Document Jerome_doc_63a69c1baf

City of Jerome Planning & Zoning Agenda City Council Chambers, 100 East Avenue A, Jerome, ID 83338 City Administrator Mike Williams, City Planner Ida Clark COMMISSION MEMBERS: Chairman Rod Mink; Commissioners Jeff Schroeder, Paul Johnson, Benjamin Reed, and Shonna Fraser REGULAR MEETING September 10, 2024 7:00 p.m. Please Note: Speakers who have been given the floor may be limited to three minutes of discussion. Any item can be added or removed from the consent calendar prior to the meeting. 1. Call to Order & Roll Call 2. Public Hearing for a request from Tana Parker for a Special Use Permit renewal allowing a Home Occupation for Catering, on the property described as Lot 16 Block 1, Glen Eagle Subdivision (NE 19-8-17), more commonly known as 913 Glen Eagle Drive, Jerome, Idaho. 3. Consider a request from Tana Parker for a Special Use Permit renewal allowing a Home Occupation for Catering, on the property described as Lot 16 Block 1, Glen Eagle Subdivision (NE 19-8-17), more commonly known as 913 Glen Eagle Drive, Jerome, Idaho- action item 4. Public Hearing for a request from Hung Le for a Special Use Permit allowing an Electronic Message Display Sign, for the property described as Lots 1 & 2 & N ½ Adjacent Vacated Alley to Lots 1 & 2 Blk 125 Jerome Townsite NE (24-8-16), more commonly known 501 South Lincoln Avenue, Suite C, Jerome, Idaho. 5. Consider a request from Hung Le for a Special Use Permit allowing an Electronic Message Display Sign, for the property described as Lots 1 & 2 & N ½ Adjacent Vacated Alley to Lots 1 & 2 Blk 125 Jerome Townsite NE (24-8-16), more commonly known 501 South Lincoln Avenue, Suite C, Jerome, Idaho– action item 6. Public Hearing for a request from Sansei Holdings LLC for a Lot Split, for the property described as Tax 2224494 of Lot 1 Jerome Unplatted (30-8-17), more commonly known as the bare lot to the south of Wright Physical Therapy and north of Les Schwab on South Lincoln Avenue, Jerome, Idaho, containing approximately 2 acres. 7. Consider a request from Sansei Holdings LLC for a Lot Split, for the property described as Tax 2224494 of Lot 1 Jerome Unplatted (30-8-17), more commonly known as the bare lot to the south of Wright Physical Therapy and north of Les Schwab on South Lincoln Avenue, Jerome, Idaho, containing approximately 2 acres- action item 8. Consider a Design Review for Bubble Barn at Tax 2224494 of Lot 1 Jerome Unplatted (1800 BLK of South Lincoln), Jerome, Idaho – action item 9. Citizen Correspondence and Issues ---PAGE BREAK--- City of Jerome Planning & Zoning Agenda City Council Chambers, 100 East Avenue A, Jerome, ID 83338 City Administrator Mike Williams, City Planner Ida Clark COMMISSION MEMBERS: Chairman Rod Mink; Commissioners Jeff Schroeder, Paul Johnson, Benjamin Reed, and Shonna Fraser 10. Consent Agenda- action item The consent calendar consists of items that are considered to be routine in nature and will be enacted in the form of one motion. Any item can be removed from the consent calendar and heard in its regular order at the request of any commissioner or the chairman. A. Approve the minutes from the August 13th, 2024, regular meeting. B. Findings and Conclusions for a request from A&W Properties LLC for a 9 Lot Residential Preliminary Plat, located at Tax 2205075 of BlkA-164 Jerome Townsite (SE 19-8-17), more commonly known as 1018 South Eisenhower St, Jerome, Idaho, containing approximately 1.43 acres. C. Findings and Conclusions for a request from The City of Jerome for Rezones for the properties described in Appendix A. D. Findings and Conclusions for a request from JTMESC LLC- Jared Hunt for a 63 Lot Residential Preliminary Plat, located at Jerome Unplatted Tax 2303173 of SWSE 19- 8-17, more commonly known as the parcel directly to the east of the new park on East Nez Perce and North of 710 and 806 East Nez Perce Avenue, Jerome, Idaho, containing approximately 20.46 acres. E. Findings and Conclusions for a request from Dale Ross for a Front Yard Setback Variance, located at Lot 1, Blk 1 Dubois Brown Subdivision 64.74’ X 164.54’ (SE 18-8-17), more commonly known as 824 2nd Avenue East, Jerome, Idaho. F. Findings and Conclusions for a request from J Pierski Enterprises, LLC DBA TrailMax for a Special Use Permit allowing Industry Limited for the sales, customization and repairs of utility trailers, located at Lots 2A & 2B, Blk 1 Jerome SE Industrial Park Phase IV (30-8-17), and Lot 2 Blk 1 Westerra Plaza Subdivision, (30-8-17), more commonly known 1720 South Lincoln Avenue, Jerome, Idaho. 11. Discussion Period & Staff Reports 12. Adjournment Note: Any person needing special accommodations to participate in the above noticed meeting should contact City Hall (City Administrator [PHONE REDACTED] x 102) seven days prior to the meeting. ---PAGE BREAK--- City of Jerome Planning & Zoning Agenda City Council Chambers, 100 East Avenue A, Jerome, ID 83338 City Administrator Mike Williams, City Planner Ida Clark COMMISSION MEMBERS: Chairman Rod Mink; Commissioners Jeff Schroeder, Paul Johnson, Benjamin Reed, and Shonna Fraser Appendix A: From Residential 2 (R-2) to Public/Semi-Public (PS), on the parcel described as Jerome Unplatted Tax 2303080 of SWSE 19-8-17, more commonly known as the new park located on the north side of East Nez Perce, Jerome, Idaho; containing approximately 7.55 acres’ From Public/Semi-Public (PS) to Residential 2 on the parcel described as Jerome Unplatted Tax 2303173 of SWSE 19-8-17, more commonly known as the parcel directly to the east of the new park on East Nez Perce and North of 710 and 806 East Nez Perce Avenue, Jerome, Idaho, containing approximately 20.46 acres. ---PAGE BREAK--- CITY OF JEROME PLANNING & ZONING Special Use Permit Renewal – Home Occupation 913 Glen Eagle Dr., Jerome, ID Current Zoning Designation: Residential Subdivision: Yes Setbacks: N/A Existing Building Summary: Applicant is renewing SUP for in-home catering with no change to the application. This is the second request for renewal. ---PAGE BREAK--- Planning & Zoning Department City Hall 152 East Ave A Jerome, ID 83338 (208) 324–8189 www.cityofjerome.org To: Planning & Zoning Commission Cc: BJ Hess, Legal Counsel From: Ida Clark, Planning & Zoning Manager Date: September 10, 2024 Subject: Staff report regarding a request from Tana Parker for a Special Use Permit renewal allowing a home occupation for catering on the property at Lot 16, Block 1 Glen Eagle Subdivision NE (19-8-17), more commonly known as 913 Glen Eagle Drive Jerome, ID. SPECIAL USE PERMIT: STAFF REPORT I. Background: The Parkers received their first special use permit in September 2021. They renewed again in 2022 for two years. They have complied with all wastewater and fire department requirements. The location is in a residential subdivision. City staff has not received any complaints from neighbors and there are no current code violations. The home occupation is conducted in the garage. The Parkers remain compliant with the standards for a special use permit and have requested a renewal with no changes to the application. II. As it pertains to Title 17 of the JMC, the Land Use Ordinance a. The property in question 913 Glen Eagle Dr., Jerome, ID is zoned Residential- 1 b. The proposed use, a home occupation, requires a Special Use Permit from the Planning & Zoning Commission as detailed in 17.14.010 of the JMC. c. In this case, the Parkers would like to continue using a portion of their garage for catering services which constitutes a home occupation per JMC 17.18.050. III. As it pertains to the City of Jerome’s Comprehensive Land Use Plan a. This request complies with the Comprehensive Plan as defined in the following sections: i. Chapter 6, Our Quality of Life: “Foster a supportive, healthy, and resilient community of residents, rooted in Jerome’s rich history, that collaborates to welcome visitors and newcomers, and offers opportunities for everyone to live, work, and play.” IV. 17.18.050: Unique Land Uses – I. Home Occupations a. Any use which changes or may change the character of the neighborhood will not be permitted. b. No more than one person other than members of the family residing on the premises shall be engaged in such occupation. c. The use of the dwelling unit for the home occupation shall be clearly incidental and subordinate to its use for residential purposes by its occupants, and shall be conducted entirely within a dwelling unit or accessory structure. A detached accessory structure shall be located in the read or side yard. ---PAGE BREAK--- Planning & Zoning Department City Hall 152 East Ave A Jerome, ID 83338 (208) 324–8189 www.cityofjerome.org d. Not more than four hundred (400) square feet of the floor area of the dwelling unit or accessory structure shall be used in the conduct of the home occupation. e. The appearance of the dwelling unit or accessory structure shall not be altered and the occupation shall not be conducted in any manner that causes the premises to deviate from its residential character, either by color, materials, or construction, lighting, signs, sound or noise vibrations, traffic generation and parking requirements. f. No significant traffic shall be generated by such home occupation which creates noise, vibration, glare, fumes, odors or electrical interference detectable or objectionable to the normal senses off the lot, if the occupation is conducted in a single-family residence. g. No storage of materials or supplies outdoors. h. A home occupation shall not involve he use of signs and structures other than those permitted in the zone which the property is located. i. The Parkers remain compliant with the conditions for a home occupation. V. Staff Comments: no comments received. 17.60.050: SUPPLEMENTARY CONDITIONS AND SAFEGUARDS: In granting any special use, the council may prescribe appropriate conditions, bonds and safeguards in conformity with this title. Violations of such conditions, bonds or safeguards, when made a part of the terms under which the special use is grants, shall be deemed a violation of this title. Recommended Conditions: • Comply with yearly fire inspections; • Comply with all City, State, and Federal requirements; and • Special use permit shall be allowed for five years, renewable upon expiration. ---PAGE BREAK--- ---PAGE BREAK--- CITY OF JEROME PLANNING & ZONING Ida Clark, City Planner 152 East Ave A [PHONE REDACTED] x 140 [EMAIL REDACTED] NOTICE OF PUBLIC HEARING PLEASE TAKE NOTICE that on Tuesday, the 10th day of September 2024, at the hour of 7:00 p.m., a public hearing will be held before the City of Jerome Planning and Zoning Commission at City of Jerome Council Chambers, 100 East Avenue A, Jerome, Idaho to consider a request from Tana Parker for a Special Use Permit renewal allowing a Home Occupation for Catering, on the property described as Lot 16 Block 1, Glen Eagle Subdivision (NE 19-8-17), more commonly known as 913 Glen Eagle Drive, Jerome, Idaho. All interested persons shall have an opportunity to be heard. Please consider joining the meeting or submitting written comment. We strongly encourage written comment be postmarked by September 4th, 2024, or physically submitted by September 6th, 2024. Questions regarding this request should be directed to City Planner, Ida Clark at [PHONE REDACTED] x 140. Dated this 19th day of August 2024. Ida Clark City Planner PUBLISH: August 24th, 2024 ---PAGE BREAK--- 9 8 7 6 5 4 9 8 7 6 5 4 9 8 7 6 5 4 9 8 7 6 5 4 1 1 3 1 3 1 1 1 2 3 1 2 3 1 2 3 1 2 3 13 10 11 12 13 14 15 16 17 18 19 10 11 12 13 14 15 16 17 18 19 10 11 12 10 11 12 13 4 2 9 7 5 19 16 14 12 10 23 20 36 34 32 29 28 25 525 518 951 911 821 808 804 800 726 725 801 805 809 808 800 726 915 919 923 927 931 935 942 936 928 920 916 701 711 717 807 803 725 515 523 525 609 611 617 621 625 629 915 917 923 929 931 938 612 608 602 600 520 917 923 927 931 935 824 820 817 813 809 930 926 924 920 916 912 908 909 913 917 921 925 929 924 933 929 925 921 917 920 916 912 908 904 612 613 705 903 909 913 800 817 813 808 804 803 804 800 720 716 712 706 702 816 812 714 700 624 909 905 901 904 900 600 609 607 605 601 517 513 509 505 620 610 532 600 514 510 701 703 705 709 725 813 616 612 610 602 600 524 518 516 517 514 524 815 801 717 715 709 701 617 611 609 605 603 601 519 517 615 606 602 506 502 515 517 519 521 619 616 612 608 604 602 524 517 521 605 609 611 613 619 804 800 712 708 704 416 618 616 614 610 600 510 508 506 #1-5 1001 1005 1014 1021 1017 1013 1009 1005 1001 1 2 3 1 3 4 4 5 6 1 1 1 T2 T3 A-167 A-174 A-178 A-179 A-175 A-177 A-181 A-176 A-183 A-182 A-180 A-184 SIRCOMM Fillmore Park Apts Frontier Elementary Magic Valley Christian Academy Health & Welfare E Avenue H S Fillmore St E Avenue D E Avenue I Glen Eagle Dr E Avenue E E Avenue F S Tiger Dr S Garfield St Owl Ct Hawk Ct Nancolas Ct S Eisenhower St S Jackson St E Avenue G S Tiger Dr S Tiger Dr E Avenue F 1 inch = 300 feet . 913 Glen Eagle Dr 500ft Nearest Neighbor 913 Glen Eagle Dr August 2024 CITY OF JEROME ---PAGE BREAK--- ---PAGE BREAK--- P TJRI-I C NO'I'ICIJ A}TF'IDAVI'I the attached Notice of Public Hearing was mailed to all property owners within feet of tl-re property located at and a notice was posted at said propefty on Please attach: t I 1. Public Hearing Notice i ] 2. Property owners within the designated rnap area t I 3. Photo of Posted Notice Requested R101 - Planning & Zoning\1a Forms & Templates\Affidavit Notice of publication- July '24.doc (at least l-5 days prior to hearing) days prior to hearing) r/we, Kffit , certify that on name(s) ---PAGE BREAK--- CITY OF JEROME PLANNING & ZONING Special Use Permit – Electronic Message Display Sign 501 South Lincoln Ave., Jerome, ID Current Zoning Designation: Central Business District (CBD) Subdivision: No Setbacks: N/A Existing Building Summary: Applicant is requesting to place an Electronic Message Display sign above their suite to advertise their business. ---PAGE BREAK--- Planning and Zoning Department City Hall 152 East Ave A Jerome, ID 83338 (208) 324–8189 www.cityofjerome.org To: Planning & Zoning Commission Cc: BJ Hess, Legal Counsel From: Ida Clark, Planning & Zoning Manager Date: September 10, 2024 Subject: Staff report regarding the request from Hung Le for a Special Use Permit allowing an Electronic Message Display Sign, for the property commonly known as 501 South Lincoln Avenue, Suite C, Jerome, ID. Special Use Request: Staff Report I. Project Summary: The applicant would like an electronic message display sign for their business in Suite C. The parcel is zoned Central Business District (CBD). The EMD sign is approximately 115” x 14” and 11.18 square feet. II. The proposed signs will be subject to Section 17.32.040 Section Q since it has an electronic display. “Electronic Message Display”: A sign or portion thereof capable of displaying words, symbols, figures or images that can be electronically or mechanically changed by remote or automatic means.” a. 17.032.040: GENERAL REQUIREMENTS FOR ALL SIGNS, Section Any animated sign, electronic message displays (EMD), illuminated advertising device or advertising display shall conform to the following requirements: 1. Shall contain static messages only, and shall not have movement, or the appearance of optical illusion of movement of any part of the sign structure, design, or pictorial segment of the sign, including the movement or appearance of movement of any illumination or the flashing/varying of light intensity. 2. Each message or frame must be displayed for a minimum of three seconds. 3. Area shall not occupy more than seventy five percent (75%) of the sign. 4. Shall emit a light of constant intensity, and shall be constructed of hardware capable of programming that will limit the nits output to five thousand (5,000) on clear days and five hundred (500) nits from dawn to dusk. In no event shall such an illuminated sign or device be placed or directed to permit the beams and illumination therefrom to be directed or beamed upon a public thoroughfare, highway, sidewalk or adjacent premises to cause glare or reflection that may constitute a traffic hazard or nuisance. 5. Text only single color message displays with letters no higher than twelve inches (12") may scroll or travel without the static message limitation. Maximum area for such displays is sixty (60) square feet. 6. Each parcel of real property may have one electronic message display. 