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HomeMy WebLinkAboutP&Z MINUTES JANUARY 08, 2004CITY OF REXBURG • PLANNING AND ZONING MINUTES Thursday January 08, 2004 7:00 p.m. Chairman: Winston Dyer Members: Robert Schwartz Mike Ricks Mary Haley Steve McGary Jerry Hastings David Stein Joseph Laird Randall Porter Portions of the meeting were recorded Winston Dyer welcomed the public and the new City Officials to the meeting. Cansen~Agendci; The consent agenda includes items which require formal Planning Commission action, however they are typically routine or not of great controversy. Individual ~ Commission members may ask that any specific item be removed from the consent agenda fvr ` discussion in greater detail. Explanatory information is included in the Planning Commission's agenda packet regarding these items. a) l~linutes~rona the December 1 &`h, 2003, meeting 1`~ike Ricks moved to approve the minutes of December 18, 2003; Mary Haley seconded the motion; all vote aye, none opposed. The motion carried. Public Hearings: 7:05 p.m. Rezone Rural Residential Two (RR2) property to Low Density Residential (LDR) include a "Professional Overlay" between Shoshone Avenue and South Mill hollow Road. The north/south boundary is between Rolling Hills Drive and 512 South Mill hollow Road. -See attached map - A. Lyle Smith Winston Dyer explained the process in giving testimony in a Public Hearing. Those in favor, neutral and against the proposal will be given an opportunity to-give testimony. He explained the concept of findings of fact on a land use issue. He mentioned the need to have facts presented on the proposal. The recent annexation of the property was mentioned. Winston read out of the Zoning Ordinance 725 chapter 3 concerning a "Professional Overlay". • 1 Pro essional O}}'ice Overlay District (POD The PD is established to provide land far professional offices near the community's medical facilities and in areas of transition,from residential to commercial. Such offices shall be located and designed to conform to tlae residential character of the neighborhood. Site plan review by the Planning and Zoning Commission is required to minimize t1~e potential nuisance activities of offices in the residential neighborhoods. The question: "Can a Professional Office Overlay be applied in a Residential Zone?" is answered by this description of a Professional Overlay. Winston mentioned that the Planning and Zoning Commission is an appointed body and they do not have authority to make land use decisions. The Planning Commission can make recommendations to the City Council on a law or policy issue. The City Council makes the final determination and implementation of law and policy. Winston indicated that the question on this proposal is the following: Shall the Planning and Zoning Commission make a recommendation to the City Council (the Governing Body} on this proposal to approve or deny the request far a Professional Overlay? Winston Dyer asked for someone to make a presentation on the proposal for the Smith property. Sally Smith 460 Rolling Hills Drive -The property is awned by Lyle and Ruth Smith. The property was recently annexed into the City. Some professional people have approached the Smiths to develop a professional overlay in the residential area west of Mill Hollow road. They plan to buffer the Professional Overlay on three sides with single family dwellings. Rolling Hills Drive, Shoshone Avenue, and East 5~' South would have single family dwellings. Sally reviewed a conceptual drawing of the plan on the overhead screen. The Smiths will have a Development Association to care for the jointly used Development. She explained the plan to have additional traffic ~r~rZr~e~tnrc fnr the area in the f'.:t'~re. Eleventh South acid Sev'eiith .Ciouth v~'ere pvSSible streets that will be available in the future for access to this Development. This would lessen the traffic on North Mill Hollow Road. The proposed buildings in the Professional Overlay would have the feel of a residential neighborhood and they would be designed to fit in with the residential area. The lighting for the Professional Overlay would be toned down to fit in with the neighborhood. The parking would be laid out so that it would not be intrusive to the neighborhood. Sally indicated that parking lots are part of a residential area. She indicated that professional buildings are located near expensive homes in other Cities. Sally did not indicate that property values would decline if they were located next to a professional area. Scott Nielsen - 990 John Adams Parkway in Idaho Falls - reviewed a more detailed site plan with buildings and landscaping displayed on the complex. The traffic would be ending in the Professional Overlay at about 5:00 or 6:00 p.m. The buildings will be two stories in height with residential type roofs. The typical building will be between 3-4000 square feet. The largest building will be about 8,000 square feet in area. They plan to have a berm for the parking area along Mill Hollow Road. There is ample