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HomeMy WebLinkAboutRFD - 26-00477 - Goss – 509-539 S 5th W – Comp Plan from C to HR(208) 359-3020 35 North 1st East Rexburg, ID 83440 Rexburg.org | Engage.Rexburg.org Reason for Decision 26-00477 - Goss – 509-539 S 5th W – Comp Plan from C to HR 1. April 22, 2026, An application was received from Jonathan Goss to change the Comprehensive Plan map from Commercial to High Residential. 2. April 23, 2026, Payment was received for the application. 3. April 23, 2026, Application paperwork was completed. 4. April 23, 2026, Staff reviews were assigned. 5. May 11 , 2026, Staff reviews were approved. 6. June 1, 2026, Staff Report was completed. 7. May 13, 2026, Notice was sent to the newspaper to be published May 19, 2026, and May 26, 2026. 8. May 19, 2026, Notice was mailed to surrounding property owners. 9. May 26, 2026, Notice was posted on the property. 10. June 4, 2026, The application was presented to the Planning & Zoning Commission. Public Hearing – (26-00477) Goss - Comp Plan change from C to HR – Located at approximately 509-539 S 5th W, the application is to change the comprehensive plan designation from Commercial to High Residential. – Jonathan Goss (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: Chairperson Sally Smith introduced the first public hearing regarding a proposed comprehensive plan amendment for properties located at approximately 509 to 539 South 5th West. The request was to change the comprehensive plan designation from commercial to high residential. Planning and Zoning Administrator Parkinson presented the location of the properties, noting their proximity to nearby landmarks such as Carl Sinclair’s gas station and Les Schwab. It was explained that the current zoning of the parcels was High Density Residential (HDR-1), and the applicant intended to pursue a higher density designation; however, the comprehensive plan still classified the properties as commercial. He noted that these two parcels were the only ones on the block that had not previously been updated to a high residential designation. (208) 359-3020 35 North 1st East Rexburg, ID 83440 Rexburg.org | Engage.Rexburg.org He stated that the proposed change would bring the comprehensive plan into alignment with both the existing zoning and the surrounding properties, which had largely transitioned to residential uses. He indicated that the amendment would also support a future request for higher-density zoning and was consistent with development patterns in the area. In response to 15:10 Commissioner Thackeray’s question, Planning and Zoning Administrator Parkinson explained that the commercial designation likely remained from earlier planning efforts when additional commercial growth had been anticipated in the area. He noted that development trends had since shifted, with more residential infill occurring. He further explained that the area’s proximity to the university made it an appropriate location for higher-density residential development, supporting walkability and housing demand. Based on their review, staff recommended approval of the comprehensive plan amendment to the City Council. The applicant, Jonathan and Barbara Goss of 509 South 5th West, spoke in support of the comprehensive plan amendment. He stated that he and his wife owned one property, while a related entity owned the adjacent parcel to the south. He explained that they had reviewed city planning documents and believed the proposed change aligned with the community’s evolving needs and demographic trends. Mr. Goss noted that the surrounding area was predominantly residential, with only limited commercial presence, and expressed that it was likely to remain so. He stated that the amendment would allow the property to better align with surrounding uses and enable a subsequent zoning request. He added that higher-density residential development in this location would support nearby businesses, provide additional housing opportunities near the university, and increase potential tax revenue for the city. He acknowledged the longstanding history of the home on the property but indicated that it no longer met the needs of the area and that they supported the transition. He also stated that nearby business owners were supportive of increased residential density due to the potential for additional customers. He concluded by expressing that the proposal represented the best use of the property. Chairperson Sally Smith asked a clarifying question regarding the existing development on the property, and the applicant confirmed that the parcels were contiguous and included both a single- family home and existing apartments. No further questions were raised. Chairperson Sally Smith opened the public hearing at 6:51 PM and invited testimony from those in favor, neutral, or opposed to the proposed comprehensive plan amendment. Several individuals spoke in favor of the proposal, including Gaylen Jensen, Jeff Fluckiger, Elaine Fluckiger, Tammy Hibbard, Chaz and Kendra Morgan, also Beverly Taylor who is a business associate of the property, Peggy and Gary Rogers, and Jacob Goss. These speakers expressed general support for the amendment, with some noting their association with the property or surrounding area. Todd Smith, a real estate agent working with the applicants stated that, after