7. Such signs, displays, or device may not be installed on a nonconforming sign. 8. Animated signs and EMD are allowed by special use permit only and in accordance with chapter 17.60 of this title. (Ord. 1149, 2016) ---PAGE BREAK--- Planning and Zoning Department City Hall 152 East Ave A Jerome, ID 83338 (208) 324–8189 www.cityofjerome.org • The applicant acknowledges the guidelines and intends to comply. Special Use Permit Criteria Staff Analysis I. 17.60.030: GENERAL STANDARDS FOR SPECIAL USES: The commission shall review the particular facts and circumstances of each proposed special use in terms of the following standards and shall find adequate evidence showing that such use at the proposed location: A. Will, in fact, constitute a special use as established in section 17.60.060 of this chapter for the zoning district involved; • Staff Analysis: The Jerome Municipal Code allows an electronic message display sign with an approved special use permit in all zoning districts. B. Will be harmonious with and in accordance with the general objectives or with any specific objective of the comprehensive plan and/or this title; • Staff Analysis: The request appears to be harmonious with the objectives of Title 17 of the Jerome Municipal Code as well as the Comprehensive Plan. C. Will be designed, constructed, operated and maintained to be harmonious and appropriate in appearance with the existing or intended character of the general vicinity and that such use will not change the essential character of the same area; • Staff Analysis: The applicant has provided a professionally designed image of the sign and the EMD portion. The sign as designed is appropriate and harmonious with the existing character of the area. D. Will not be hazardous or disturbing to existing or future neighboring uses; • Staff Analysis: The applicant is required to meet the electronic display criteria. They have provided an image that meets the current code. This is also a commercial zone. E. Will be served adequately by essential public facilities and services such as highways, streets, police and fire protection, drainage structures, refuse disposal, water and sewer and schools; or that the persons or agencies responsible for the establishment of the proposed use shall be able to provide adequately any such services; • Staff Analysis: An electronic message display sign will not require public facilities or services. F. Will not create excessive additional requirements at public cost for public facilities and services and will not be detrimental to the economic welfare of the community; • Staff Analysis: As proposed, the electronic message display sign will not create additional requirements at public cost for public facilities nor be detrimental to the economic welfare of the community. ---PAGE BREAK--- Planning and Zoning Department City Hall 152 East Ave A Jerome, ID 83338 (208) 324–8189 www.cityofjerome.org G. Will not involve uses, activities, processes, materials, equipment and conditions of operation that will be detrimental to any persons, property or the general welfare by reason of excessive production of traffic, noise, smoke, fumes, glare or odors; • Staff Analysis: The request to include an EMD sign will not be detrimental to any persons, property, or the general welfare because of excessive production of traffic or glare. The applicant shall comply with the code requirement for illumination. The sign can be turned on and off during business hours. H. Will have vehicular approaches to the property which shall be so designed as not to create an interference with traffic on surrounding public thoroughfares; and • Staff Analysis: There is no change to the vehicular approaches to the property. I. Will not result in the destruction, loss or damage of a natural, scenic or historic feature of major importance. • Staff Analysis: There is no indication that the sign will result in the destruction, loss or damage of a natural, scenic or historic feature of major importance. III. The following Design Review Guidelines should be considered: A. Section 5.4 Sign Guidelines Signs are the highest profile element that the public is aware of and leaves the public with an impression of the community. Signs must be of high quality and fit the needs of the situation, while blending with the rest of the community’s desires. A garish sign may promote additional short term recognition, but will reduce the community’s long term attractiveness and image. Sign clutter, even of quality signs, will also reduce the community’s attractiveness and image and is more confusing than informative. No matter how much citizens and developers improve their existing and future community’s commercial, industrial, and residential area’s buildings, parks, roads, landscaping, etc., the image of the community will not improve unless the community’s signage is raised to the same level of quality as the rest of the community. B. Jerome Municipal Code for Standards: 1. Promote sign design and placement that reflects the community’s desire for human scale regarding height, proposition, site features, shapes and materials. • The electronic message display sign is professionally designed and meets the appropriate height and materials required. 2. Signs must be produced using professional workmanship without hand lettering or with a sloppy or garish paint job. • The application indicates the sign will be professionally manufactured. 3. The primary sign(s) for a business must be constructed of permanent materials. Unacceptable temporary materials include but are not limited to paper, cardboard, vinyl banner, fabric, poster board, and unfinished wood. • The sign is constructed of all-weather permanent material. ---PAGE BREAK--- Planning and Zoning Department City Hall 152 East Ave A Jerome, ID 83338 (208) 324–8189 www.cityofjerome.org IV. 17.60.050: SUPPLEMENTARY CONDITIONS AND SAFEGUARDS: In granting any special use, the council may prescribe appropriate conditions, bonds and safeguards in conformity with this title. Violations of such conditions, bonds or safeguards, when made a part of the terms under which the special use is granted, shall be deemed a violation of this title. Recommended Conditions: • Electronic message display sign shall comply with the message restrictions; • Obtain the appropriate building and electrical permits; and • Comply with all City sign requirements. ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- CITY OF JEROME PLANNING & ZONING Ida Clark, City Planner 152 East Ave A [PHONE REDACTED] x 140 [EMAIL REDACTED] NOTICE OF PUBLIC HEARING PLEASE TAKE NOTICE that on Tuesday, the 10th day of September 2024, at the hour of 7:00 p.m., a public hearing will be held before the City of Jerome Planning and Zoning Commission at City of Jerome Council Chambers, 100 East Avenue A, Jerome, Idaho to consider a request from Hung Le for a Special Use Permit allowing an Electronic Message Display Sign, for the property described as Lots 1 & 2 & N ½ Adjacent Vacated Alley to Lots 1 & 2 Blk 125 Jerome Townsite NE (24-8-16), more commonly known 501 South Lincoln Avenue, Suite C, Jerome, Idaho. All interested persons shall have an opportunity to be heard. Please consider joining the meeting or submitting written comment. We strongly encourage written comment be postmarked by September 4th, 2024, or physically submitted by September 6th, 2024. Questions regarding this request should be directed to City Planner, Ida Clark at [PHONE REDACTED] x 140. Dated this 19th day of August 2024. Ida Clark City Planner PUBLISH: August 24th, 2024 ---PAGE BREAK--- 1 1 1 1 1 1 1 1 1 1 1 1 1 1 3 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 17 16 16 17 16 16 16 24 16 16 12 11 13 16 17 16 13 16 12 24 16 15 22 16 23 16 11 15 11 16 16 16 16 10 22 16 23 17 16 17 16 16 16 24 16 16 16 16 16 16 1 2 3 5 6 7 9 8 4 6 8 5 3 1 18 20 21 22 23 24 26 17 14 13 12 11 10 10 601 216 112 221 219 201 228 212 200 130 149 145 321 301 130 118 423 401 107 111 115 129 325 217 215 239 300 113 111 124 129 501 505 218 226 220 228 208 206 202 231 227 221 217 213 209 205 203 315 308 314 318 324 326 329 325 317 411 407 402 406 410 409 401 409 405 401 400 329 321 319 313 309 305 301 328 314 312 308 304 301 307 309 315 321 325 329 128 120 200 208 212 218 220 230 229 225 223 219 217 129 125 129 201 213 215 221 227 406 404 400 712 702 328 326 322 314 312 310 300 224 220 216 212 208 200 114 112 106 714 403 331 323 317 313 311 301 209 219 217 211 201 221 229 115 125 129 801 309 305 301 225 219 215 211 205 201 125 121 117 808 300 310 312 316 320 324 328 329 325 321 319 317 309 305 301 118 120 124 128 131 716 706 700 113 229 225 221 219 213 209 205 201 200 212 218 220 224 135 125 121 117 113 109 602 610 628 634 104 108 116 122 130 200 204 216 218 220 224 228 231 225 221 217 213 209 205 201 326 320 318 312 308 300 325 323 317 315 309 305 604 300 304 308 312 320 324 328 329 325 319 313 309 301 225 217 215 213 211 203 210 220 506 510 500 308 310 312 314 324 328 300 327 321 315 309 305 301 100 110 116 120 130 200 204 210 212 216 220 224 228 229 227 217 211 209 201 129 121 119 113 111 103 404 157 149 145 133 116 118 120 128 332 320 306 279 249 233 225 201 205 206 208 212 216 220 224 228 328 324 320 316 312 308 304 300 301 305 309 317 321 325 329 220 328 324 320 316 312 304 230 236 212 222 216 210 212 208 132 146 152 99 147 134 127 107 114 146 145 136 135 126 106 115 125 105 116 144 143 137 124 104 117 138 123 118 103 142 139 122 102 119 Kecks Vacant Ace Hardware Heritage Academy Kecks Maverick Huber Feed Pizza Hut U. S. Bank Commercial Creamery Commercial Creamery S Birch St S Alder St S Adams St S Lincoln Ave S Cleveland St S Buchanan St W Avenue F W Avenue E W Avenue D W Avenue G E Avenue F E Avenue E E Avenue B E Avenue D E Avenue C E Avenue G S Cedar St W Avenue C W Avenue B S Cedar St W Avenue B 1 inch = 300 feet . 501 South Lincoln 750ft Nearest Neighbor 501 South Lincoln August 2024 CITY OF JEROME ---PAGE BREAK--- ---PAGE BREAK--- PIJI]LIC NOTICII AF TIDAVIT r/we, kfu fll irrp , certify that on name(s) the attached Notice of Public Hearing was mailed to all and a notice was posted at said properly on Please attach: t t t 1. Public Hearing Notice 2. Properly Owners witl-rin the designated rnap area 3. Photo of Posted Notice Requested l l l date of g/ailing (aI least 15 days prior to hearing) property owners within address or legal clescription (at least I 5 R:\01 - Planning & Zoning\1a Forms & Templates\Affidavit Notice of publication- July,24.doc My commission ---PAGE BREAK--- CITY OF JEROME PLANNING & ZONING Lot Split – 1800 BLK of South Lincoln Ave., Jerome, ID Current Zoning Designation: General Business (C-2) Subdivision: No Setbacks: N/A, bare parcel Summary: Applicant has requested to split one parcel into two parcels with a shared access easement from South Lincoln Ave. ---PAGE BREAK--- Planning and Zoning Department City Hall 152 East Ave A Jerome, ID 83338 (208) 324–8189 www.cityofjerome.org To: Planning & Zoning Commission Cc: BJ Hess, Legal Counsel From: Ida Clark, P&Z Manager Date: September 10, 2024 Subject: Staff report regarding the request from Sansei Holdings LLC for Lot Split of the property more commonly known as the bare lot to the south of Wright Physical Therapy and north of Les Schwab on South Lincoln Avenue, Jerome, ID Lot Split: Staff Report I. As pertains to Title 17 of the JMC, the Land Use Ordinance a. The property in question contains approximately two acres and is zoned General Business as detailed in 17.14.020 of the JMC. b. The proposed project, a lot split requires approval from the Planning and Zoning Commission as detailed in 16.16.045 of the JMC. c. Regardless of use, setbacks for each parcel are as follows Front 25’, Rear 10’, Interior Side 12’, Side Street 25’. d. There is no minimum lot size in the C-2 zone. II. As pertains to Title 16 of the JMC, the Subdivision Ordinance a. The lot split is subject to Section 16.16.045, an analysis is attached. III. As pertains to Jerome Comprehensive Plan a. Meets the following objectives within Chapter Four – Our Quality of Life: Objective 6.2: Diversify the economic base of businesses and industries (through retention, expansion, and recruitment) while preserving Jerome’s identity. Lot Split Criteria Staff Analysis I. Definition 17.03.450 LOT: A parcel of land of sufficient size to meet minimum zoning requirements for use, coverage and area, and to provide such yards and other open spaces as are herein required. Such lot shall have frontage, as may be required within this title, on an improved public street, or on an approved private street, and may consist of: a single lot of record, a portion of a lot of record, a combination of complete lots of record, or of portions of lots of record (Ord. 1070, 2010) II. 16.16.025: PREAPPLICATION PROCEDURE: • The applicant submitted a pre-application with a copy of the sketch plan. III. 16.16.030: PROOF OF OWNERSHIP REQUIRED: In making application for approval of a subdivision plat, the owner shall submit a current title report or provide other evidence ---PAGE BREAK--- Planning and Zoning Department City Hall 152 East Ave A Jerome, ID 83338 (208) 324–8189 www.cityofjerome.org acceptable by the city council to establish ownership of the real property within the subdivision. (Ord. 994 2006) • Proof of ownership has been established. IV. 16.16.045: SUBDIVISION OF PROPERTY WITHOUT PLAT/LOT SPLITS: After reviewing the pre- application, the administrator may, in his or her sole discretion, submit the pre-application to the Planning and Zoning Commission for approval without a plat. If, after public hearing, the commission finds that the proposed subdivision is to: • Split one lot into two (a “lot split”); • The proposed lot split will not have a substantial impact on present or proposed public utilities, streets and parks; • Is consistent with the Comprehensive Plan; • Both resulting lots will meet minimum size and minimum lot size requirements for the relevant zone; and • Each lot has a minimum of twenty-five (25) feet of street frontage. V. No plat shall be required and the lot split may be approved by the commission without submittal to the City Council. If a lot split occurs, any subsequent divisions of the split land require subdivision review and approval. a. The proposed lot has been bare for years with no development. The applicant proposes to split the lot into two with one shared access easement. b. As proposed, parcel one would be .76 acres with 15’ of the access easement, and parcel two would be 1.24 acres with 15’ of the access easement. c. Each parcel will share a 30’ easement for access from South Lincoln Avenue. d. The application states there will not be a substantial impact on public utilities. Water and sewer are available in South Lincoln Avenue. e. A notice regarding the proposed lot split was sent to local taxing districts. VI. STAFF COMMENTS: • Engineering: The sewer needs to be extended to serve parcel 1. The sewer currently ends near the NW corner of parcel 2. Parcels 1 and 2 shall use a shared access off of South Lincoln Avenue. No additional access will be permitted. VII. RECOMMENDED CONDITIONS: • The lot split shall meet all City of Jerome Department requirements of construction and any other needed improvements; • Final Record of Survey and Deeds will be recorded at the County and provided to the City once recorded; and • Comply with all city, state, and federal requirements. ---PAGE BREAK--- □ □ □ □ 152 East Ave A, Jerome, ID 83338 Phone: (208) 324-8189 [EMAIL REDACTED] www.cityofjerome.org PLANNING AND ZONING APPLICATION Special Use Permit Variance Subdivision Preliminary Plat Zoning Ordinance Amendment □ □ □ 181 Annexation Rezone Subdivision Final Plat Lot Split $75 filing fee is required with complete application. Preliminary and final plats are a $150 fee plus $1.00 for each proposed lot in the subdivision. Current Use of Property I A . • J/ /1-,Jf-ft/A Current Zoning: I am the recorded owner of the property. I am the purchaser thereof, under a contract in writing. I am the lessee or the agent authorized. By signature hereon, the property owner acknowledges that City officials and/or employees may, in the performance of their functions, enter upon the property to Inspect, post legal notices, and/or other standard activities in the course of processing this application, pursuant to Idaho Code §67- 6507. The lessee or agent has my permis • J Property Owne s Signature: { , Date: AL 24 ---PAGE BREAK--- EXHIBIT TOWNSHIP 8 SOUTH, RANGE 17 EAST OF THE BOISE MERIDIAN, JEROME COUNTY, IDAHO; Section 30: A parcel of land located in Government Lots 1 and 2, more particularly described as follows: Beginning at the Northwest corner of said Section 30; THENCE, South 89°50'10" East a distance of 42.00 feet along the Northerly boundary of said Section 30; THENCE, South 00°01'00" East a distance of 1163.48 feet parallel with the Westerly boundary of said Section 30 and along the Westerly boundary of the Jerome Southeast Industrial Park PUD Phase 3 to the Southwest corner of Lot 3, Block 1 of said PUD and the TRUE POINT OF BEGINNING; THENCE, South 89°50'1 O" East a distance of 418.00 feet along the Southerly boundary of said Lot 3 to the Southeast comer thereof; THENCE, South 00° 01'00" East a distance of 208.42 feet along the Westerly boundary of Lots 6 and 4 of said Block 1; THENCE, North 89°50'1 O" West a distance of 418.00 feet to a point 42.00 feet Easterly from the Westerly boundary of said Section 30; THENCE, North 00°01 '00" West a distance of 208.42 feet parallel with and 42.00 feet Easterly from the Westerly boundary of said Section 30 to the TRUE POINT OF BEGINNING. ---PAGE BREAK--- 500 feet, property zoned Residential - 1, 2, 3, or Multi-Family Residential 750 feet, property zoned General Business High Density Business or Central Business District (CBD) 1,000 feet, property zoned Neighborhood Business (C-1) 1,500 feet, if property is zoned Public/Semi Public (PS), Mixed Use (MU), Light Industrial (M-1) or Heavy Industrial 2) AT ITS OPTION, THE JEROME CITY PLANNING AND ZONING COMMISSION MAY, UPON NOTICE AND HEARING, AND WITH GOOD CAUSE APPEARING THEREFORE, REVOKE A ZONING AMENDMENT IF THE TERMS THEREOF ARE BEING VIOLATED. I hereby certify that I am the applicant named herein, and that I have familiarized myself with the rules and regulations with respect to preparing and filing this application, and that the foregoing statements and answers herein contained, and the information on the attached maps, are in all respects true and accurate to the best of my belief. Printed Name: ? 