back yard space planned adjacent to the residential lots. The reason they used the name Professional Park is that they do want the development to have the feel of a park. The developers plan to keep the professional buildings as far away from the residential area as possible. They want the growth in the City to be well planned. Sally Smith mentioned that she has a letter from Larry Thompson who lives at the entrance. to a Professional Park near Ash Street. Brian Partridge - 2018 North 360 East, Provo, Utah -explained that he is a general contractor that does commercial construction. He worked with the layout and planned for some of the details of this proposal. The parking stalls are laid out in the actual size on the overhead screen example. Winston Dyer reiterated the age old problem that sometimes accompanies a request for a Zone change. The question before the Commission is a rezone question. Winston indicated that the proposed development that has been presented for this Professional Overlay may or may not materialize if the zone change is approved. He cautioned the Commissioners to keep that in mind when they discuss a zone change issue. Winston asked the Commissioners if they had any questions for the applicant in order to understand the request. Randall Porter asked ~,~~hat Interest Scott Nielsen had in the project. Scott mentioned that he is the project designer. Mary Haley asked if this was a Planned Residential Development with a Professional Overlay. Winston indicated that the applicant is strictly seeking a zone change. Steve McGary asked about the size of the residential lots in the proposed development. Sally Smith expiamed that they plan to have 3 homes per acre. The Professional Overlay is only planned for the middle of the development. Sally mentioned that the residential lots would be developed to file size allowed for the resideiltiai zone that is applied to the properly. .lioseph Laird asked about street widths for the development. The streets would be developed as allowed by the City codes. Mary Haley asked about the type of housing that would be placed on the development. Randall Porter asked if the Professional Overlay would allow for. an assisted living center. Kurt Hibbert indicated that it was a permitted use in a Professional Overlay. The allowed uses for an LDR Zone were reviewed. Winston Dyer explained a perceived conflict of interest because he has been retained by the Smith in the past to do work on other projects that are not related to this project. Randall Porter explained that he has a perceived conflict of interest due to conversations he has had with some of the same people on this project concerning a piece of property on Main Street. David Stein joined the meeting. • Winston Dyer opened the meeting for public input on the proposal. Those in favor of the proposal: Sally. Smith indicated that this. proposal will be an asset to the neighborhood. There could be about 36 homes added to the neighborhood if this property is developed as a residential neighborhood. This proposal would be less intrusive to the neighborhood without the need of connector streets as would be necessary in a residential development. Sally indicated that this development would be an asset to the neighborhood. The development would see traffic from 5:00 a.m. to 5:00 p.m. five days a week. There maybe some traffic Saturday mornings. She read a letter from Larry Thompson concerning his location next to the Rexburg Medical Plaza. Mr. Thompson indicated in the letter that life next to the Professional Plaza has been very pleasant over the years. Mr. Thompson is located next to where traffic goes in and out of the Professional Plaza. The professional offices have been a good neighbor to him. Those that are ::e~.:tral to the proposal: 1lTone Those against the proposal: Jim Brannen - 321 Mill Hollow Road -reviewed the process by which he learned of the proposal to have a Professional Overlay on this property. Jim explained that he attended a meeting with 27 people that were concerned with the proposal. At the beginning of the meeting, 24 people were against the proposal with 3 abstentions. The group came up with a list of issues to discuss. At the beginning of the Public Hearing, Jim mentioned that there were three things to consider as fact in this process. 