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HomeMy WebLinkAboutRFD - 26-00476 - Goss – 509-539 S 5th W – Rezone fr HDR1 to HDR2Reason for Decision 26-00476 - Goss – 509-539 S 5th W – Rezone from HDR1 to HDR2 April 23, 2026, An application was received from Jonathan Goss to change the Comprehensive Plan map from Commercial to High Residential. April 23, 2026, Payment was received for the application. April 23, 2026, Application paperwork was completed. April 23, 2026, Staff reviews were assigned. May 11, 2026, Staff reviews were approved. June 1, 2026, Staff Report was completed. (See attached) May 13, 2026, Notice was sent to the newspaper to be published May 19, 2026, and May 26, 2026. May 19, 2026, Notice was mailed to surrounding property owners. May 26, 2026, Notice was posted on the property. June 4, 2026, The application was presented to the Planning & Zoning Commission. Public Hearing – (26-00476) Goss – Rezone from HDR1 to HDR2 – Located at approximately 509-539 S 5th W, the application is to rezone approximately 1.25 acres from High Density Residential 1 (HDR1) to High Density Residential 2 (HDR2). – 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 second public hearing regarding a rezone proposed for properties located at approximately 509 to 539 South 5th West. The request was to rezone approximately 1.25 acres from High Density Residential 1 (HDR1) to High Density Residential 2 (HDR2). Planning and Zoning Administrator Parkinson introduced the request to rezone the same 1.25-acre property from High Density Residential 1 (HDR-1) to High Density Residential 2 (HDR-2). He explained that HDR-1 allows up to 30 units per acre, while HDR-2 allows up to 42 units per acre, resulting in a potential increase of approximately 12 units per acre. He clarified that building height and setback requirements would remain the same, and that parking availability would typically be the limiting factor in achieving the higher density. He stated that the request would allow the applicant to maximize the use of the property and that existing infrastructure supported the increase in density. Staff recommended approval of the zone change. Commissioners asked clarifying questions regarding surrounding zoning. Planning and Zoning Administrator Parkinson explained that adjacent properties included a mix of high-density and medium-density residential zoning, with HDR-2 zoning located nearby. Staff also noted that planning principles generally support placing higher-density residential near commercial areas and transitioning to lower densities further away, and that the property’s proximity to the university made it an appropriate location for increased density. Commission discussion included clarification that the difference between HDR-1 and HDR-2 represented a moderate increase in allowable units. They also emphasized that the site’s location near the university supported the goal of concentrating higher-density housing in walkable areas and reducing traffic impacts. The applicant John Goss reiterated support for the request, explaining that the property had been on the market for several years and that the current zoning limited development potential and marketability. He stated that the requested zoning would make the property more attractive for development, align with city and university goals for walkability, and provide benefits to the city through increased tax revenue. He also noted that the proposal represented an efficient use of land in an area already transitioning to higher-density residential uses. No additional questions were raised following the applicant’s comments. Chairperson Sally Smith opened the public hearing at 7:10 for the proposed zone change from High Density Residential 1 (HDR-1) to High Density Residential 2 (HDR-2) and invited public comment. Several individuals spoke in favor of the proposal, including Jeff and Elaine Fluckiger, Gaylen Jensen, John and Tammy Hibbard, Todd Smith, and Gary and Peggy Rogers. Speakers generally expressed support for the rezoning, noting that it would provide additional flexibility for future development and was consistent with the surrounding area and city planning goals. Chaz and Kendra Morgan, tenants of the property acknowledged that while the change could eventually displace them, they supported the owners’ ability to move forward and retire. A neighboring property owner, Steve and Ingrid Clegg, participated online and asked questions regarding how the proposed zoning might affect their adjacent medium-density property and whether similar zoning could be requested in the future. Planning and Zoning Administrator Parkinson explained that their property was already designated as high residential in the comprehensive plan, and that they could apply for a zone change without needing a comprehensive plan amendment, though no guarantees could be made regarding approval. Additional clarification was provided regarding density calculations and how unit limits are determined on a per-acre basis. No neutral or opposing comments were received. The Chair closed the public hearing at 7:15 PM and moved the item to Commission discussion. Commissioner Discussion: During Commission discussion, members expressed general support for the proposed rezoning. One commissioner stated that the presence of medium-density residential to the south did not present a concern, given that the property was otherwise surrounded by high-density residential zoning and nearby commercial uses, making the request appropriate for the area. Planning and Zoning Administrator Parkinson clarified that the high-density residential designation allows for HDR-1 and HDR-2 zones and may also allow mixed-use under certain conditions. Another commissioner noted that current market conditions and construction costs often necessitate higher-density development to make projects feasible, and that the relatively small increase in allowable units—approximately 12 to 15 additional units—was reasonable. The commissioner indicated support for the request based on those considerations. A motion was made to recommend approval to the City Council of the zone change from HDR-1 to HDR-2 for the properties located at 509 to 539 South 5th West. Following discussion, a motion was made. MOTION: Motion to recommend City Council approve the zone change from HDR-1 to HDR-2 for the properties located at 509 to 539 South 5th West. Action: Approve Moved by Dan Hanna, Seconded by Bruce Casper. The motion was seconded and, following no further discussion, passed unanimously. 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 June 17, 2026, The application was presented to the City Council and considered first read. Planning & Zoning recommendation to approve a rezone from High Density Residential 1 (HDR1) to High Density Residential 2 (HDR2) at approximately 509-539 S 5th W (26-00476). Designated as Ordinance No 1349 if motion passes and considered 1st read – Alan Parkinson Action Item P&Z Administrator Parkinson presented the requested zoning amendment following the proposed Comprehensive Plan change. He explained that the Comprehensive Plan amendment is necessary before the applicant can request rezoning the property from HDR-1 to HDR-2, allowing the site to be developed at the higher residential density permitted under the HDR-2 district. P&Z Administrator Parkinson clarified that the HDR-2 designation would not permit taller buildings than HDR-1, as the maximum building height remained the same. Instead, the primary difference is that HDR-2 allowed greater residential density. He also explained that any future development will still be required to comply with the city's parking standards. Because the property is located outside the Pedestrian Emphasis District (PED), no parking reductions will be permitted. He noted that the city's standard parking requirements would apply, including approximately 1.5 parking spaces for one-bedroom units and two parking spaces for two-bedroom units. / Council Member Riggins moved to approve Ordinance No 1349 a rezone at approximately 509-539 S 5th W from High Density Residential 1 (HDR1) to High Density Residential 2 (HDR2) and consider first read; Council Member Tietjen seconded the motion; 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. July 1, 2026, the application was presented to the City Council and considered second read. July 15, 2026, the application was presented to the City Council and considered third read.