3 e 1 k& Signature: Date: 7;z./Z/f Appeals: Any interested party may appeal in writing any final decision of the Planning and Zoning Administrator, or Commission to the City Council by filing an appeal with the Jerome City Clerk within fifteen (15) days from the date of the decision. The appeal shall specifically state the decision appealed and reasons for the appeal. If no appeal is filed within the fifteen (15) day period, the decision shall be deemed final. ---PAGE BREAK--- July 15, 2024 City of Jerome Planning and Zoning 152 East Ave A Jerome, ID 83338 City of Jerome Planning and Zoning The Owner/Applicant's (Sansei Holdings, LLC), purpose of this application is to divide the 2 Acre parcel located on the East side of Lincoln Street into 2 parcels. The legal description of the original parcel is attached as Exhibit A. The purpose of the Land Split is to make it possible to obtain necessary financing to move forward in completing the proposed plan for the South parcel. South Parcel 1: Plan is to construct a Bubble Barn Carwash facility. North Parcel 2: No final plans have been finalized but considering a drive-thru Coffee/drink operation on the frontage off Lincoln and possibly some flex space in the rear of the parcel. ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- CITY OF JEROME PLANNING & ZONING Ida Clark, City Planner 152 East Ave A [PHONE REDACTED] x 140 [EMAIL REDACTED] NOTICE OF PUBLIC HEARING PLEASE TAKE NOTICE that on Tuesday, the 10th day of September, 2024, at the hour of 7:00 p.m., a public hearing will be held before the City of Jerome Planning and Zoning Commission at City of Jerome Council Chambers, 100 East Avenue A, Jerome, Idaho to consider a request from Sansei Holdings LLC for a Lot Split, for the property described as Tax 2224494 of Lot 1 Jerome Unplatted (30-8-17), more commonly known as the bare lot to the south of Wright Physical Therapy and to the north of Les Schwab on South Lincoln Avenue, Jerome, Idaho, containing approximately 2 acres. All interested persons shall have an opportunity to be heard. Please consider joining the meeting or submitting written comment. We strongly encourage written comment be postmarked by September 4th, 2024, or physically submitted by September 6th, 2024. Questions regarding this request should be directed to City Planner, Ida Clark at [PHONE REDACTED] x 140. Dated this 19th day of August, 2024. Ida Clark City Planner PUBLISH: August 24th, 2024 ---PAGE BREAK--- 1 3 2 2 1 1 2 3 1 2 10 13 10 11 12 3G 3F 3E 4D 4C 10 21 273 124 136 134 141 211 130 160 150 115 111 110 [PHONE REDACTED] 1555 1809 1801 1843 1811 1865 1839 1833 1825 1815 1731 1575 1921 1976 1950 1922 1906 1848 1720 1703 1756 1 1 1 1 2 3 1 ProFlame Darigold Les Schwab Motor Cargo FMI EPS LLC Jerome Storage Napa Auto Parts Jackson Trucking Lighthouse Church Shillington's Inc. Northside Implement Bridon Cordage LLC Caribou Construction Mountain View Equip Intermtn. Fabrication Snake River Veterinary Jerome Business Center Automated Dairy Systems Automated Dairy Systems Magic Valley Milk Quality Fresno Valves & Castings Fred Kenyon Auto Repair Mayes Wright Farm Bureau Today's Dental Pioneer Federal S Lincoln Ave Bridon Way Rose St S Buchanan St Pioneer Ct 1 inch = 300 feet . Nearest Neighbor 750ft RPJ00000303610A August 2024 CITY OF JEROME RPJ00000303610A ---PAGE BREAK--- ---PAGE BREAK--- PUBLIC NOTICE AFFIDAVIT r/we, Kn-tit Ellir++ , cerlify that on nanre(s) the attached Notice of Public Hearing was mailed to all property owners within l5D feet of the properly located at and a notice was posted at said properly on Please attach: 1. Public Hearing Notice 2. Properly Owners within the designated rnap area 3. Photo of Posted Notice Requested date of nodiling (at least 15 days prior to hearing) (at least I 5 clays prior to hearing) Witn t t t R:\01 - Planning & Zoning\1 a Forms & Templates\Affidavit Notice of publication- July,24.doc Mycom*,.'l*g#++F.,W .tt a S+t =-*ei gorAg y ='i"ou-r-i\c jfr: -i\k:..;ff l l l ---PAGE BREAK--- Planning and Zoning Department City Hall 152 East Ave A Jerome, ID 83338 (208) 324–8189 www.cityofjerome.org To: Planning & Zoning Commission Cc: BJ Hess, Legal Counsel From: Ida Clark, Planning & Zoning Manager Date: September 10, 2024 Subject: Design Review for Bubble Barn at 1800 BLK South Lincoln, Jerome, ID The current parcel is bare. The parcel is zoned General Business The design review is for a new Bubble Barn. Bubble Barn is a self-service vehicle wash facility. There will be a total of four bays. Two hand wash, a touch-free, and a soft touch bay. Access will be shared from South Lincoln Avenue. The facility includes vacuums to the east of the bays, asphalt paving, landscaping, and site circulation. The following Design Review Guidelines should be considered: Section 5.1 Site Planning Guideline #1 Adjacent Buildings and Uses The project area is surrounded by other commercial developments including Les Schwab to the south and Offices, TrailMax, and Nampa Auto Parts to the north. Industrial is to the east. Guideline #2 Preserve Natural Drainage The application states the site will meet stormwater requirements and will be maintained on the parcel. Guidelines #4-5 Street Alignment and Retaining Walls The driveway approaches align with the existing access point from South Lincoln. There are no retaining walls proposed. Guideline #6 Snow Storage Snow storage can be stored onsite. Guideline #9 Screen Service Areas Utilities will blend with the landscape and the building. The trash receptacle will be screened on three sides with solid fencing and placed behind the facility. Guidelines #10 - #12 Off- Street, On-Street Parking, and Circulation On-site parking is shown. Circulation is shown on all sides of the building. There is room for cars to queue at each bay. Section 5.2 Architecture Guideline #13 Enhance Jerome Classic Styles ---PAGE BREAK--- Planning and Zoning Department City Hall 152 East Ave A Jerome, ID 83338 (208) 324–8189 www.cityofjerome.org The proposed building resembles a barn. The design and colors are standard to the Bubble Barns located in Burley and Rupert which are painted in Barn red, accented with white and grey. They also plan on the animal murals. Guidelines #14 and #16 Minimize Scale and Roof Lines The building has varying roof heights with different architectural grades minimizing the scale. The maximum height is 30’. Guidelines #22 and #24 Wall Materials and Wall Colors The wall material includes different textures and colors standard to the Bubble Barn brand. Section 5.3 Landscaping and Site Design Guideline #25 Light Fixtures Exterior lighting will be onsite and on the building to provide safety and enhance the look. Guidelines #26 - #36 The site plan shows an asphalt parking lot with concrete aprons. The new development is required to comply with sections of the landscape ordinance. Trees are shown along South Lincoln and will be spaced no more than 40’ apart. Due to the shared access easement landscape is not required on the north side of the parcel. Landscape is planned on the south parcel line as shown in the site plan. Guidelines #38 and #39 Sidewalks and Bike Paths There is an existing 10’ sidewalk/pathway along South Lincoln. This will be maintained. ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- 2438 Raven Ave., Burley Idaho 83318 [PHONE REDACTED] Jerome Bubble Barn Narrative Statement The proposed Bubble Barn is a car wash with two hand wash bays, a touch free bay and a soft touch bay. The Jerome Bubble Barn will be similar to the Bubble Barn car washes located in Burley and Rupert. As the name suggests, the car wash is shaped like a classic barn but constructed of standard building elements including concrete and wood. The Bubble Barn site is 295 feet deep by 112 feet wide for a total of about 0.76 acres. The site contains the Bubble Barn, six vacuum bays with seven vacuums, garbage dumpster, site circulation, asphalt paving, low water usage landscaping with three trees, bushes, and landscape rock, heated concrete for winter snow removal, and is designed for one off wash as well as vehicle passes. The Bubble Barn has cement fiber lap siding to help promote the look and feel of an old- fashioned barn. The siding will be barn red in color. The side walls for the wash bay will be white. The photo below shows the Burley Bubble Barn and shows anticipated colors, trim, facia, and building massing. Items answered with a no or not applicable Section 1-5 There are no retaining walls for this project. Section 2-15 This is not a building addition and building additions are not anticipated and would not fit on this site. ---PAGE BREAK--- Section 2-18 This is a single structure and is not a multi-unit structure. Section 2-19 There are no balconies or porches for this structure. Section 2-20 There are no awnings for this structure. Section 2-23 This structure does not have a store front or shop front design. Section 3-26 There are no fences for this project. Section 3-27 There are no retaining walls for this project. Section 3-31 there are no lawn areas for this project. The landscaping has several trees, bushes, curb walls, and landscaping rock. Section 3-32 The plants that are planned will provide minimal screening and are purposely selected to be low height trees and shrubs. Section 3-38 There are no new sidewalks as part of this project. The street frontage already has asphalt sidewalk, so no new sidewalks are planned. Section 3-39 There are not any bike paths planned for this project. ---PAGE BREAK--- D:\2024 Projects\24-05 Bubble Barn Jerome\CAD\Sheets\G-001.dwg - DRWEN - 8/23/2024 3:40 PM JEROME BUBBLE BARN PROJECT NO. 24-05 JULY 2024 VICINITY MAP N PROJECT LOCATION MAP N.T.S. LOCATION PROJECT N.T.S. N POCATELLO BOISE KETCHUM MOSCOW COEUR d'ALENE SALMON CAREY REXBURG 15 INTERSTATE 15 INTERSTATE 84 INTERSTATE 86 INTERSTATE 84 INTERSTATE 84 INTERSTATE 90 INTERSTATE 93 30 89 91 30 89 26 20 26 91 20 20 26 93 20 93 95 20 95 95 95 95 95 95 2 2 12 12 55 13 75 75 TWIN FALLS IDAHO FALLS BURLEY SODA SPRINGS MONTPELIER ARCO MACKAY CHALLIS DUBOIS McCALL GRANGERVILLE MOUNTAIN HOME STANLEY MALAD IDAHO OREGON MONTANA WASHINGTON CANADA NEVADA UTAH WYOMING IDAHO STATE OF DRIGGS JEROME 9023 S T A T E O F I D A H O D A V I D R . W A L D R O N R E G I S T E R E D P R O F E S S I O N A L E N G I N E E R 07/15/2024 BUBBLE BARN ---PAGE BREAK--- S0°18'15"W 241.48' CO S SD CO GB GB GB 0+00 1+00 2+00 2+45 BP STA=0+00.00 EP STA=2+45.08 LES SCHWAB TIRE CENTER 0' 15' 30' 60' 90' Scale: 1"=30' GRAPHIC SCALE N DATE: QA DESIGNED DRAWN SHEET NO: PROJECT NO: (IF NOT SCALE ACCORDINGLY) AT FULL SIZE LINE IS 2 INCHES ATTENTION APPROVED . . . . NO. REVISIONS BY DATE DRW DRW 24-05 07/15/2024 9023 S T A T E O F I D A H O D A V I D R . W A L D R O N R E G I S T E R E D P R O F E S S I O N A L E N G I N E E R 07/15/2024 SOUTH LINCOLN AVE. PROPOSED LOT BOUNDARY EXISTING DRIVE APPROACH PROPOSED DRIVE APPROACH WIDENING 43.5' OVERALL PROPERTY BOUNDARY SHARED ACCESS DRIVE 30' WEST TERRA DEVELOPMENT DARIGOLD FMI-EPS PIONEER COURT PROFESSIONAL OFFICE BUILDING PROFESSIONAL OFFICE BUILDING FUTURE BUILDING FUTURE BUILDING AUTOMOTIVE SERVICE BUILDING FACTORY FACILITY. FACTORY FACILITY. 295' 112' ---PAGE BREAK--- CO S SD CO 0+00 1+00 BP STA=0+00.00 GRAPHIC SCALE Scale: 1"=10' 30' 20' 10' 5' 0' N DATE: QA DESIGNED DRAWN SHEET NO: PROJECT NO: (IF NOT SCALE ACCORDINGLY) AT FULL SIZE LINE IS 2 INCHES ATTENTION APPROVED . . . . NO. REVISIONS BY DATE DRW DRW 24-05 07/15/2024 9023 S T A T E O F I D A H O D A V I D R . W A L D R O N R E G I S T E R E D P R O F E S S I O N A L E N G I N E E R 07/15/2024 SOUTH LINCOLN AVE. CONST. 7 VACUUM STATIONS, (8 VACUUMS) CONST. ASPHALT DRIVE HAND WASH BAY CONST. CONCRETE PAVING 17.95' 86.1' CONST. LANDSCAPE CURB SEE LS PLANS EXIST. ASPHALT WALK, RETAIN AND PROTECT TWO EMPLOYEE PARKING STALLS 26' 26' CONST. CONCRETE PAVING CONST. GARBAGE DUMPSTER WITH CMU WALLS ON THREE SIDES CONST. C&G CONST. DRIVE WIDENING, CONC. PAVING SAWCUT BACK OF CURB FOR NEW DRIVE 14.47' 94.62' NORTH BUILDING WALL SET AT EDGE OF ACCESS EASEMENT SHARED ACCESS EASEMENT 30' TOUCH FREE BAY SOFT TOUCH BAY CONST. ASPHALT PAVING 2' 4' 15.85' OPEN FIELD NOT PART OF THIS DEVELOPMENT OPEN AREA FUTURE PARKING IF NEEDED CONST. ASPHALT PAVING CONST. ASPHALT PAVING 83.65' CONST. SOFT TOUCH KIOSK 41"X21" CONCRETE FACADE & TOUCH SCREEN LICENCE PLATE READER AND CCTV CONST. TOUCH FREE KIOSK 41"X21" CONCRETE FACADE & TOUCH SCREEN LICENCE PLATE READER AND CCTV CONST. 4" YELLOW PAINT LINES 13.01' 54' 93' 5' CONST. 6' VINYL FENCE CONST. LIGHT POLE CONST. LIGHT POLE R10' CONST. LANDSCAPE SEE LS PLANS ---PAGE BREAK--- CO S SD WM CO CO GB GB GB GB GB GB GB GB GB GB GB 0+00 BP STA=0+00.00 DATE: QA DESIGNED DRAWN SHEET NO: PROJECT NO: (IF NOT SCALE ACCORDINGLY) AT FULL SIZE LINE IS 2 INCHES ATTENTION APPROVED . . . . NO. REVISIONS BY DATE DRW DRW 24-05 07/15/2024 9023 S T A T E O F I D A H O D A V I D R . W A L D R O N R E G I S T E R E D P R O F E S S I O N A L E N G I N E E R 07/15/2024 CONST. LANDSCAPE CURB AROUND TREES INSIDE 30" DIA. TYP. N JUNIPERUS CONFERTA ' BLUE PACIFIC' BLUE PACIFIC JUNIPER QUANTITY 19 SIZE 1 GALLON SPACING 6' OC ± ACER PALMATUM DISSECTUM 'CRIMSON QUEEN' JAPANESE CRIMSON QUEEN QUANTITY 3 SIZE 2" CALIPER 8' WIDE SPACING AS SHOWN CERCIS CANADENSIS 'RUBY FALLS' RUBY FALLS EASTERN REDBUD QUANTITY 2 SIZE 2" CALIPER 8' WIDE SPACING AS SHOWN CONST. STOP AND WASTE VALVE AT CONNECTION CONST. 3 4" IRRIGATION SERVICE CONST. 3 4" RP BACK FLOW PREVENTER INSIDE GORILLA CAGE CONST. TWO ZONE IRRIGATION VALVE BOX RUN CONTROL WIRE IN CONDUIT TO IRRIGATION CONTROL BOX MOUNTED UNDER STAIRS CONST. 40'± 3 4" IRRIGATION LINE FLOW 12 GPM CONST. TWO 2 GPM BUBBLERS ONE EACH SIDE OF EACH TREE CONST. 11'± 3 4" IRRIGATION LINE FLOW 9.5 GPM CONST. 84'± 3 4" IRRIGATION LINE CONST. 1 2 GPM BUBBLER FOR EACH SHRUB CONST. AUTODRAIN AT END OF EACH IRRIGATION LINE AND AT LOCAL LOW SPOTS 8 TOTAL ANTICIPATED PLACE LANDSCAPE ROCK OVER LANDSCAPE FABRIC, 2" TO 6" ROCK SIZE WITH 4" AVERAGE ROCK SIZE. STACK ROCKS 8-INCHES THICK, AREA =1909 SQUARE FEET, VOLUME =47.2 CYD CONST. 187'± LANDSCAPE CURB AROUND SHRUBS AREA 5' 5' SEE GRADING PLAN FOR FINISH CONTOURS WATERING SCHEDULE SHRUBS WATER TWICE PER WEEK FIRST 2 MONTHS FOR 20 MINUTES OR AS NEEDED TO KEEP THE SOIL AT THE ROOTS MOIST (10 GALLONS PER SHRUB EACH WATERING) WATER ONCE EVERY TWO WEEKS DURING HOT SUMMER MONTHS FOR 20 MINUTES (10 GALLONS PER SHRUB EACH WATERING) WATERING SCHEDULE TREES WATER THREE TIMES PER WEEK FIRST 2 MONTHS FOR 20 MINUTES OR AS NEEDED TO KEEP THE SOIL AT THE ROOTS MOIST (80 GALLONS PER TREE EACH WATERING) WATER ONCE EVERY WEEK DURING HOT SUMMER MONTHS FOR 20 MINUTES (80 GALLONS PER TREE EACH WATERING) CONST. 40'± 3 4" IRRIGATION LINE FLOW 8 GPM HELICTOTRICHON SEMPERVIRENS ' BLUE OAT GRASS' QUANTITY 14 SIZE 1 QUART 2-3 FEET TALL 1' WIDE SPACING AS SHOWN GRAPHIC SCALE Scale: 1"=10' 30' 20' 10' 5' 0' CONST. LANDSCAPE GRASS ONE QUART PLANTER SIZE CONST. LANDSCAPE ROCKS 2-4 FEET ± TALL 2-FEET WIDE ± ---PAGE BREAK--- DATE: QA DESIGNED DRAWN SHEET NO: PROJECT NO: (IF NOT SCALE ACCORDINGLY) AT FULL SIZE LINE IS 2 INCHES ATTENTION APPROVED . . . . NO. REVISIONS BY DATE DRW DRW 24-05 07/15/2024 9023 S T A T E O F I D A H O D A V I D R . W A L D R O N R E G I S T E R E D P R O F E S S I O N A L E N G I N E E R 07/15/2024 3 X ROOT BALL DIA. STAKES A MINIMUM OF 24" IN GROUND. OF TREE TRUNK. BURY 8' LONG 2X2 STAKES ON OPPOSITE SIDES BACK FILL WITH NATIVE SOIL FROM TRUNK AND BALL BALL - REMOVE STRING AND SIDES OF ROOT BURLAP FROM TOP REMOVE AND CUT SAUCER PREVENT SLIPPAGE. SECURE WIRES TO STAKES TO THREADED ON WIRES. STAKES W/HOSE COLLARS TREE SUPPORTED BETWEEN 1 TREE PLANING DETAIL NOT TO SCALE 2 SHRUB PLANING DETAIL NOT TO SCALE 2" SETTLED LAYER OF BARK MULCH TILLED OR BROKEN UP SOIL MIN. 12" DEEP 2X WIDTH OF ROOTBALL FINISH GRADE ROOT CROWN TO AT FINISH GRADE OR 1" ABOVE GRADE 3 RP PRV DETAIL NOT TO SCALE 1" REDUCED PRESSURE BACKFLOW PREVENTER TAMPER RESISTANT CAGE GORILLA OR ENGINEER APPROVED EQUAL UPSIZE FITTINGS AS NEEDED TO FIT 1" PR 4 LANDSCAPE CURB DETAIL NOT TO SCALE 5" 4" 6" 1" RADIUS CORNER ---PAGE BREAK--- LEVEL 1 100' 2 A7.1 2 A7.1 LEVEL 2 115' 3 A7.1 3 A7.1 T.O. HIGH ROOF 130' FIBER CEMENT LAP SIDING M,ETAL ROOF PANELS, STANDING SEAM OCTAFORM "FORM WORK" WALL SYSTEM 3/4" x 5 1/2" FIBER CEMENT TRIM 3/4" x 5 1/2" FIBER CEMENT TRIM CAST METAL LETTERS 16' - 0" 1' - 0" OPEN OPEN T.O. LOW ROOF 122' STEEL PIPE BOLLARD, 5" O.D. FILLED WITH CONCRETE, TYP. 8 PRE-FINISHED METAL DOWNSPOUT, 24GA PRE-FINISHED METAL GUTTER, 24GA. PRE-FINISHED METAL DOWNSPOUT, 24GA PRE-FINISHED METAL GUTTER, 24GA. LEVEL 1 100' 1 A7.1 1 A7.1 LEVEL 2 115' T.O. HIGH ROOF 130' FIBER CEMENT LAP SIDING OCTAFORM "FORM WORK" WALL SYSTEM METAL ROOF PANELS, STANDING SEAM T.O. LOW ROOF 122' STEEL PIPE BOLLARD, 5" O.D. FILLED WITH CONCRETE, TYP. PRE-FINISHED METAL DOWNSPOUT, 24GA PRE-FINISHED METAL GUTTER, 24GA. PRE-FINISHED METAL DOWNSPOUT, 24GA PRE-FINISHED METAL GUTTER, 24GA. 1/4" = 1'-0" 1 WEST ELEVATION 1/4" = 1'-0" 2 SOUTH ELEVATION General Notes 1. SEE FLOOR PLAN, SHEETS A3.1 FOR BUILDING AND WALL SECTION REFERENCES. 