1 } The developers want a proj ect 2) Is this a Planned Commmunity or a protected Planned Community? It is a proposed Community with the potential for the following: a) Surgical Center b) Assisted Living facility c) There is a potential for all the permitted uses in the Zone Jim indicated that he was not sure what other options might exist. There would be others testify to the concerns that the residents in the area have with the proposed development. He mentioned that a Doctor's Office in one thing. An Outpatient Surgical Center is another thing. Jim referred to transitional property around the Hospital in Idaho Falls that is used for medical facilities. If this proposal was in an area that was transitioning from a Commercial Street, Jim may have other thoughts. He is unsure what is actually going to be developed at the site if the Professional Overlay is approved. He has heard that this proposal will impact his property value in a negative way. Because he has many questions and few answers on the proposal, he is against the proposal • 4 Michael Packer - 552 South Mill Hollow Drive -asked if there is a compelling reason to change the Zone. They understood that this would be a residential area when he purchased his property adjacent to the proposal. He wanted the residential use of the adjacent lands to be expanded into this area. There are good homes and nice neighbors in the area. They are planning to have new neighbors instead of a facility where he can have his gall bladder removed. Michael does not think that there is a compelling reason to change this property to a Professional Overlay. Rod Keller - 518 Rolling Hills Road -reviewed the neighboring properties to the proposal He indicated that there is not a Commercial Zone close to the location that the Professional Overlay Zone would be applied. The neighboring Zones are all Residential Zones. Therefore, Rod did not understand how the Professional Overlay could be used as a transitional Zone from a Commercial Zone. He is worried about getting strangers into the neighborhood if the Overlay Zone is approved. He is against the Professional Overlay. Reed Stoddard - 249 Mill Hollow Road -That part of Town is the only residential area left in the City. It is a total residential area. We do not know what would happen to property values if the Professional Overlay is approved. Chad Price - 269 Mill Hollow Road -reviewed the traffic concerns for the neighborhood group. Commercial traffic is not the same as residential traffic. He mentioned that Mill Hollow i Road is not equal in size to Shoshone Avenue. Mill Hollow Road is a very small and narrow street. This proposal would introduce a large and added quantity of commercial traffic to the ('~ .7 ,tea .7 ., ., 4- ~ T it C~ .] a i n TT ~ 1 area. ~, laU 1lJaU 0. Vo11ll11e11L lrl~Jlil 1VLClyV1 JLIt ler anU aL a recerlL Lirlrlexatlorl Llearlrlg sLating t~ldt the residents of Mill Hollow Road would be able to sit in and make comments and decisions regarding traffic impact. This would include possible road changes on Mill Hollow Road. They were instructed by Council members to organize a neighborhood committee to make recommendations to the City concerning the neighborhood and Mill Hollow Road. Chad indicated that they are in the process of developing a neighborhood committee. In two weeks they will have a meeting as a neighborhood to develop recommendations to the City for Mill Hallow Road. They are looking forward to working with the Planning Commission and the City Council to make it a positive (win, win) situation. Chad asked the Commission to establish equitable traffic routes for the distribution of traffic south of Rolling Hills Drive instead of using Mi11 Hollow Road. They look forward to working with the City in a cooperative manner in this burden of expansion. Blake Willis - 264 South 3rd West -indicated that he is purchasing land in this area. He is concerned with the impact of outdoor lighting and unsupervised parking lots. He was not in favor of the proposal. Vaughn Price - 315 Mill Hollow Road -reviewed the possibility of using property closer to the Hospital for a Professional Overlay. He indicated that it would be better for the medical offices to be closer to the Hospital instead of in their front yards. He asked for statistics on crime in 5 Professional Overlay Zones that are applied in a residential area before the Planning Commission makes a decision on this proposal. He did not approve of a Professional Overlay in a residential zone. Larry Wickham - 310 Mill Hollow Road -reviewed the possibility of a pharmacy being located in the Professional Overlay. He mentioned that the land should remain residential without a Professional Overlay. Larry asked for the timeline on the future development of 7d' South. Winston indicated that the timeline is not available; however, the City is working on the proposal to widen 7~ South. Winston mentioned that it would probably be widened in the next few years. Larry asked the question: If all of the residential lots were not sold adjacent to the Professional Overlay, could there be a subsequent Public Hearing to seek a commercial zone for the lots? He was concerned with the widening of Mill Hollow road too. Larry mentioned that cars and trucks travel on Mill Hollow Road at excessive high speeds. He indicated that the value of his home would decrease if the road was widened. His perception of having the Professional Overlay close to the. Hospital is that any location in Rexburg would be close to the HO5rrlltal. L.a,in~ ~nmparer~ Rexbi,r~a to F2ni3e~ Pn~atPlln anr~ Irlahn Fade ae C'itiPC that hayP cnmP distance to travel to reach a Hospital. He does not want a checker board neighborhood or Community. He presented a list of 178 names from 4d' East on Mill Hollow to 2nd South