawrence, Bruce Casper, Brian Thackeray, Vern Muir No: Tammy Geddes Abstain: none 11. January 21, 2026, The application was presented to the City Council and considered first read. Planning & Zoning Recommendation to approve a Comprehensive Plan Map change from Commercial (C) and Intermediate Residential (IR) to Commercial (C) and Intermediate Residential (IR) at approximately 801 S 12th W (25-01261). Designated as Resolution No 2026 – 05 if the motion passes – Alan Parkinson Action Item P&Z Administrator Parkinson presented the Heinz property, located just east of the high school, noting its proximity to the fieldhouse and tennis courts. He explained that the developer proposed a modification to the current comprehensive plan. The modification did not change the plan but involved shifting boundaries to reduce residential acreage by two acres and to increase commercial acreage. He further described the proposal, noting that the property along Highway 20 would include partial commercial development, with low-density residential along certain sections, and medium-density residential retained in other areas. The proposal also included additional commercial development along 12th Street West. (208) 359-3020 35 North 1st East Rexburg, ID 83440 Rexburg.org | Engage.Rexburg.org Council Member Riggins inquired whether the residential area would have multiple access and egress points. P&Z Administrator Parkinson responded that there were currently no established roads along the bottom side of the property and that access points would be determined during the plat process. He noted that the developer might include internal roads through the center of the housing or along the ends of the property, but the final configuration had not yet been submitted. He clarified that the City Council would review and approve access as part of the formal plat process, and staff confirmed that all applicable requirements would be addressed. Council Member C. Erickson moved to approve the Resolution No 2026 – 05 a Comprehensive Plan Map change from Commercial (C) and Intermediate Residential (IR) to Commercial (C) and Intermediate Residential (IR) at approximately 801 S 12th W; Council Member Riggins seconded the motion; Mayor Merrill asked for a vote: Those voting aye Those voting nay Council Member Johnson none Council Member Tietjen Council Member C. Erickson Council Member Reeser Council Member Riggins Council President E. Erickson The motion carried.