2. SEE ROOF PLAN, SHEET A6.1, ROOF FLASHING DETAIL REFERENCES. AFTER HOURS KIOSK DATE: QA DESIGNED DRAWN SHEET NO: PROJECT NO: (IF NOT SCALE ACCORDINGLY) AT FULL SIZE LINE IS 2 INCHES ATTENTION APPROVED . . . . NO. REVISIONS BY DATE DRW DRW 24-05 07/15/2024 9023 S T A T E O F I D A H O D A V I D R . W A L D R O N R E G I S T E R E D P R O F E S S I O N A L E N G I N E E R 07/15/2024 ---PAGE BREAK--- LEVEL 1 100' 2 A7.1 2 A7.1 LEVEL 2 115' 3 A7.1 3 A7.1 T.O. HIGH ROOF 130' FIBWE CEMENT LAP SIDING METAL ROOF PANELS, STANDING SEAM OCTAFORM "FORM WORK" WALL SYSTEM OPEN OPEN 3/4" x 5 1/2" FIBER CEMENT TRIM T.O. LOW ROOF 122' STEEL PIPE BOLLARD, 5" O.D. FILLED WITH CONCRETE, TYP. PRE-FINISHED METAL DOWNSPOUT, 24GA PRE-FINISHED METAL GUTTER, 24GA. PRE-FINISHED METAL DOWNSPOUT, 24GA PRE-FINISHED METAL GUTTER, 24GA. LEVEL 1 100' 1 A7.1 1 A7.1 LEVEL 2 115' T.O. HIGH ROOF 130' METAL ROOF PANELS, STANDING SEAM FIBER CEMENT LAP SIDING OCTAFORM "FORM WORK" WALL SYSTEM T.O. LOW ROOF 122' STEEL PIPE BOLLARD, 5" O.D. FILLED WITH CONCRETE, TYP. PRE-FINISHED METAL DOWNSPOUT, 24GA PRE-FINISHED METAL GUTTER, 24GA. PRE-FINISHED METAL DOWNSPOUT, 24GA PRE-FINISHED METAL GUTTER, 24GA. 1/4" = 1'-0" 1 EAST ELEVATION 1/4" = 1'-0" 2 NORTH ELEVATION General Notes 1. SEE FLOOR PLAN, SHEETS A3.1 FOR BUILDING AND WALL SECTION REFERENCES. 2. SEE ROOF PLAN, SHEET A6.1, ROOF FLASHING DETAIL REFERENCES. DATE: QA DESIGNED DRAWN SHEET NO: PROJECT NO: (IF NOT SCALE ACCORDINGLY) AT FULL SIZE LINE IS 2 INCHES ATTENTION APPROVED . . . . NO. REVISIONS BY DATE DRW DRW 24-05 07/15/2024 9023 S T A T E O F I D A H O D A V I D R . W A L D R O N R E G I S T E R E D P R O F E S S I O N A L E N G I N E E R 07/15/2024 ---PAGE BREAK--- Planning & Zoning Meeting August 13, 2024 This regular meeting of the City of Jerome Planning & Zoning Commission was called to order at 7:00 p.m. Present were Chairman Rod Mink, Commissioner Jeff Schroeder, Commissioner Benjamin Reed, Commissioner Shonna Fraser, and Commissioner Paul Johnson. Also present were Legal Counsel BJ Hess, City Planner Ida Clark, and Secretary, Katie Elliott. Chairman Mink led the audience in recitation of the pledge of allegiance. Consider a Design Review for Tensco Inc. for 2703 South Lincoln, Jerome, Idaho- action item Ms. Clark stated the current parcel was Honker’s Mini Mart. The gas station and convenience store have been demolished. The parcel is zoned High-Density Business The design review is for a new 5,810-square-foot Grease Monkey. Grease Monkey provides full- service oil changes and preventative maintenance. Access will be shared with Tommy’s Carwash on the south of the parcel. There is also shared access to the north of the parcel. The following Design Review Guidelines should be considered: Regarding Guideline #1 Adjacent Buildings and Uses, the project area is surrounded by other commercial developments including Tommy’s Car Wash to the south and the Best Western Hotel and McDonald’s to the north. Regarding Guideline #2 Preserve Natural Drainage, the application states the site will meet stormwater requirements and will be maintained on the parcel. Regarding Guidelines #4-5 Street Alignment and Retaining Walls, the driveway approaches align and there are no retaining walls proposed. Regarding Guideline #6 Snow Storage, snow storage can be stored onsite. Regarding Guideline #9 Screen Service Areas, utilities will blend with the landscape and the building. The trash receptacle will be screened on three sides with solid fencing and placed behind the building. Regarding Guidelines #10 - #12 Off-Street, On-Street Parking, and Circulation, all parking is located on-site. Parking is located to the west and south of the building. Fifteen parking spaces are required. The design shows 15 parking spaces. Sidewalks or pedestrian walkways are shown allowing circulation. There is room for cars to queue at each bay. Regarding Guideline #13 Enhance Jerome Classic Styles, the proposed building is a modern style. The design and colors are standard to the Grease Monkey branding. The ---PAGE BREAK--- checkered design, as shown in the architectural elevations is different; however, if placed on the north-facing side, it will enhance the style of the building. Regarding Guidelines #14 and #16 Minimize Scale and Roof Lines, the building has varying roof heights with different architectural grades minimizing the scale. Regarding Guidelines #22 and #24 Wall Materials and Wall Colors, the wall material includes three different textures and standard colors for Grease Monkey. Regarding Guideline #25 Light Fixtures, exterior lighting will be onsite and on the building to provide safety and enhance the look. Regarding Guidelines #26 - #36, the site plan shows an asphalt parking lot. The new development is required to comply with sections of the landscape ordinance. Trees are required along South Lincoln and will be spaced no more than 40’ apart. Due to access easement and utilities, the landscape is not on the west or south side of the parcel. Landscape is planned on the north end of the building as shown on the site plan. Regarding Guidelines #38 and #39 Sidewalks and Bike Paths, there is an existing 10’ sidewalk/pathway along South Lincoln. This will be maintained and any damage to the path will be replaced. Gerald Martens, representing Tensco, stated the proposed business will be a lube facility and compliments the car wash that is next to it. He stated they recently were approved to build a Grease Monkey next to Tommy’s in Twin Falls. The new building will sit a little further back than the pumps were at the old Honkers building. Mr. Martens explained the flow of the cars on the property with the commission. They will not change any of the accesses off of South Lincoln. The building will have three bays and will be painted in greys and blacks which are the national colors of Grease Monkey. He stated there are currently eight facilities for Grease Monkey in Eastern Idaho with this one being the furthest west. Most of the Grease Monkey facilities are in Utah, Wyoming, and Colorado. Mr. Martens stated this project is compatible with the neighboring uses. They will add some landscaping along the front similar to the carwash next door. Mr. Martens stated the lease is signed and they are looking to submit the plans tomorrow if approved. Upon inquiry from Commissioner Johnson, Mr. Martens explained the storm drain would be a subsurface dry well drain in the back of the property. He continued they will have a grease trap but it still needs to be approved. Water and sewer already exist on the site and they will reuse them. The proposed building will be smaller than the convenience store. Chairman Mink stated the application is for a design review for the colors and the design. Commissioner Schroeder, Commissioner Johnson, and Commissioner Reed all had no issues with the application. Chairman Mink stated he likes the checkerboard on the side of the building. ---PAGE BREAK--- Commissioner Reed made a motion to approve the design review for the construction of a Grease Monkey as presented by Tensco Inc. located at 2307 South Lincoln Ave. Second to the motion by Commissioner Johnson and carried. After consideration, the motion passed by the following votes: AYE: Commissioner Jeff Schroeder, Commissioner Ben Reed, Commissioner Shonna Fraser, and Commissioner Paul Johnson. NAYE: None. Chairman Mink called the Public Hearing to order at 7:13 p.m. Public Hearing for a request from A&W Properties LLC for a 9 Lot Residential Preliminary Plat, located at Tax 2205075 of BlkA-164 Jerome Townsite (SE 19-8-17), more commonly known as 1018 South Eisenhower St, Jerome, Idaho, containing approximately 1.43 acres. Staff Report: Ms. Clark stated the property in question, described herein, containing approximately 1.43 acres, is currently zoned Residential 2 The proposed project is an infill subdivision subdividing the large parcel into nine single-family residential lots. The proposed project requires a preliminary plat recommendation from the Planning & Zoning Commission. The applicant is requesting preliminary approval on the complete plat with the development of the subdivision in a single phase. Setbacks for the Residential 2 (R-2) zone: front- 25 ft, rear- 20 ft, interior side- 7 ft, and street side- 15 ft. Minimum lot size is 5,000 sq. ft. As it pertains to the Jerome Comprehensive Plan, Ms. Clark stated the application meets objectives in Chapter 4 – Our Built Environment: Objective 4.3: Diversify the variety of housing types within the City, while protecting existing neighborhoods; and Objective 4.4: Support development of affordable housing for a full range of employees and residents (retirees, families, etc.). The Comprehensive Plan Map designates the property in question as Residential Medium. Ms. Clark went over the Preliminary Plat Criteria. Regarding 16.16.050: Preliminary Plat, Ms. Clark stated the applicant has provided a complete subdivision application with adequate information to review the preliminary plat. The subdivision application was deemed complete and scheduled for the next available meeting date which would allow staff to review the application, take comments from other agencies, and properly notice for the public hearing. A mailed notice was sent to adjacent property owners on July 26, 2024, as required by code. The following agencies were sent notice regarding the proposed subdivision: Idaho Power, Intermountain Gas, School District, Jerome County, Northside Canal Co., and the Post Office. Northside Canal Co. did respond that the application was good. No other agencies provided any comments. City departments including Building, Engineering, Fire, Public Works, and Wastewater were allowed to comment on this application. Departments did not have any comments at this time. The applicant shall have one ---PAGE BREAK--- year to file and obtain the certification of the acceptance of the final plant application by the administrator within one year after action by the commission. Regarding the Lot Requirements, Ms. Clark stated, as proposed, all lots meet the minimum lot size for the respective zone. The lots range in size from 5,333 sq. ft. to 10,881 sq. ft. The application does not propose streets. Lots will have access from either South Eisenhower or South Fillmore Streets. Improvements will be made to South Eisenhower and Fillmore Streets. Street Location and Street names do not apply to this application, as well as alleys as they will be using existing streets. Regarding Easements, the plat proposes easements in accordance with City standards. Easements will be platted for irrigation. Regarding Sewage System & Water Mains, water and sewer models will need to be prepared before a will-serve letter can be issued. The lots will be served by municipal water and sewer located in South Eisenhower and South Fillmore Streets. Regarding Stormwater Retention/Detention, the preliminary plat proposes that each lot will be developed to retain stormwater on-site. Regarding Curb, Gutter & Sidewalk, the preliminary plat proposes installing curb, gutter, and sidewalk on Fillmore, Eisenhower, and the northern lot along East Ave I. Regarding Irrigation Lines & Water Stocks, pressurized surface irrigation will be provided to all lots. Water shares have already been transferred to the City for delivery of irrigation per municipal code. There will be irrigation improvements made by the City and the applicant. Regarding Required Improvements, Ms. Clark stated one fire hydrant will need to be installed. Mailboxes and streetlights have been included on the preliminary plat meeting the requirements of code. Ms. Clark briefly explained the Commission’s actions for a Preliminary Plat explained in JMC 16.16.050. In determining the acceptance of a proposed subdivision the commission shall consider the objectives of this title and at least the following: The conformance of the subdivision with the comprehensive plan; The availability of public services to accommodate the proposed development; The continuity of the proposed development with the capital improvement program of the city; The public financial capability of supporting services for the proposed development; and the other health, safety or environmental problems that may be brought to the commission's attention. If approved Ms. Clark recommended the following conditions: Comply with all City of Jerome department requirements pertaining to the needed sewer, water, roads, hydrants, ---PAGE BREAK--- irrigation, construction, and any other needed improvements; A final plat or any part thereof shall be submitted for review and approval by the City Council prior to recording with the County; and Comply with all City, State, and Federal requirements. Ms. Clark went over the subdivision with the commission. Upon inquiry from Chairman Mink, Ms. Clark stated the existing house will be the larger lot on Lot 2. The irrigation will be improved as well as cleaning up South Eisenhower and South Fillmore. Applicant Testimony: Chris Anderson, resident of Jerome, after being sworn in, stated they would like to help provide housing on a smaller scale. They want to build houses that are around 800 to 1,000 square feet with two bedrooms and two baths. They will be building out the road with curb, sidewalk, and gutter on Fillmore St. Upon inquiry from Commissioner Reed, Mr. Anderson stated they are looking at doing smaller homes. Upon inquiry from Commissioner Schroeder, Mr. Anderson stated they do not own the existing houses to the north. Upon inquiry from Commissioner Johnson, Mr. Anderson stated they are looking at starting early next year to get construction plans done. Upon inquiry from Chairman Mink, Mr. Anderson stated the irrigation would be pressurized. Upon inquiry from Commissioner Johnson, Mr. Anderson stated they would not have an HOA. Testimony in Opposition: Donna Reddick, resident of Jerome, after being sworn in, stated she owns the property to the west across the street. She is concerned with more apartments, more lighting, not adding sidewalks, and the extra traffic. Chairman Mink stated they are adding eight single-family homes. Ms. Clark stated owners are required to construct curb, gutter, and sidewalk on their property. With regards to lighting, they may need to add one streetlight at one intersection but they are only proposing the lighting at the individual houses. Chairman Mink stated there is a lighting ordinance within the City that they would have to comply with. There being no other testimony in favor, neutral, or in opposition, Chairman Mink closed the Public Hearing at 7: 27 p.m. Consider a request from A&W Properties LLC for a 9 Lot Residential Preliminary Plat, located at Tax 2205075 of BlkA-164 Jerome Townsite (SE 19-8-17), more commonly known as 1018 South Eisenhower St, Jerome, Idaho, containing approximately 1.43 acres- action item Chairman Mink stated he likes the infill projects as those parcels can be a place for weeds and other stuff. Commissioner Schroeder stated he did not like the sidewalks that go nowhere, referencing the gap in the sidewalk this project will create. Ms. Clark stated that anytime any portion of a property is developed, curb, gutter, and sidewalk are required. It can be expensive and create gaps. She stated the goal is to get some grant funding for sidewalks. The Council can ask homeowners to put in sidewalks. The City is trying to help citizens with sidewalks and connectivity within the City. They are making progress. ---PAGE BREAK--- Commissioner Johnson made a motion to conditionally approve the request from A&W Properties LLC for a 9-lot residential preliminary plat, located at 1018 South Eisenhower St., Jerome, finding that the subdivision is in conformance with the Comp Plan and the following conditions shall be: Comply with all City of Jerome department requirements pertaining to the needed sewer, water, roads, hydrants, irrigation, construction, and any other needed improvements; A final plat or any part thereof shall be submitted for review and approval by the City Council prior to recording with the County; and Comply with all City, State, and Federal requirements Second to the motion by Commissioner Fraser and carried. After consideration, the motion passed by the following votes: AYE: Commissioner Jeff Schroeder, Commissioner Ben Reed, Commissioner Shonna Fraser, and Commissioner Paul Johnson. NAYE: None. Chairman Mink called the Public Hearing to order at 7:31 p.m. Public Hearing for a request from The City of Jerome for Rezones for the properties described in Appendix A. Staff Report: Ms. Clark gave a brief background on the property. Both parcels seeking