up to Rolling Hills Drive that are against the proposal The document was presented to the Commission with some suggested options to the Professional Overlay that have previously been given as testimony by some of the signers. Bruce Penski - 439 Terra Vista -questioned the 14 percent predicted increase in traffic capacity with this development. There are other streets in the area that could be used to access this proposed Professional Overlay. He mentioned that the parking appears to be inadequate in fife proposal. He 15 opposed to the proposal and i lie dol.s not liiei +Lli0.t it is iappropilate for tile. neighborhood. Ron Haun - 455 Mill Hollow Road -indicated that Mill Hollow Road is a very busy street. It is a scary proposition to drive down Mill Hollow in the Winter time. He was concerned about the possibility of increased accidents on Mill Hollow Road with this proposal. He did nat believe that the Road was wide enough to allow for a turning lane to go into the proposed development. Ron was very concerned with the traffic having a low enough speed to turn left onto Rolling Hills Drive. Ron indicated that all of the traffic could come in on Rolling Hills Drive and turn left or right auto Mill Hollow Road. He indicated that he was worried about his family making a left hand turn off of Mill Hollow Road onto Rolling Hills Drive and being rear ended by a truck that was coming down Mill Hollow Road 50 to 60 mph. He mentioned that there is a blind spot where Mill Hollow Road runs into Rolling Hills Drive. That is an icy road in the winter time. You have to be a very good driver to make a left hand turn onto Rolling Hills Road on some nights and days. Ron is against the proposal. Carrie Mills - 290 Shoshone Avenue -requested the Commission to make the decision based on long term planning. She wanted the City to be careful not to set a precedent with this decision. She asked that the City have a reason for what is done. Locate the development where i you need it. Commercial properties have problems with skate boarder traffic and other issues of 6 property abuse. She mentioned the Master Plan for the City and the need to follow the Plan. Think through the proposal. Carrie does not believe that this area is a transitional area. Tom Kennelly - 269 Nez Perce -was in agreement with the previous comments against the proposal. He was concerned with the transitional language in the Zone which would allow a Commercial use in a Residential area. He indicated that you can not control what is going to be built. He predicted "without a doubt" that the property owners who front this proposal will lose $20,000 to $25,000 in value; "I promise you that''. He asked the Commission to be careful when they do Zone busting; stating: "and that is what this is". Rebuttal Statement by the applicant: Sally Smith stressed the difference between Commercial and Professional. She indicated that they do see a difference between Commercial and Professional Zoning. She reviewed the part of the Professional Overlay defmition concerning "Transitional from Residential to Commercial". Sally mentioned that there are five areas in the City that have Professional Overlays. Four of these Professional Overlays are in Residential neighborhoods with an LDR or an LDR1 Zone. The only one that is not in a Residential neighborhood (Zone) is the one on Main Street which is in a Medium Density Residential Zone. Winston Dyer closed the public input portian of the hearing. Winston Dyer explain how the Planning Commission will deliberate on the facts, the Zoning Code, what is and what is not allowed in the Professional Overlay Zone, etc. Winston Dyer asked Kurt to revievv'the Ordinance for the aiio`v`danie Of a .Ciurgicai ('.enter In a Professional Overlay. Kurt indicated that it was an allowed use to have an Outpatient Service Center. Kurt mentioned that a Residential Care Center is not a permitted use in a Professional Overlay Zone. Discussion on a handicapped home with unrelated handicapped individuals living in the same home. This would be allowed in a Residential Zone. Winston Dyer clarified the traffic issue of 14% increase. The 14% in the earlier statement relates to the amount the proposal would take of all the capacity available on the present road. The question of coming in and out of the entrance calculates to 2 cars per minute. Kurt Hibbert reviewed locations of Professional Overlay Zones in the City of Rexburg on the overhead screen. . Discussion on the number of acres in the request. There are 12 acres in the development with 8 acres in the Professional Overlay. • 7 Steve McGary asked how many homes would be possible if the development was totally residential. There may be a possibility of 36 new homes if the development was totally residential. Winston indicated that 36 homes could generate 38 cars per hour in a residential development. There would be a possibility of 148 cars per hour with a Professional Overlay. Mary Haley asked where the 14% came from. Winston indicated that it was a Traffic Engineering Study which uses