ZX201 2019-04 7634 7634 S S 500W 500W Rezone Map Amendment Public Hearing: Wednesday, May 22, 2019 Victor City Council | 32 Elm St.
Sta taff ff P Pre resentat ation
Site Information Relevant Site Details 3
The Property • Location: 7634 S 500W • Status of Area to be N S Hwy 33 Rezoned: Undeveloped • Comprehensive Plan Approximate Rezone Area Larkspur Ave. Proposed Land Use Classification: Property in Low-Medium Residential Question • Current Zoning: Residential S 500W Single-Family & Two-Family (RS-7) 4
View of property looking west from S Hwy 33
Site Project History Subdivision Concept Plan Application History 6
Subdivision Project Timeline • July / August 2017 – Application submitted and amended for Rezone Map Amendment to rezone this parcel from Neighborhood Mixed Use (NX) and Residential Single-Family & Two-Family (RS-7) to Commercial Mixed Use (CX) and Industrial Flex (IX); later withdrawn and no decision rendered • November 13, 2017 – Application submitted for subdivision Concept Plan review; deemed complete by Planning and Zoning Administrator • January 16, 2018 – Concept Plan approved by Planning & Zoning Commission • February 14, 2018 – Ordinance #O526 adopted by City Council that eliminated the cottage court building type in the Residential Single-Family & Two-Family (RS-7) Zoning District • July 11, 2018 – Pre-application Meeting held with property owner and City Staff; Meeting notes indicate that property owner was advised to submit for Preliminary Plat as described in the Concept Plan (i.e. utilizing cottage courts) • Fall 2018 – Interim City Staff rescind this expectation, establishing that cottage courts are not an allowed building type in the RS-7 zone • February 2019 – Current Staff confirm that cottage courts are not an allowed building type in the RS-7 zone, offer to bring forth Rezone Map Amendment to reset expectations established under previous City Staff 7
Concept Plan Approval • A multi-phase subdivision with residential and commercial components • Property owner’s approved Concept Plan included: • A 30-room hotel; • Up to 108 cottages developed in Cottage Court developments; • Four four-plex residential developments; and • A future lot to be developed along Hwy 33. • No storage units proposed (except those that might be allowed onsite for the Cottage Courts for residential application) 8
Current Application Rezone Map Amendment 9
Application & Applicable Criteria What is being requested… • Rezone Map Amendment • Rezone Map Amendment for the western 16.3 acres of a 20.25-acre parcel located at 7634 S 500W • Rezone from Residential Single-Family & Two-Family (RS-7) to Residential Single-Family & Two-Family (RS-3) 10
Application & Applicable Criteria What is NOT being requested… • Variances • Deannexation • Subdivision Preliminary Plat • Site Plan Review • Design Review 11
• Comprehensive Land Use Plan • Victor Land Use Development Code (LDC) • Art. 1 General Provisions • Art. 2 Measurements and Exceptions • Div. 4.2 Residential Single-Family & Two- Applicabl ble Family (RS-7) Criteri ria • Div. 4.4 Residential Single-Family & Two- Family (RS-3) • Art. 14 Administration • Div. 14.7.11 Rezone Map Amendment • Art. 15 Definitions
Approval Criteria [LDC 14.7.11.B] Rezone Map Amendment– Nine (9) Approval Criteria 1. The Zoning Map Amendment substantially conforms to the Comprehensive Plan. 2. The Zoning Map Amendment substantially conforms to the stated purpose and intent of this Code. 3. The Zoning Map Amendment will reinforce the existing or planned character of the area. 4. The subject property is appropriate for development allowed in the proposed district. 5. There are substantial reasons why the property cannot be used according to the existing zoning. 6. There is a need for the proposed use at the proposed location. 7. The City and other service providers will be able to provide sufficient public facilities and services including schools, roads, recreation facilities, wastewater treatment, water supply and stormwater facilities, police, fire and emergency medical services, while maintaining sufficient levels of service to existing development. 8. The Zoning Map Amendment will not significantly impact the natural environment, including air, water, noise, stormwater management, wildlife, and vegetation. 9. The Zoning Map Amendment will not have a significant adverse impact on property in the vicinity of the subject property 13
Rezone Map Amendment Review Procedure Quasi-Judicial Procedure Timeline • Public Hearing (at Planning and Zoning • March 15: Pre-Application Meeting Commission and City Council) • March 22: City submitted materials and • Planning & Zoning Commission may application deemed complete recommend approval, approval subject to • March 28: Notice of Public Hearing sent to listed modifications, or denial to the City of Victor City Council. neighboring property owners, the newspaper of record, and posted onsite • City Council is the decision-making body for this application at a Public Hearing. • April 1: Development Review Committee meeting • April 16: Planning and Zoning Commission Public Hearing, recommendation of conditional approval • May 22: City Council Public Hearing 14
Agency Comments • City of Victor Planning • City of Victor Public Works – no comments • Teton County Fire Marshal – no comments • RAD Curbside – no comments Summary of • Fall River Electric – no comments Comments • Eastern Idaho Public Health District – no comments • SilverStar Communication – no comments • Teton County GIS – no comments • Teton County School District – no comments • Teton County Sheriff – no comments
Public Comments by Location Planning and Zoning Commission 11 14 Summary of Public Comments Public Testimony Received 45 Total Comments Submitted 20 Victor Teton County, ID Unknown 16
Public Comments by Location 2 2 City Council Summary of Public Comments 1 Public Testimony Received 12 Total Comments Submitted 7 Victor Are of City Impact Teton County, ID Unknown 17
Analysis Rezone Map Amendment 18
Analysis • The application was brought by the City to allow for expectations for this project to be reset under more precise guidance by new staff. • The density that would be allowed for development at this site under the proposed zoning district is less than what would be allowed under the current zone utilizing detached houses and backyard cottages. Furthermore, these buildings types are exempt from Design Review. • The Cottage Court building type limits the amount of density possible for this development under the proposed zoning district due to the lot and placement, and height and form requirements found in Div. 8.4 of the LDC. • This Rezone Map Amendment is requested by the City conditionally, and the property owner is expected to meet the conditions and development standards in order to fully enjoy the benefits available under the proposed zone. • Design Review, Site Plan Review, and Subdivision submittals for the entirety of the site are all expected to follow this proposed rezone application, and the review of those applications will be conducted under the Code effective at the time the submittal is deemed complete. 19
Approximately 17% of all jobs lie in proximity to this proposed subdivision 20
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Density for Cottage Court Building Type 22
Differences in Zone “…Primarily intended to accommodate single-family detached houses… [and] should be applied in areas where the land use pattern is predominately single- or two-family … or where such land use pattern is desired in the future.” 23
Public Outreach • Envision Victor (2009 – 2011) • Over 550 unique individual participants • Approximately 29% of City population; 17% of Impact Area population • Comprehensive Plan 2015 Update • Numerous Planning and Zoning Commission and City Council Public Meetings • Surveys and targeted outreach included in update process • Development Code Updates • Numerous Planning and Zoning Commission and City Council Public Meetings • Every year from 2015 - 2019 24 Photo by Thomas Drouault on Unsplash
Comprehensive Plan Alignment – Proposed Land Use Map Approximate Rezone Area Property in Question Proposed Land Use Map has designated this this area as Low- Medium Residential. The proposed Rezone Map Amendment to rezone this parcel as RS-3 Single-Family and Two-Family would maintain the future land use characterization. 25
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