a rezone were annexed into the City limits in 2022. Parcel one was zoned Public/Semi-public (PS) upon annexation for the new South Park development. Parcel two was zoned Residential 2 2) upon annexation noting the interest was residential development. A lot line adjustment was made between the two parcels. Lot line adjustments are administrative. The next step would be to rezone the parcel as the Jerome Municipal Code does not allow split zoning on parcels. Instead of hiring a surveyor to provide metes and bounds legal for each area, we request to rezone the entire parcels. Ms. Clark stated the original lot line followed the canal and when they straightened up the lots, it created two zones on each parcel. Upon inquiry from Commissioner Johnson, Ms. Clark went over where the property was located on the map. The Comprehensive Plan: The Future Land Use Map designates parcel one as Public and parcel two as Residential Low. Ms. Clark reminded the Commission they are looking for the request to determine if they meet the following: Is in accordance with the Comprehensive Plan; Will create a demand for public infrastructure that is not currently available, including municipal sewer and water services; Is compatible with the zoning uses in the surrounding areas; and No non-conforming uses will be created. Ms. Clark stated the request is in accordance with Chapter 1: Property Rights. It is also in accordance with Chapter 4; Our Built Environment. Both parcels were found to comply with the Comprehensive Plan during annexation and initial zoning. ---PAGE BREAK--- As pertains to the demand for public infrastructure that is not currently available, including municipal sewer and water services, the rezone is a clean-up from lot line adjustment. There is no additional demand for public infrastructure that hasn’t already been planned. As pertains to the compatibility with the zoning uses in the surrounding areas, the rezone is a cleanup due to a lot line adjustment. The zones are compatible with surrounding zones and established uses. As pertains to the creation of non-conforming uses, neither request creates a non- conforming use. Ms. Clark stated thee park is well on its way which is allowed in the Public/Semi-Public zone, and there is nothing currently on parcel 2. This is a request to clean the two parcels up. Upon inquiry from Commissioner Schroeder, Ms. Clark stated parcel 1 is owned by Jerome Urban Renewal Agency (URA) and parcel 2 is privately owned. The application is requested by the City of Jerome. Testimony in Favor: Ms. Elliott read the following onto the record: Ken Robinette, CEO, South Central Community Action Partnership- Twin Falls, Idaho Supports the application. No further comment was provided. David Thibault- EHM Engineering, resident of Twin Falls, after being sworn in, stated his office wrote the legal description of the property for the acquisitions and the straightening out of the parcels. He stated on the northeast corner and the southeast corner of the initial URA property, were not beneficial to them for a park, as there were rock piles, a roadway, pump station and an irrigation lateral. During the acquisition, they needed to annex the property and assign the zoning. The straightening out of the property lines came later. Testimony in Opposition: Ms. Elliott read the following onto the record: Emily Hill, Jerome Idaho Oppose the application I have lived in my home for 15 ½ years. We have a nice, quiet home. We have Candle Light Park near our home. A new park will bring way to much traffic, noise & people by the house. Candle Light is functional, wide open and well maintained. That’s plenty. Put the new park elsewhere. Chairman Mink stated the park is already established. ---PAGE BREAK--- Rebuttal Testimony: Ms. Clark stated she understands there will be more traffic. The new park is a great improvement to the area. Candle Light Park was dark, secluded, and things were happening there that should not have. Ms. Clark believes this will open the property up and will make it safer for the community. Notification for all of the property owners were sent out twice for previous applications for the same property. There being no other testimony in favor, neutral, or in opposition, Chairman Mink closed the Public Hearing at 7:42 p.m. Consider a request from The City of Jerome for Rezones for the properties described in Appendix A - action item Commissioner Fraser made a motion to recommend the rezoning request for parcel one, as described in the agenda from Residential 2 to Public/Semi-Public, and for parcel two, as described in the agenda, from Public/Semi-Public to Residential 2, finding the request: Is in accordance with the comp plan and goals of the future land use map; Adequate public facilities exist; The proposed zone is compatible with the zoning and uses of the surrounding area; and No non-conforming uses will be created. Second to the motion by Commissioner Reed and carried. After consideration, the motion passed by the following votes: AYE: Commissioner Jeff Schroeder, Commissioner Ben Reed, Commissioner Shonna Fraser, and Commissioner Paul Johnson. NAYE: None Chairman Mink called the Public Hearing to order at 7:44 p.m. Public Hearing for a request from JTMESC LLC- Jared Hunt for a 63 Lot Residential Preliminary Plat, located at Jerome Unplatted Tax 2303173 of SWSE 19-8-17, more commonly known as the parcel directly to the east of the new park on East Nez Perce and North of 710 and 806 East Nez Perce Avenue, Jerome, Idaho, containing approximately 20.46 acres. Staff Report: Ms. Clark stated the property in question is currently zoned Residential 2 The parcel was annexed into the City in October of 2022. It has been cultivated pasture. The applicant would like to plat 65 residential lots on approximately 20 acres. Two of the platted lots will be for stormwater and irrigation. The proposed project, a preliminary plat, requires review and recommendation from the Planning and Zoning Commission. Setbacks for the Residential 2 zone are Front- 25’; Rear -20’; Interior Side- and Side Street- 15’. The minimum lot size is 5,000 square feet. As pertains to Jerome Comprehensive Plan, Ms. Clark stated the application meets objectives in Chapter 4 – Our Built Environment: Objective 4.2: Encourage a diversity of land uses at gateways and along key corridors to encourage a desirable, walkable community; Objective 4.3: Diversify the variety of housing types within the City, while protecting existing ---PAGE BREAK--- neighborhoods; and Objective 4.3.d Encourage areas for larger lots, single family homes to offer alternatives to the current small lot single family subdivisions, and to provide options for growing families. The Comprehensive Plan Map designates the property in question as Residential Low. Ms. Clark stated the subdivision application was deemed complete and scheduled for the next available meeting date which allowed staff to review the application, take comments from other agencies and properly notice for the public hearing. A mailed notice was sent to adjacent property owners on July 26th, 2024, as required per code. The following agencies were sent a notice regarding the proposed subdivision: Idaho Power, Intermountain Gas, School District, Jerome County, North Side Canal Company and the Post Office. North Side Canal Company (NSCC) responded with a letter that has been sent to the developer regarding the L- 12 and L-31 canals. The applicant is aware of those comments and they are working with the NSCC and the City to help make sure the irrigation is not interrupted for those customers No comments have been received from other agencies. Regarding the Lot Requirements, Ms. Clark stated as proposed, all lots meet the minimum lot size for the respective zone. Lots range from 19,186 (easements included) to 7,251 sq. ft. The average lot size is approximately 9,309 sq. ft. The application proposes local streets meeting right-of-way. The application notes all but one private drive for four lots, will be dedicated for public use and be constructed to meet City standards. The subdivision will extend to South Fillmore Street. The subdivision will have access from South Fillmore to the new road created by the development of South Park. The new URA road will go down to Nez Perce but will also connect to South Cleveland and South Davis. There will be several access points. The streets are located accordingly to serve all proposed lots. The streets meet the required horizontal and vertical geometry and minimum and maximum grades. It is noted there will be five driveways accessed from South Fillmore and two from the new URA road. Proposed street names conform with the existing City grid. The application does not propose any alleys due to the configuration of the lots and the street layout. The plat proposes the required front and rear easements. The plat also includes the required irrigation easements for the canal. Water and sewer models will need to be prepared before a Will Serve letters can be issued. The sewer and water will be extended. The materials show the retention pond on the northwest corner of the development. Stormwater retention/detention has been calculated to meet the City’s requirements. ---PAGE BREAK--- The development proposes curb, gutter, and a five-foot wide sidewalk along streets. Pressurized irrigation will be provided to all lots. They have acknowledged per municipal code; water shares will be transferred to the City for delivery of irrigation. Fire hydrants, mailboxes, and streets lights have been included on the preliminary plat meeting the requirements of code. Regarding the landscaping, the preliminary plat shows fencing placed along the canal easement. Ms. Clark briefly explained the Commission’s actions for a Preliminary Plat explained in JMC 16.16.050. In determining the acceptance of a proposed subdivision the commission shall consider the objectives of this title and at least the following: The conformance of the subdivision with the comprehensive plan; The availability of public services to accommodate the proposed development; The continuity of the proposed development with the capital improvement program of the city; The public financial capability of supporting services for the proposed development; and the other health, safety or environmental problems that may be brought to the commission's attention. If approved, Ms. Clark recommended the following conditions: Comply with all City of Jerome Department requirements pertaining to the needed sewer, water, roads, hydrants, irrigation, construction, and any other needed improvements; A final plat or any part thereof, shall be submitted for review and approval by the City Council prior to recording the plat at the County; and Comply with all City, State and Federal Requirements. Ms. Clark went over the plat in more detail with the commission. There may be some small changes regarding the future connectivity in the plat but those changes will be minimal and they will not be adding additional lots. If there are significant changes, they will bring the plat back before the commission. Upon inquiry from Commissioner Johnson, Ms. Clark stated the zoning is Residential 2. Upon inquiry from Chairman Mink, Ms. Clark stated there is a hammerhead for the private road proposed but it may change. Upon inquiry from Commissioner Reed, Ms. Clark stated the hammerhead will allow emergency vehicle access. Upon inquiry from Commissioner Fraser, Ms. Clark stated the property will not connect to South Tiger but it will connect to Nez Perce by the new URA road, South Davis, and South Cleveland. Discussion was held on the roads and the connectivity from South Fillmore and Nez Perce, and the pathway. Upon inquiry from Commissioner Schroeder regarding the changing of the hammerhead road, Ms. Clark referred the question to the applicant. Applicant testimony: Dave Thibault, EMH Engineering, resident of Twin Falls, representing Jared Hunt, after being sworn in, went over the roadways within the proposed subdivision and how they will flow with the existing roads. The subdivision road will connect to the URA road that connects to Nez Perce or South Cleveland and South Davis. Mr. Thibault ---PAGE BREAK--- stated with the roads being placed where they were, they had a smaller area that was a little more difficult to design and they went with a hammerhead where they possibly could stub out utilities for a future expansion with the neighboring property. Mr. Thibault went over the possible expansion on East Ave L with the commission. They have not yet designed the roads, this is just a proposal but they are working with staff. They are also looking at possibly adding a walkway to the LDS Church. Mr. Thibault went over the surrounding neighboring uses, irrigation that runs through the property, and the phasing of the subdivision. They will have an HOA. Upon inquiry from Commissioner Johnson, they will have 63 buildable with two lots having storm drain and irrigation on them. Mr. Thibault stated this design was challenging with the geometry of the parcel. Upon inquiry from Commissioner Johnson, Mr. Thibault stated the private road would not be wide enough for dedication to the public but is sufficient for a private drive. Ms. Clark stated private drives are allowed for a small number of parcels. Streetlights and fire hydrants will be required as they develop the property. Mr. Thibault stated they would like to do the irrigation work this winter while the water is out of the canal. Chairman Mink stated he likes that the utilities will be stubbed out going towards the school. Mr. Thibault stated that Canyonside Christian School owns two parcels and their property will be set up for future expansion if needed. Upon inquiry from Commissioner Johnson, Mr. Thibault went over the design of Lutheran Heights Subdivision and where it will line up with this subdivision. He stated he has not designed the sewer depth at this time but believes it should be deep enough to go out to the east. There being no other testimony in favor, neutral, or in opposition, Chairman Mink closed the Public Hearing at 8:09 p.m. Consider a request from JTMESC LLC- Jared Hunt for a 63 Lot Residential Preliminary Plat, located at Jerome Unplatted Tax 2303173 of SWSE 19-8-17, more commonly known as the parcel directly to the east of the new park on East Nez Perce and North of 710 and 806 East Nez Perce Avenue, Jerome, Idaho, containing approximately 20.46 acres- action item Chairman Mink stated the application complies with the Comp Plan, the services are there, and there are no concerns with health and safety as the canal is being addressed. Commissioner Reed made a motion to conditionally approve the request from JTMESC LLC – Jared Hunt for a 63-lot residential preliminary plat, located directly east of the new park on East Nez Perce, Jerome, finding that the subdivision is in conformance with the Comp Plan and the following conditions shall be: Comply with all City of Jerome department requirements pertaining to the needed sewer, water, roads, hydrants, irrigation, construction, and any other needed improvements; A final plat or any part thereof shall be submitted for review and approval by the City Council prior to recording with the County; and Comply with all City, State, and Federal requirements. Second to the motion by Commissioner Johnson and carried. ---PAGE BREAK--- After consideration, the motion passed by the following votes: AYE: Commissioner Jeff Schroeder, Commissioner Ben Reed, Commissioner Shonna Fraser, and Commissioner Paul Johnson. NAYE: None. Chairman Mink called the Public Hearing to order at 8:10 p.m. Public Hearing for a request from Dale Ross for a Front Yard Setback Variance, located at Lot 1, Blk 1 Dubois Brown Subdivision 64.74’ X 164.54’ (SE 18-8-17), more commonly known as 824 2nd Avenue East, Jerome, Idaho. Staff report: Ms. Clark stated the home at 824 2nd Ave East was built in 1979. The original home does not include a front porch. The Jerome Municipal Code (JMC) has been updated several times over the last 45 years. The applicant requested to build a 10’ x 30’ open front porch connected to the house. The porch would encroach 7.5’ into the front yard setback. The addition of a front porch would not encroach into the 10’ utility easement as shown on the plat. The property in question, 824 2nd Ave East, is currently zoned Residential 2 Per JMC, 17.03.710: Setback Line, “A line established by this title, generally parallel with and measured from the lot line, defining the limits of a yard in which no building or structure may be located aboveground except as may be provided herein.” Setbacks for the R-2 zone are Front 25’, Rear 20’, Side and Street Side 15’. The home is setback 27.5’ from the property line. Per JMC, 17.14.020, B: Note Conditions- Setback reductions (to be measured from the foundation to the property line). No portion of the structure may extend more than three feet into the side yard setback. Open structures such as porches, canopies, balconies, platforms, carports, covered patios, and similar architectural projections shall be considered part of the building to which