the rush hour (peak hour) for the data. At rush hour, 14% of the capacity of road would be used for the Professional Overlay. For the remainder of the day, the proposed development would generate 3-4% of the roads capacity. Winston Dyer stated that "lf this were going to create a need for a stop light or widening of the road width, or turning lanes, or things like that"; That would be a legitimate f nding of fact that ought to be considered. These levels of traffic would not require a signal or widening or those kinds of things. Mary Haley 1S concerned ahoat n~rill Hollow beca'ase .t ~s an und'alatir~g road. She also mentioned the accidents on Pole Line Road. In reviewing the pictures of the proposed development, Mary commented that "What could happen is not what always does happen". She has voted for things that did not happen as presented by the developer. Winston Dyer reiterated the reason for the Public Hearing on this proposal. It is a Zoning issue. Later, as a proposal comes forward for development of the property, specific questions of lighting, parking, layout, and kinds of facilities will be reviewed at that time. Winston indicated that we are talking about right of use of the underlying property. :iary ualey requested a traffic study liir tl"i1S deveiopiiierit ivr a zone change. Jerry Hastings reviewed the parking spaces needed per 1,000 square feet. He indicated a need for a least 80 to i00 parking stalls in this development. He was concerned with ingress/egress access to the proposed development. A residential development would disperse the traffic to adjoining streets instead of Mill Hollow Road. He calculated a possible 36,000 square feet of office space which would require 5 parking stalls per 1,000 square feet of space for a total of 180 parking spaces if all of the office space is for medical buildings. Winston mentioned that it would be about ~/2 that number for other professional office space like an insurance office. Discussion on the need for a property plat if it is developed. Traffic and other site plan issues would be addressed in those proposals. Winston Dyer reiterated the need to contain the discussion to land use question for a zone change. Should this request be considered for a rezone? Mary Haley indicated that this property is not near other medical facilities in relation to our town. • 8 Randall Porter is concerned with the property transitioning to a Professional property without allowing for a proper buffer to residential areas. He does not think that. it fits the definition of a transition zone. He mentioned that the City's architectural controls are rather weak. He mentioned that several building styles could be built without any control on the type of look that goes in there. Winston Dyer indicated that this is a zoning question not an architectural review. Randall Porter indicated his concern to changing the Residential Zone to a Professional Zone. The neighbors have built and invested in the area. They are depending on the neighborhood staying a residential neighborhood. Joseph Laird was concerned with the spot zone of this proposal. It does not fit the area. He would prefer a location nearer the Hospital for this type of development. David Steln mentioned that this issll@ is pyhether is Cpt~pliec ~~ith the C~'nmprehen~iye Plan. He was in agreement with other comments that indicate the location is not close to the Hospital. Winston Dyer reiterated that this is a land use decision which requires justification. He clarified the issue of the underlying zone. It is a "YES or NO" decision based on "findings of fact" for a land use recommendation by the Planning and Zoning Commission to the City Council. He asked that the motion include justification. for the decision either for or against the proposal. Discussion on the underlying Zone for the property. Kurt indicated that the City Council applied ar_ RR2 Zone ±o the property ~.~~hen ~t ryas annexed mto the C~ y ofRexburg. ;'urt menticr~ed treat the Planning Commission did not intend the property to be zoned RR2. Winston Dyer clarified the issue. The findings of fact are that the annexation ordinance does indicate an RRZ Zone for this property. Therefore, the question before the Commission is: "Should this property be rezoned LDR with a Professional Overlay"? Steve McGary moved to approve the request for rezoning from Rural Residential Two (RR2) to Low Density Residential (LDR), but deny the inclusion of a Professional Overlay based upon the fact that the Professional Overlay which is the main issue here, is not consistent with the Comprehensive Plan, and in response to the overwhelming public feeling in the opposite of the request. Joseph Laird seconded the motion; Discussion: Mary Haley discussed the proposed. zone change from RR2 to LDR. Jerry Hastings asked where the south boundary of the RR2 Zone in this request is located. Kurt explained that RR2 Zoning includes the parcel to the south. This request is only for Sally's parents, (A. Lyle Smith). Kurt explained that the properties were Zoned RR2 in error. The RR2 Zone does not fit the topography of the land in this area. Winston Dyer indicated the intent of the Commission was to zone the area as LDR except for the Harvest Heights Subdivision. Question: all voted aye, none opposed. The motion carried. Winston Dyer mentioned to the Smiths that this decision can be appealed to the City Council. Winston Dyer asked to be excused from the meeting. Robert Schwartz took charge of the meeting. 