reviewing the surrounding area, it was apparent that the subject properties were inconsistent with adjacent high- (208) 359-3020 35 North 1st East Rexburg, ID 83440 Rexburg.org | Engage.Rexburg.org density residential uses, and that the proposed change was a logical step aligned with existing development patterns and future planning. One neighboring property owner, Steve and Ingrid Clegg, participated online and expressed concerns regarding potential impacts of future high-density development, including building height, proximity, and lighting. Planning and Zoning Administrator Parkinson responded by explaining that city code required increased setbacks proportional to building height and required that lighting be contained on-site, preventing impacts to adjacent properties. He also clarified that no specific development plans had been submitted at this stage, as the current request was limited to a comprehensive plan amendment and future zoning considerations. No individuals spoke in opposition to the request, and no neutral comments were provided. Staff also noted that written correspondence received from a neighboring property owner indicated support for the proposal. Chairperson Sally Smith then closed the public hearing at 6:58 PM and brought the item back to the Commission for discussion. Commissioner Discussion: Commissioner Bruce Casper asked for clarification on the exact location of the property, referencing nearby landmarks, and the applicant confirmed the general location. The Commission then moved into discussion. Commissioner Aaron Richards expressed appreciation for the number of individuals who spoke in support of the proposal, noting that such support was uncommon. The commissioner stated that, from a development perspective, the request was straightforward and made sense given the existing infrastructure, surrounding high-density residential uses, and the continued growth of the nearby university population. Commissioner Randall Kempton (Vice Chair) commented that the comprehensive plan is intended to be a living document and that adjusting the designation to match the surrounding high-density residential area was reasonable and appropriate. Following discussion, a motion was made. MOTION: Motion to recommend City Council approve for the comprehensive plan amendment changing the designation located at approximately 509-539 S 5th W, from commercial to high-density residential, the reason being it’s consistency with neighboring land uses, alignment with city planning goals, and adequate infrastructure. 31:00 Action: Approve, Moved by Randall Kempton, Seconded by _______Brian Thackeray_______. The motion was seconded and passed unanimously. (208) 359-3020 35 North 1st East Rexburg, ID 83440 Rexburg.org | Engage.Rexburg.org Commissioner Discussion on the Motion: None VOTE: Motion carried. (Summary: Yes= 8, No= 0, Abstain= 0). Yes: Randall Kempton (Vice Chair), Sally Smith (Chairperson), Aaron Richards, Bruce Casper, Brian Thackeray, Dan Hanna, Tammy Geddes, Rick Robinson No: None Abstain: None 11. June 17, 2026, The application was presented to the City Council and considered first read. Planning & Zoning recommendation to approve a Comprehensive Plan Map amendment from Commercial (C) to High Residential (HR) at approximately 509-539 S 5th W (26- 00477). Designated as Resolution No 2026 – 08 if motion passes – Alan Parkinson Action Item P&Z Administrator Parkinson explained the request to amend the Comprehensive Plan designation for two properties located near Woody Smith Ford. The two lots are currently designated as Commercial Zone in the Comprehensive Plan but are zoned HDR-1. The applicant requested that the properties ultimately be rezoned to HDR-2. He noted that, before the zone change can occur, the Comprehensive Plan designation first needs to be amended from Commercial to High-Density Residential. P&Z Administrator Parkinson reported that the Planning and Zoning Commission has reviewed the request and received several comments in support of the amendment, with no opposition expressed during the public hearing. As a result, the Planning and Zoning Commission recommended approval of the Comprehensive Plan amendment. Council Member Riggins stated that he reviewed the Planning and Zoning Commission minutes and noted that the surrounding properties already consisted of the type of residential development proposed by the applicant. He commented that changing the Comprehensive Plan designation from Commercial to High-Density Residential is consistent with the existing surrounding land uses and therefore appeared to be appropriate. (208) 359-3020 35 North 1st East Rexburg, ID 83440 Rexburg.org | Engage.Rexburg.org P&Z Administrator Parkinson clarified that there are commercial properties to the west and some to the east across the roadway, but those commercial areas are not directly contiguous to the subject properties. Council Member Riggins moved to approve Resolution No 2026 – 08 a Comprehensive Plan Map amendment from Commercial (C) to High Residential (HR) at approximately 509-539 S 5th W; Council Member C. Erickson seconded the motion; Council President E. Erickson asked for a vote: Those voting aye Those voting nay Council Member Johnson none Council Member Tietjen Council Member C. Erickson Council Member Riggins Council President E. Erickson The motion carried.