it is attached and shall not project more than fifteen feet (15') into the required rear yard setback. A garage, carport or other accessory building detached from a residential structure may be constructed within three feet from the rear and side property line within the zones and for the yards indicated. The code is silent on front porches, therefore staff will apply the 25’ front yard setback to all structures. Ms. Clark stated the Jerome Municipal Code defines a Variance as A modification of the requirements of this title as to lot size, lot coverage, width, depth, front yard, side yard, rear yard, setbacks, parking space, height of buildings or other provisions of this title affecting the size or shape of a structure or the placement of the structure upon lots, or the size of lots. A variance shall not be considered a right or special privilege but may be granted to an applicant only upon a showing of undue hardship because of the characteristics of the site and that the variance is not in conflict with the public interest. The applicant requests a variance on the front yard setback requirement of 25’ to construct an open front porch. Ms. Clark went over the variance criteria with the commission. The commission shall review the particular facts and circumstances of each proposed variance request in terms of the following standards and shall find adequate evidence showing that the requested variance conforms to the following standards. ---PAGE BREAK--- Regarding Standard A- That special conditions and circumstances exist which are peculiar to the land, structure or building involved and which are not applicable to other lands, structures or buildings in the same district. With the home being built in 1979, the setbacks would have been different than they are today. Porches are allowed to extend into the rear and side setbacks. Regarding Standard B- That a literal interpretation of the provisions of this title would deprive the applicant of rights commonly enjoyed by other properties in the same district under the terms of this title. Because the code is silent on front porch setbacks, it is assumed that the intent was for any structure in the front yard to conform to the 25’ setback. A literal interpretation to comply with the current 25’ setback would deny the applicant the right to construct an open front porch. Regarding Standard C- That special conditions and circumstances do not result from the actions of the applicant. The application notes the house was built in 1979 and they purchased the home in 2007. The applicant did not build the house and would like to make improvements to the home. Regarding Standard D- That granting the variance requested will not confer on the applicant any special privilege that is denied by this title to other lands, structures or buildings in the same district. The application notes granting the variance will not confer any special privilege on the applicant. The applicant notes surrounding property owners have signed acknowledging they do not object. They feel it would improve the appearance of the home and the addition will fit the neighborhood. Ms. Clark stated she did not receive comments back from City Staff. If approved, Ms. Clark recommended the following conditions: Front porch will not extend into the side yard or encroach into the 10’ utility easement; and Comply with all City, State, and Federal requirements. Upon inquiry from Commissioner Schroeder, Ms. Clark stated the house is setback 27.5 feet. They are proposing to go about seven feet into that front setback area. Ms. Clark stated they would not be going into the side yard or create any obstruction of site. She also stated the easement is 10 feet from the property line, and this proposal will not encroach into that easement. Applicant Testimony: Dale Ross, resident of Jerome, after being sworn in, stated he would like to add on a front porch. The code allows them to put a 10-foot concrete pad or a deck. This is not in conflict with the code but they would like to put a roof over it. They will construct it out of wood and they are not going to put a foundation under it. It will just be a porch. Mr. Ross stated from the sidewalk to the house is 31 feet. Upon inquiry from Chairman ---PAGE BREAK--- Mink, Mr. Ross stated they would not have to take any trees but they will be trimming up a small branch. It will not obstruct the site from the corner. Testimony in Favor: Ms. Elliott read the following onto the record: Brenda Blackmon-Jerome, Idaho Supports the application I personally have no problem with Dale Ross having a front yard setback variance. I have seen nothing but good amazing improvements to his property and I would love to see this happen I truly am for this to happen Russ & Cheri Martin- Jerome Idaho Supports the application We cannot see any problem with extending the setback so Dale can build a porch on the front (south) side of his home, it will add to the already well kept home & yard appearance that Dale maintains and will provide needed shade on the front of his home. There being no other testimony in favor, neutral, or in opposition, Chairman Mink closed the Public Hearing at 8:20 p.m. Consider a request from Dale Ross for a Front Yard Setback Variance, located at Lot 1, Blk 1 Dubois Brown Subdivision 64.74’ X 164.54’ (SE 18-8-17), more commonly known as 824 2nd Avenue East, Jerome, Idaho - action item Commissioner Fraser made a motion to approve a front yard setback variance from Dale Ross, on the property located at 824 2nd Ave East, Jerome, ID finding granting the variance will not confer on the applicant any special privilege that is denied by this title to other lands or structures and the following conditions shall be: Front porch will not extend into the side yard or encroach into the 10’ utility easement; and Comply with all City, State, and Federal requirements. Second by Commissioner Schroeder and carried. After consideration, the motion passed by the following votes: AYE: Commissioner Jeff Schroeder, Commissioner Ben Reed, Commissioner Shonna Fraser, and Commissioner Paul Johnson. NAYE: None Chairman Mink called the Public Hearing to order at 8:22 p.m. Public Hearing for a request from J Pierski Enterprises, LLC DBA TrailMax for a Special Use Permit allowing Industry Limited for the sales, customization and repairs of utility trailers, located at Lots 2A & 2B, Blk 1 Jerome SE Industrial Park Phase IV (30-8-17), and Lot 2 Blk 1 ---PAGE BREAK--- Westerra Plaza Subdivision, (30-8-17), more commonly known 1720 South Lincoln Avenue, Jerome, Idaho. Staff report: Ms. Clark stated the property in question is currently zoned General Business as detailed in 17.14.010 of the JMC. The proposed use, light industry, requires a Special Use Permit from the Planning and Zoning Commission. Tenant improvements will be made to the interior of an existing building. Setbacks do not apply to this application. Per the Jerome Municipal Code, this project shall comply with section 17.26 as follows: 17.26.030: Design and Maintenance: Paving: The required number of parking and loading spaces as set forth in this chapter, together with driveways, aisles, and other circulation areas, shall be improved with material such as asphalt or concrete, to provide a durable and dust-free surface. Gravel or dirt surfaces shall not be permitted; Drainage: All parking and loading areas shall provide for proper drainage of surface water to prevent the drainage of such water onto adjacent properties or walkways. Drainage plans shall be reviewed and approved by the city engineer. Parking and drive isles are paved. Any display area on the north and south parcel must comply with the code. Per 17.26.150 Schedule of Parking Requirements: The required employee and customer parking has been provided. Per the Jerome Municipal Code, this project shall comply with section 17.18 as follows: 17.18.070: Landscaping Requirements: Perimeter Buffers- Some landscape exists on S Lincoln. If the two parcels adjacent to S Lincoln will be used for display or parking, the applicant must comply with the existing code requiring trees on S Lincoln. A northern-southern buffer would also be required. Ms. Clark stated she sent the application out to City Staff to review and no comments were provided. As pertains to the City of Jerome’s Comprehensive Plan, the request is in accordance with: Chapter 6. Our Quality of Life, “Foster a supportive, healthy, and resilient community of residents, rooted in Jerome’s rich history, that collaborates to welcome visitors and newcomers, and offers opportunities for everyone to live, work, and play.”; and Objective 6.2: Diversify the economic base of businesses and industries (through retention, expansion, and recruitment) while preserving Jerome’s identity. This new business to Jerome is investing in an existing building. Ms. Clark went over the Special Use Permit Criteria with the commission. Regarding Standard A- Will, in fact, constitute a special use as established in section 17.60.060 of this chapter for the zoning district involved. The Planning and Zoning Code allows light industry in the C-2 zone with an approved special use permit. ---PAGE BREAK--- Regarding Standard B- Will be harmonious with and in accordance with the general objectives or with any specific objective of the comprehensive plan and/or this title. The request appears to be harmonious with the objectives of Title 17 of the Jerome Municipal Code and the Comprehensive Plan. Regarding Standard C- Will be designed, constructed, operated and maintained to be harmonious and appropriate in appearance with the existing or intended character of the general vicinity and that such use will not change the essential character of the same area. The applicant is using an existing building. The use will not change the intended character of the area. Improvements will be made to improve the appearance of the area. Regarding Standard D- Will not be hazardous or disturbing to existing or future neighboring uses. The application states they will be good neighbors and plan to follow Kaizen Standards. They have a gated storage yard to the northeast which is furthest from office buildings and an enclosed building. Business hours will be Monday through Thursday from 8:00 am to 5:00 pm and Friday from 8:00 am to noon. Regarding Standard E- Will be served adequately by essential public facilities and services such as highways, streets, police and fire protection, drainage structures, refuse disposal, water and sewer and schools; or that the persons or agencies responsible for the establishment of the proposed use shall be able to provide adequately any such services. Water and sewer already exist. No additional services will be needed. Fire and police have adequate access to the facilities. Regarding Standard F- Will not create excessive additional requirements at public cost for public facilities and services and will not be detrimental to the economic welfare of the community. There is no indication that this use will create excessive additional requirements at public cost for public facilities and services. Instead of a building sitting vacant, it will now be occupied. Regarding Standard G- Will not involve uses, activities, processes, materials, equipment and conditions of operation that will be detrimental to any persons, property or the general welfare by reason of excessive production of traffic, noise, smoke, fumes, glare or odors. The applicant states, no. The business will be modifying and selling utility trailers. There will be some truck traffic; however, it will be during normal operating hours and will not cause an excessive production of noise. Operations will be conducted inside an enclosed building. Odors and noise from the modification and service will be nominal. Regarding Standard H- Will have vehicular approaches to the property which shall be so designed as not to create an interference with traffic on surrounding public thoroughfares. As shown on the applicant’s site plan, there is adequate room to turn around, enter, and exit from their location. Loading and unloading will be on their property minimizing interference with traffic. ---PAGE BREAK--- Regarding Standard I- Will not result in the destruction, loss or damage of a natural, scenic or historic feature of major importance. There is no indication this use will result in the destruction, loss, or damage of a natural, scenic, or historic feature of major importance. If approved, Ms. Clark recommended the following conditions: Comply with all City of Jerome Department requirements pertaining to the construction and needed improvements; Receive all required building and fire department permits and inspections; Comply with all city, state, and federal requirements; and Special Use Permit shall be permanent. Ms. Clark went over the layout of the property with the commission. If the applicant chooses to use the property to the north and the property to the south for parking or display area, it would need to be paved. Upon inquiry from Commissioner Johnson, Ms. Clark stated Mountain View Equipment used those properties as a display area but they had used that area before the code changed. Applicant Testimony: Clark Pierson, General Manager for TrailMax, a resident of Twin Falls, after being sworn in, stated they service, sell parts, and trailers for TrailMax Trailers. They will sell medium to heavy trailers for equipment hauling processes. They will have between 16- 20 employees. They were attracted to this building because Mountain View Equipment is very similar to their business. They will have the raw components come in and they will finish assembling the products. They will also sell parts and have a showroom up front. They are in the process of installing fire sprinklers throughout the building. They are also updating the inside of the building. Upon inquiry from Chairman Mink, Mr. Pierson stated the trailers range from 12 to 40 feet long. They range from 12,000 Gross Vehicle Weight (GVW) to 40,000 GVW. They are more for implement hauling. Upon inquiry from Commissioner Schroeder, Mr. Pierson stated they may use the parcels to the north or south to help stage or have staff parking. They have not decided on what they will be doing with those parcels. Commissioner Schroeder stated he would like to see more landscaping. Extensive discussion was held on landscaping. Ms. Clark stated if the applicant decides to use the parcels, they would need to comply with the landscaping guidelines. They would need to add trees no more than 40 feet apart. Ms. Clark stated half of the property to the south is another business parking lot. They would need to work out the landscaping with them. Upon inquiry from Commissioner Reed, Ms. Clark stated since this is a new owner, they must follow the updated codes and regulations. She is not sure how long Mountain View owned the property but they were there before the code was updated. Upon inquiry from Commissioner Fraser, Ms. Clark stated the property is zoned C-2. Commissioner Reed stated he likes the application. Commissioner Schroeder stated he would like to have them put in more landscaping. Mr. Pierson stated they have some trees and shrubs that are currently on the property and they will grow. Chairman Mink stated Mountain View did add some trees when they updated their signage a few years ago. There being no other testimony in favor, neutral, or in opposition, Chairman Mink closed the Public Hearing at 8:38 p.m. ---PAGE BREAK--- Consider a request from J Pierski Enterprises, LLC DBA TrailMax for a Special Use Permit allowing Industry Limited for the sales, customization, and repairs of utility trailers, located at Lots 2A & 2B, Blk 1 Jerome SE Industrial Park Phase IV (30-8-17), and Lot 2 Blk 1 Westerra Plaza Subdivision, (30-8-17), more commonly known 1720 South Lincoln Avenue, Jerome, Idaho- action item Ms. Clark stated Mountain View cleaned the property up and added new landscape. Commissioner Johnson and Commissioner Fraser both have no problems with the application. Ms. Clark stated she understands Commissioner Schroeder’s request for more landscaping but they are meeting the minimum requirements. She said they approved the landscaping ordinance to help clean up properties but not create a cost burden. Commissioner Schroeder stated he understood but wanted the property to look nice too. Commissioner Fraser made a motion to approve the Special Use Permit from J Pierski Enterprises, LLC DBA TrailMax allowing Industry Limited for the sales, customization and repairs of utility trailers, located at 1720 South Lincoln Avenue, Jerome, Idaho with the following conditions: Comply with all City of Jerome Department requirements pertaining to the construction and needed improvements; Receive all required building and fire department permits and inspections; Comply with all city, state, and federal requirements; and Special Use Permit shall be permanent. Second by Commissioner Johnson and carried. Chairman Mink stated the application does meet the General Standards by staff. After consideration, the motion passed by the following votes: AYE: Commissioner Jeff Schroeder, Commissioner