7:30 p.m. Variance requested fora 40 foot pole sign at 1175 West Main Street also, add signs for the different divisions within our store for (i.e. Convenience Store and Hot Stuff Pizza) -Valley Wide CO-OP Kurt Hibbert reviewed the location of signs in Rexburg on the overhead screen that are- taller than allowed by the Sign Ordinance. David Grant - 1175 West Main Street - is proposing to raise the current sign to 40 feet in order to compete with the competitors that have taller signs. He mentioned the height of Mother Hubbard's' sign which is 40 feet tal_1_. Some customers have ir_dicated that they can not see the Valley Wide CO-OP Sign from Hwy 20. He mentioned other signs that are taller than the COOP sign. The Chevron sign on the south exit is 25 feet to the top of the Burger King sign and then the Chevron sign extends up from that point. The Comfort inn sign is 60 feet tall from grade level. There are three reasons to change the height of the Valley Wide COOP sign. 1) Competition with our piers 2) Be able to compete with other Hwy businesses 3) They would like to add additional signage on this sign. (There are three businesses at this location -Hot Stuffed Pizza Deli, Farm Store Sales, and the ("nnyenience Store/Cas Station. Several businesses would be advertised on the same sign that could be seen by traffic on Hwy 20. They plan to add a Marquee display sign to the proposed sign. The want one tall sign that looks nice instead of a number of pole signs. David reviewed the handout that was given to the Commissioners. He mentioned the Teton River Development sign as an example of a sign they would like to emulate. They want a more visible sign to draw traffic into the City as well as their business. The current sign is 119 square feet. They want a sign Iess than 200 square feet. They currently have a marquee sign that sits on the ground. David Stein asked for an example of the sign that they are proposing. David asked how tall the COOP building is to compare the building height with the proposed sign height. Randall Porter asked about the construction type of sign. The sign is a two post sign. The location of the signs for the development was reviewed on the overhead screen. The Public Hearing was opened for comments. • 10 Those in favor of the proposal: None given Those neutral the proposal: None given Those opposed to the proposal: None given David Grant The applicant indicated that a single sign would be advantageous and it would draw additional traffic into the City. Mike Ricks mentioned that the signs that were reviewed were installed before they were annexed into the City. Jerry Hastings mentioned that other businesses are abiding with the City sign ordinance. David Stein agreed with Jerry and he would not support a variance above the height of the building. The current sign is very attractive. The sign Ordinance was designed to foster the type of sign that the Valley Wide COOP has installed. The other signs would not be allowed in the Sign Ordinance because they are grandfathered. He reviewed the option of adding additional signs or building a larger sign at the same height. ~~ Discussion on the request to install a taller sign. The developer is trying to avoid addition pole signs on the property. David Stein moved to deny the 4U foot sign because it does not comply with the City's sign ordinance. The rational would be that the City, public and Council have put a lot of work into the City's Sign Ordinance and the consensus was to limit the height of the sign. Second, with a Conditional. Use Permit, one of the considerations for raising the height of the sign is that the sign would not be taller than the building. The current sign is in line with the height of the building. Third, as a Planning Commission, although the Commission is pro-growth for business, the Commission should not be making variances decisions based on whether the business can compete or not. Mary Haley seconded the motion. Discussion: Question: All voted aye, none opposed. The motion carried. Zoning Compliance: None New Business• Discuss variance on the sidewalk for the Valley Wide CO-OP Subdivision 1175 West Main Street -Valley Wide CO-OP Scott Spaulding representing Valley Wide COOP presented a site plan for review. Because each one of the businesses in the Business Park are required to provide their own parking, Scott asked if the developer could eliminate the sidewalks that go from one business location to another business location. 