Ben Reed, Commissioner Shonna Fraser and Commissioner Paul Johnson. NAYE: None CITIZEN CORRESPONDENCE AND ISSUES Fred McDonald, resident of Jerome, stated he lives west of the recently annexed industrial property and has some concerns about the unknowns of the appropriate buffering. The code does not define appropriate buffering. He stated there are lots of “may” in the code. He would like the Commission to look into the options and bolster the codes to help protect the residential side. He understands there will be more industrial added and would like them to look into the unique situations. He stated he visited with Ms. Clark and isn’t sure what the appropriate would be. He would like the developers to hire engineers to address the sound concerns and what an appropriate buffer would be. He understands that it may be a little late for the recent development but wants to address it for the next situation that comes in. He would love to come back with some suggestions. Commissioner Reed stated Mr. McDonald has come up with some good suggestions and agrees they need to look into it more. Ms. Clark stated she did meet with the McDonalds and they went over the landscape ordinance. There are a lot of “mays” in the code. She thinks the landscape code is a great start to look into. She is happy to look into the code but would like the commission's approval before she starts. She ---PAGE BREAK--- stated in the municipal code, she can start the application to amend the code or anyone that is affected can start an application. Commissioner Reed stated there can be different barriers between different zones. This could help both sides to be good neighbors. Mr. McDonald stated this would be a great starting point to update the Comprehensive Plan and make the developments and annexations more harmonious. They would also like to have the developments be more accountable for what they are putting out that is not contained on their boundary. Chairman Mink stated that the residential subdivision should have never been allowed years ago. Mr. McDonald stated he understands the industries are moving that way but believes if the code can be bolstered now, it will be better for the next situation that comes up. Ms. Clark stated she can help with the formal application where she would bring it back to the Planning and Zoning Commission where they can recommend the changes go before City Council. Commissioner Schroeder stated it is hard to define everything that comes up. By saying “may” it can help cover most things. They can make it a little stricter if needed. Mr. McDonald stated he wants to make sure it is better for next time. Commissioner Reed thanked Mr. McDonald for coming in and voicing his concerns with the commission. He would like more people to come. Ms. Clark stated she would start looking into addressing the codes. Consent Agenda The consent calendar consists of items that are considered to be routine in nature and will be enacted in the form of one motion. Any item can be removed from the consent calendar and heard in its regular order at the request of any commissioner or the chairman. A. Approve the minutes from the July 9th, 2024 regular meeting. B. Findings and Conclusions for a request from Kaitlin McClure for a Special Use Permit allowing a Family Daycare Home for five children or less, on the property described as Lot 17 Block 1, Magic Meadows Subdivision #4 (SE 7-8-17), more commonly known as 756 20th Avenue East, Jerome, Idaho. FINDINGS AND CONCLUSIONS ON APPLICATION OF KAITLIN McCLURE FOR A SPECIAL USE PERMIT ALLOWING A FAMILY DAYCARE, FOR FIVE OR LESS CHILDREN, ON THE PROPERTY LOCATED AT LOT 17 BLOCK 1, MAGIC MEADOWS SUBDIVISION #4 (SE 7-8- 17), MORE COMMONLY KNOWN AS 756 20th AVENUE EAST JEROME, IDAHO. A public hearing on the application of Kaitlin McClure, concerning the use of real property located at 756 20th Avenue East, Jerome, Idaho, for a special use permit was held, pursuant to notice, on Tuesday, July 9, 2024, at City Council Chambers with all members of the public, in a format allowing participants to hear the meeting, including all deliberations by commissioners and other speakers addressing the commission, in person to comment if so desired, all of which was noted in the agenda. The physical meeting was held at 100 East Avenue A, Jerome, Idaho. ---PAGE BREAK--- Staff Report: City Planner, Ida Clark, provided a brief background and staff report on the application and on the property. Ms. Clark stated the property in question is currently zoned Residential 1 The proposed use, a family childcare home with five or fewer children, requires a Special Use Permit in the R-1 zone from the Planning and Zoning Commission as detailed in 17.14.010 of the JMC. As pertains to the City of Jerome’s Comprehensive Land Use Plan, Ms. Clark stated the request complies with the Comprehensive Plan as relates to Chapter 6, Our Quality of Life. Ms. Clark went over the General Standards for Special Uses with the Commission. Regarding Standard A- Will, in fact, constitute a special use as established in section 17.60.060 of this chapter for the zoning district involved. The Planning and Zoning Code allows family childcare with an approved special use permit in the R-1 zone. Regarding Standard B- Will be harmonious with and in accordance with the general objectives or with any specific objective of the comprehensive plan and/or this title. The request appears to be harmonious with the objectives of the Comprehensive Plan and Title 17 of the Jerome Municipal Code. Regarding Standard C- Will be designed, constructed, operated and maintained to be harmonious and appropriate in appearance with the existing or intended character of the general vicinity and that such use will not change the essential character of the same area. The application notes, yes, the childcare will be operated and maintained to be harmonious with the residential area. Regarding Standard D- Will not be hazardous or disturbing to existing or future neighboring uses. The applicant notes it will not be hazardous and the applicant has a fully fenced backyard. Regarding Standard E- Will be served adequately by essential public facilities and services such as highways, streets, police and fire protection, drainage structures, refuse disposal, water and sewer and schools; or that the persons or agencies responsible for the establishment of the proposed use shall be able to provide adequately any such services. No additional services will be needed to serve this use. Regarding Standard F- Will not create excessive additional requirements at public cost for public facilities and services and will not be detrimental to the economic welfare of the community. In home childcare does not create excessive additional requirements at public cost. ---PAGE BREAK--- Regarding Standard G- Will not involve uses, activities, processes, materials, equipment and conditions of operation that will be detrimental to any persons, property or the general welfare by reason of excessive production of traffic, noise, smoke, fumes, glare or odors. The hours for the childcare will be 7:00 am to 6:00 pm, Monday through Friday. The families can pull into the driveway or there is on- street parking. The hours of the childcare and the availability of parking will not be detrimental to any person or property. Regarding Standard H- Will have vehicular approaches to the property which shall be so designed as not to create an interference with traffic on surrounding public thoroughfares. This use will not impact or change vehicular approaches. Regarding Standard I- Will not result in the destruction, loss or damage of a natural, scenic or historic feature of major importance. It does not appear that this use will result in the destruction, loss or damage of a natural, scenic or historic feature of major importance. If approved, Ms. Clark recommended the following conditions: Comply with any required city, state, fire, and health department inspections and permits; and Special use permit shall be allowed for up to two years, renewable upon expiration. Ms. Clark showed where the property was on the map with the Commission and explained the layout of where the parking would be. Applicant Testimony: Kaitlin McClure, a Jerome resident, appeared and testified before the Commission. Ms. McClure stated she wants to do child care out of her home. She has spoken with the fire department and was told she could have up to five children in her home. She will only be adding one additional child as she has four children. She has spoken with the State and was told she would be okay with up to six children, but City code only allows for five children. Upon inquiry from Commissioner Johnson, Ms. McClure stated when she spoke with the State, she was informed they did not issue licenses for under six children. She is certified in CPR and has been a CNA for a while. She also spoken with the fire department and they said with only five kids, they do not need to inspect her home. If she chooses to have more than five children, she would be required to have fire sprinklers. Testimony in Favor: Ms. Elliott read the presented letter for the record, as follows: Annie & Gerald Chojancky- Jerome, Idaho- ---PAGE BREAK--- Support the application. We could always use more daycare facilities in Jerome. Jeanne Christian- Jerome, Idaho Support the application- no further comment was provided Miguel Ramiez Rodriguez- Paul Idaho- Support the application. There is a need for the community for daycare services. The amount of children is appropriate for the size of houses on 20th. I support their application as a neighbor property owner. Testimony in Opposition: None. The Jerome City Planning and Zoning Commission having heard the testimony presented, having reviewed the renewal application, Ms. Clark’s report, and the other documents and material in the file, and having heard the testimony given verbally at the hearing enters its findings and conclusions as follows: I. Findings A. 756 20th Avenue East, is in the City of Jerome and is currently zoned Residential 1 B. The proposed use, a family home daycare, requires a special use permit to operate in R-1 zones. C. JMC 17.14.010 provides the standards for special use permits. D. The proposed use is harmonious with the general objectives of the comprehensive plan in that a family daycare serves a need of the community and provide convenience in a residential zone. E. The proposed use is harmonious and appropriate in appearance with the existing and intended character of the general vicinity in that there is no proposal to modify the exterior of the building. F. The proposed use will not be hazardous or disturbing to existing or future neighboring uses. G. No additional public facilities will be necessary for the proposed use. H. The proposed use will not be detrimental to the economic welfare of the community and will not involve activities materials, equipment or conditions that will create excessive traffic, noise, smoke, fumes, glare or odors. We find the parking concern to be of minimal concern as the children will arrive and depart at various times between 7:00 a.m. and 6:00 p.m., Monday through Friday. Families can pull into the driveway and there is on-street parking available as well. I. The vehicle approaches to the property will not create an interference with traffic on surrounding public thoroughfares. J. The proposed use will not result in the destruction, loss or damage of a natural scenic or historic feature of major importance. ---PAGE BREAK--- II. Conclusions A. A special use permit is required for the applicant to allow a family home daycare in the R-1 zone for the City of Jerome. B. A special use permit promoting diverse residential options is consistent with the City of Jerome Comprehensive Plan. C. The Commission approves the application of Kaitlin McClure for a special use permit allowing a family home daycare, for five or less children, located at 756 20th Avenue East, Jerome, Idaho subject to the following conditions: a. Comply with all city, state, fire, and health department inspections and permits; and b. Special use permit shall be allowed for up to two years, renewable upon expiration. These findings and conclusions, having been adopted by the Jerome City Planning and Zoning Commission on the 13th day of August 2024, in support of the decision of the Planning and Zoning Commission on the 9th day of July 2024 to approve the application as specified herein is hereby made final this 13th day of August 2024. ROD MINK, Chairman of the Board Jerome City Planning and Zoning C. Findings and Conclusions for a request from John Lepage for a Special Use Permit allowing six hen chickens, on the property described as Lot 1, E7’ of Lot 2, Tax 2184146 of Blk 126 Jerome Townsite 10311 SF (NE 24-8-16), more commonly known as 213 West Ave D, Jerome, Idaho. FINDINGS AND CONCLUSIONS ON APPLICATION OF JOHN LEPAGE FOR A SPECIAL USE PERMIT ALLOWING CHICKENS ON THE PROPERTY DESCRIBED AS LOT 1, E7’ OF LOT 2, TAX 2184146 OF BLK 126 JEROME TOWNSITE 10311 SF (NE 24-8-16), MORE COMMONLY KNOWN AS 213 WEST AVE D, JEROME, IDAHO A public hearing on the application of John Lepage concerning that parcel commonly known as 213 West Avenue D, Jerome, Idaho, for a special use permit was held, pursuant to notice, on Tuesday, July 9, 2024, at City Council Chambers with all members of the public, in a format allowing participants to hear the meeting, including all deliberations by Commissioners and other speakers addressing the Commission. The physical meeting was held at 100 East Avenue A, Jerome, Idaho. Staff Report: City Planner, Ida Clark, provided the staff report on the application. Ms. Clark stated the property in question, 213 West Avenue D, Jerome, Idaho, is ---PAGE BREAK--- currently zoned Residential 3 The proposed use, the possession of chickens, requires a Special Use Permit from the Planning and Zoning Commission. As detailed in 17.18.050 section F of the JMC, Chicken, Poultry, and Fowl: No household or parcel of property shall keep more than six chickens, poultry, or fowl; Roosters are prohibited; The chickens, poultry, or fowl shall be contained to the site or the site shall be fenced. Regardless of use, setbacks for detached accessory structures on the property will not be less than three feet from the rear or side property lines. As pertains to the City of Jerome’s Comprehensive Land Use Plan, Ms. Clark stated this request complies with the Comprehensive Plan as it relates to Chapter 3, Our Natural Environment, Objective 3.3.j. Consider provisions in the zoning ordinance for rural residential uses in city limits to include some agricultural activity and limited animal husbandry. As pertains to Title 8 of the JMC, the ordinance addressing nuisances, Ms. Clark reminded the Commission that chicken manure is considered a public nuisance and proper disposal of waste must be considered. Ms. Clark went over the General Standards with the Commission. Regarding Standard A - Will, in fact, constitute a special use as established in section 17.60.060 of this chapter for the zoning district involved. The Planning and Zoning Code allows chickens in the R-3 zone with an approved special use permit. Regarding Standard B - Will be harmonious with and in accordance with the general objectives or with any specific objective of the comprehensive plan and/or this title. The request appears to be harmonious with the objectives of the Comprehensive Plan and Title 17 of the Jerome Municipal Code. Regarding Standard C - Will be designed, constructed, operated, and maintained to be harmonious and appropriate in appearance with the existing or intended character of the general vicinity and that such use will not change the essential character of the same area. The application notes the chickens will be kept in a coop in a fenced area located in the backyard. The coop will be converted from an existing shed on the south side of the property. Regarding Standard D - Will not be hazardous or disturbing to existing or future neighboring uses. Keeping the hens in a coop and fenced area will reduce their chances of disturbing to neighboring uses. Regarding Standard E - Will be served adequately by essential public facilities and services such as highways, streets, police and fire protection, drainage structures, refuse disposal, water and sewer and schools; or that the persons or agencies ---PAGE BREAK--- responsible for the establishment of the proposed use shall be able to provide adequately any such services. No additional services will be needed to serve this use. Regarding Standard F - Will not create excessive additional requirements at public cost for public facilities and services and will not be detrimental to the economic welfare of the community. Chickens will not create excessive additional requirements at public cost. Regarding Standard G - Will not involve uses, activities, processes, materials, equipment and conditions of operation that will be detrimental to any persons, property or the general welfare by reason of excessive production of traffic, noise, smoke, fumes, glare or odors. If not properly cared for chickens