11 Discussion on eliminating the interior sidewalks. The developer is asking for the same variance that was granted to the Rexburg Business Park which does not require sidewalks. Scott Spaulding mentioned that there is no value in having sidewalks in Commercial developments. These are private streets in this development. They are not eliminating any landscaping by eliminating the interior sidewalks. Jerry Hastings indicated that Planning Commission does not have any control over the request to eliminate sidewalks. There is no reason to come to this Commission with this request. Scott Spaulding indicated that the sidewalks are required in the Subdivision Ordinance according to John Millar. The reason for the request is that there is no value to have the sidewalks, there is only additional cost to the developer. David Stein indicated that this type of development would benefit from sidewalks. He recommended that the City Council review the request. Scott Spaulding commented on the individual parking areas for each business in the development. With individualized parking, the developer does not see any benefit to have a sidewalk join each business. They would be happy to add additional Landscaping or treatments M to make the Subdivision look nice. The sidewalk itself does not have any value to the development. Jerry Hastings reviewed the look and feel of the Cor~u~rercial Subdivisi;,ri without interior sidewalks. Rod Jones indicated that this would be just like the Rexburg Business Park where there are separate lots and separate buildings. Discussion on the individual look of this Commercial Subdivision. Mary Haley reiterated her position on the need for sidewalks. Randall Porter discussed the differences with this type of Subdivision verses a shopping center. There is not any centralized parking in this development. The parking will be at each location. David Stein reviewed the different options that could be developed in this Subdivision. An example would be a store that could buy multiple lots for a store or village style development. Jerry Hastings reviewed the requirements of the Subdivision Ordinance. This request is a • variance to a Subdivision that has already been approved. - 12 Scott Spaulding mentioned that the approval of the plat is not for sidewalks. The approval of the plat is for the layout of the individual properties. Discussion on the next step for this request. Mary Haley moved to recommend sidewalks to City Council; David stein seconded the motion; Discussion: Mike Ricks did not recommend sidewalks on the interior of this development. Jerry Hastings reviewed the location of the storm sewers. Scott Spaulding indicated that it goes to the States storm sewer system in the area. Robert Schwartz did not feel that sidewalks were needed in this situation. Mary Haley reiterated the need to comply with the Subdivision Ordinance. Randall Porter reviewed the location of the planned sidewalks for the individual stores. Scott indicated that all businesses would have sidewalks around them facing their own parking lots. The request is that the sidewalks would not be required to parallel the road. Scott Spaulding reviewed the location of the green space in front of the buildings. They would be happy to have green space installed in place of the sidewalk that parallels ±he road. Question: Those voting aye - 3 Those voting nay - 4 T`he motion failed. The applicant will go through the Public Hearing process. Preliminary Plat for Mountain View Professional Plaza - Erett Jensen ~ The Dyer ~'roap Brett Jensen - 422 East 2nd South -presented the preliminary plat with an Association Agreement to share the parking lot maintenance costs. The front set back is going to be 15 feet. Two lots are in the flood plain that will be built up or they will carry flood insurance. Discussion on the length of a dead-end street. John Millar reviewed the proposal on the overhead screen. It is located north and east of the Wal-Mart store. John has requested a street master plan for review concerning the 600 foot minimum dead-end street requirement. Joseph Laird reviewed the length of the street with the new development added on to an existing dead-end street. Mary Haley requested parking to be placed in the back of the development and the buildings in front of the development. Rod Jones discussed the other passible layouts for the buildings and parking. Snow removal 13 was discussed and the locatian to pile the snow. Jerry Hastings moved to approve the Preliminary Plat for the Mountain View Professional Plaza subject to the City resolving the road issues; meet the road master plan; Plat changed to reflect the set backs and meet all City Ordinances; including the green space out front; Staff approval; Departmental approvals; Randall Porter seconded the motion; Question: A11 voted aye, none opposed. The motion carried. Unfinished/Old Business: Report on Proiects: None Tabled Requests: Preliminary and Final Subdivision Plat for Woodshed Apartments 355 West 2nd South -Kevin Snell Noncontroversial Items Added to the Agenda: Mayor Larsen handed out a Committee information sheet to the Commissioners, which is to be returned to the Mayor. .Adjourned 14