can become a nuisance. Adequate food, water and care will need to be provided to ensure they do not become a nuisance. Regarding Standard H - Will have vehicular approaches to the property which shall be so designed as not to create an interference with traffic on surrounding public thoroughfares. This request will not impact vehicular approaches. Regarding Standard I - Will not result in the destruction, loss or damage of a natural, scenic or historic feature of major importance. It does not appear that the possession of chickens on this parcel will result in the destruction, loss or damage of a natural, scenic or historic feature of major importance. If approved, Ms. Clark recommended the following conditions: Chickens will not create odors, excessive noise, nor be detrimental to persons, property or the general welfare; Can possess up to six hen chickens, and no roosters; and Special use permit shall be allowed for up to two years, renewable upon expiration. Applicant Testimony: Valerie Lapage, 213 West Avenue D, Jerome, Idaho, appeared before the Commission and testified on this application. Ms. Lapage testified they wanted to get six hens. It has taken about a month to convert their shed into the coop. They also have a run outside of the coop where the chickens will spend most of their time. The coop is more than three feet from the fence line. Ms. Lepage showed the Commission where the coop was on the map. Testimony in Favor: None. Testimony in Neutral: None. The Jerome City Planning and Zoning Commission having heard the testimony presented, and having reviewed the application, and the other documents and material in the file, and having heard the testimony given verbally at the hearing enters its findings and conclusions as follows: ---PAGE BREAK--- I. Findings A. 213 West Avenue D, Jerome, Idaho is zoned Residential 3 which requires a special use permit for the proposed use, allowing chickens on the property. B. Title 16 of the JMC has no bearing on this application. C. The application for a special use permit complies with the City of Jerome Comprehensive Plan, Section 3.1.1., and inasmuch as it is compatible with the existing and potential land uses in the surrounding area. D. The Commission finds the General Standards for Special Uses as outlined in JMC 17.60.030, are satisfied as follows: 1. As mentioned, the proposed use does constitute a special use as defined in JMC; 2. The use is harmonious with and in compliance with the general objectives of the Comprehensive Plan relating to the objectives of Rural Residential Land Uses; 3. The proposed use will be designed, constructed and maintained in harmony and appearance with the existing and intended character of the general vicinity by maintaining proper enclosures for the chickens, avoiding roosters, and keeping their enclosures clean. 4. Pursuant to comment from City staff it is evident adequate infrastructure and services are available to accommodate the proposed use; and 5. There was no evidence that the proposed use would create any additional requirements or public facilities or services, nor that it would be detrimental to any persons, property or the general welfare. 6. The vehicular approaches are not an issue and there is no indication the proposed use will impact any natural, scenic or historic feature of major importance. II. Conclusions A. A special use permit is required for the applicant to be able to allow six hen chickens on the herein described property. B. A special use permit promoting this use is consistent with the City of Jerome Comprehensive Plan, Section 3.1.1. and with JMC 17.60.030. C. The Commission approves the application of John Lapage, allowing six hen chickens on the property described as 213 West Avenue D, Jerome, Idaho, 83338 subject to: i. Chickens will not create odors, excessive noise, nor be detrimental to persons, property or the general welfare; ii. Can possess up to six laying hen chickens, with no roosters; and iii. Special Use Permit shall be allowed for two years, renewable upon expiration. ---PAGE BREAK--- These findings and conclusions, having been adopted by the Jerome City Planning and Zoning Commission on the 13th day of August 2024, in support of the decision of the Planning and Zoning Commission on the 9th day of July 2024 to approve the application as specified herein is hereby made final this 13th day of August 2024. ROD MINK, Chairman of the Board Jerome City Planning and Zoning D. Findings and Conclusions for a request from Jessica Hodson for a Special Use Permit allowing six hen chickens, on the property described as Tax 2205445 of Blk A-176 Jerome Townsite (NE 19-8-17), more commonly known as 706 East Avenue H, Jerome, Idaho. FINDINGS AND CONCLUSIONS ON APPLICATION OF JESSICA HODSON FOR A SPECIAL USE PERMIT ALLOWING CHICKENS ON THE PROPERTY DESCRIBED AS TAX 2205445 OF BLK A-176 JEROME TOWNSITE (NE 19-8-17), MORE COMMONLY KNOWN AS 706 EAST AVENUE H, JEROME, IDAHO A public hearing on the application of Jessica Hodson concerning that parcel commonly known as 706 East Avenue H, Jerome, Idaho, for a special use permit was held, pursuant to notice, on Tuesday, July 9, 2024, at City Council Chambers with all members of the public, in a format allowing participants to hear the meeting, including all deliberations by Commissioners and other speakers addressing the Commission. The physical meeting was held at 100 East Avenue A, Jerome, Idaho. Staff Report: City Planner, Ida Clark, provided the staff report on the application. Ms. Clark stated the property in question, 706 East Avenue D, Jerome, Idaho, is currently zoned Residential 2 The proposed use, the possession of chickens, requires a Special Use Permit from the Planning and Zoning Commission. As detailed in 17.18.050 section F of the JMC, Chicken, Poultry, and Fowl: No household or parcel of property shall keep more than six chickens, poultry, or fowl; Roosters are prohibited; The chickens, poultry, or fowl shall be contained to the site or the site shall be fenced. Regardless of use, setbacks for detached accessory structures on the property will not be less than three feet from the rear or side property lines. As pertains to the City of Jerome’s Comprehensive Land Use Plan, Ms. Clark stated this request complies with the Comprehensive Plan. ---PAGE BREAK--- As pertains to Title 8 of the JMC, the ordinance addressing nuisances, Ms. Clark reminded the Commission that chicken manure is considered a public nuisance and proper disposal of waste must be considered. Ms. Clark went over the General Standards for Special Uses with the Commission. Regarding Standard A - Will, in fact, constitute a special use as established in section 17.60.060 of this chapter for the zoning district involved. The Planning and Zoning Code allows chickens in the R-2 zone with an approved special use permit. Regarding Standard B - Will be harmonious with and in accordance with the general objectives or with any specific objective of the comprehensive plan and/or this title. The request appears to be harmonious with the objectives of the Comprehensive Plan and Title 17 of the Jerome Municipal Code. Regarding Standard C - Will be designed, constructed, operated, and maintained to be harmonious and appropriate in appearance with the existing or intended character of the general vicinity and that such use will not change the essential character of the same area. The application notes they have five hen chickens that are kept in a coop in a fenced area located in the backyard. Regarding Standard D - Will not be hazardous or disturbing to existing or future neighboring uses. Keeping the hens in a coop and fenced area will reduce their chances of disturbing to neighboring uses. Regarding Standard E - Will be served adequately by essential public facilities and services such as highways, streets, police and fire protection, drainage structures, refuse disposal, water and sewer and schools; or that the persons or agencies responsible for the establishment of the proposed use shall be able to provide adequately any such services. No additional services will be needed to serve this use. Regarding Standard F - Will not create excessive additional requirements at public cost for public facilities and services and will not be detrimental to the economic welfare of the community. Chickens will not create excessive additional requirements at public cost. Regarding Standard G - Will not involve uses, activities, processes, materials, equipment and conditions of operation that will be detrimental to any persons, property or the general welfare by reason of excessive production of traffic, noise, smoke, fumes, glare or odors. If not properly cared for chickens can become a nuisance. Adequate food, water and care will need to be provided to ensure they do not become a nuisance. ---PAGE BREAK--- Regarding Standard H - Will have vehicular approaches to the property which shall be so designed as not to create an interference with traffic on surrounding public thoroughfares. This request will not impact vehicular approaches. Regarding Standard I - Will not result in the destruction, loss or damage of a natural, scenic or historic feature of major importance. It does not appear that the possession of chickens on this parcel will result in the destruction, loss or damage of a natural, scenic or historic feature of major importance. If approved, Ms. Clark recommended the following conditions: Chickens will not create odors, excessive noise, nor be detrimental to persons, property or the general welfare; Can possess up to six hen chickens, and no roosters; and Special use permit shall be allowed for up to two years, renewable upon expiration. Applicant Testimony: Barry Hodson, 706 East Avenue H, Jerome, Idaho, appeared before the Commission and testified on this application. Mr. Hodson testified they want six hens. Mr. Hodson showed the Commission where the coop was on the provided map. Upon inquiry from Commissioner Johnson, Mr. Hodson stated the coop currently, is not three feet from the fence but they will pull it forward. Upon inquiry from Commissioner Schroeder, Mr. Hodson stated they do not have any roosters and they only have five hens. Testimony in Favor: Colleen Henderson, Jerome resident, after being sworn in, stated she knows Jessica and applauds them for being self-preserving and eating clean. Ms. Henderson stated she has been over to the yard and the chickens are not out of the coop, well cared for and maintained. Ms. Henderson wants Applicant to have the chickens. Commissioner Reed asked for clarification on if there were chickens on the property. Chairman Mink stated he said yes, they have the chickens already, but there were no roosters on the property. Ms. Elliott read the following onto the record: Kristen Hernandez- Jerome, Idaho “Supports the application. I am fine with people keeping hens. I would only have a problem with keeping roosters due to noise.” William Wood- Jerome, Idaho “Supports the application- no further comment was provided. ---PAGE BREAK--- Testimony in Opposition: Carroll Ren, Jerome, Idaho, after being sworn in, stated the Applicants have had the chickens for quite some time. She is not sure if it is the breed or not, but they are the loudest chickens. She lives next door and they are on both the back fence and side fence. She stated they must be getting three laying’s per chicken. By the time they have laid their eggs, it is nerve racking. Ms. Ren stated they are only loud during the day when she is home. She stated the noise is bothering her. She can’t stand to hear five chickens in labor, seven days a week, three times a day. She does not like it. She said it sounds like they are in excruciating pain. They started with no permit, but now they have applied for it. Their chicken facility will need to be moved from the fence. Ms. Ren stated she has no peace during the day. Upon inquiry from Chairman Mink, Ms. Ren stated it is only through the day as they do not have a set time. It is usually between 9:00 and 4:00. She assumes each chicken is laying two or three eggs a day. Testimony in Rebuttal: Mr. Hodson stated they are chickens and they make noise. He is taken back by the comments. Upon inquiry from Commissioner Reed, Mr. Hodson stated they got the chickens last spring after speaking with some neighbors who had chickens. They were not aware they needed a permit until recently. Ms. Clark stated they received an anonymous call regarding the chickens and the Applicant complied once they were contacted. The Jerome City Planning and Zoning Commission having heard the testimony presented, having reviewed the application, and the other documents and material in the file, and having heard the testimony given verbally at the hearing enters its findings and conclusions as follows: I. Findings A. 706 East Avenue H, Jerome, Idaho is zoned Residential 2 which requires a special use permit for the proposed use, allowing chickens on the property. B. Title 16 of the JMC has no bearing on this application. C. The application for a special use permit complies with the City of Jerome Comprehensive Plan, Section 3.1.1., and inasmuch as it is compatible with the existing and potential land uses in the surrounding area. D. The Commission finds the General Standards for Special Uses as outlined in JMC 17.60.030, are satisfied as follows: 1. As mentioned, the proposed use does constitute a special use as defined in JMC; ---PAGE BREAK--- 2. The use is harmonious with and in compliance with the general objectives of the Comprehensive Plan relating to the objectives of Rural Residential Land Uses; 3. The proposed use will be designed, constructed and maintained in harmony and appearance with the existing and intended character of the general vicinity by maintaining proper enclosures for the chickens, avoiding roosters, and keeping their enclosures clean. 4. Pursuant to comment from City staff it is evident adequate infrastructure and services are available to accommodate the proposed use; and 5. There was no evidence that the proposed use would create any additional requirements or public facilities or services, nor that it would be detrimental to any persons, property or the general welfare. 6. The vehicular approaches are not an issue and there is no indication the proposed use will impact any natural, scenic or historic feature of major importance. II. Conclusions A. A special use permit is required for the applicant to be able to allow six hen chickens on the herein described property. B. A special use permit promoting this use is consistent with the City of Jerome Comprehensive Plan, Section 3.1.1. and with JMC 17.60.030. C. The Commission approves the application of Jessica Hodson, allowing six hen chickens on the property described as 706 East Avenue H, Jerome, Idaho, 83338 subject to: i. Any remaining roosters must be removed immediately from the property; ii. Chickens will not create odors, excessive noise, nor be detrimental to persons, property or the general welfare; iii. Can possess up to six laying hen chickens, with no roosters; and iv. Special Use Permit shall be allowed for two years, renewable upon expiration. These findings and conclusions, having been adopted by the Jerome City Planning and Zoning Commission on the 13th day of August 2024, in support of the decision of the Planning and Zoning Commission on the 9th day of July 2024 to approve the application as specified herein is hereby made final this 13th day of August 2024 ROD MINK, Chairman of the Board Jerome City Planning and Zoning ---PAGE BREAK--- E. Findings and Conclusions for a request from Melissa Turnblom for a Special Use Permit allowing Agricultural Tourism for the growing of flowers and a self-serve farm stand on the property described as Lot 24 Van Mor Heights Acreages (SE 18-8-17), more commonly known as 929 4th Avenue Dr, Jerome, Idaho. FINDINGS AND CONCLUSIONS ON APPLICATION OF MELISSA TURNBLOM, FOR A SPECIAL USE PERMIT ALLOWING AGRICULTURE TOURISM FOR GROWING FLOWERS AND A SELF SERVE FARM STAND ON THE PROPERTY LOCATED AT LOT 24 VAN MOR HEIGHTS ACERAGES (SE 18-8-17), MORE COMMONLY KNOWN AS 929 4th AVENUE DRIVE, JEROME, IDAHO. A public hearing on the application of Melissa Turnblom, concerning the use of real property located at 929 4th Avenue Drive, Jerome, Idaho, for a special use permit was held, pursuant to notice, on Tuesday, July 9, 2024, at City Council Chambers with all members of the public, in a format allowing participants to hear the meeting, including all deliberations by commissioners and other speakers addressing the commission in person and to comment if so desired, all of which was noted in the agenda. The physical meeting was held at 100 East Avenue A, Jerome, Idaho. Staff Report: City Planner, Ida Clark, provided a brief background and staff report on the application and on the property. Ms. Clark stated the property in question is currently zoned Residential 1 The proposed use, agricultural tourism requires a Special Use Permit from the Planning and Zoning Commission. As defined in 17.03.020 and 17.03.023, floriculture and farm stands are included in agricultural tourism. As detailed in 17.18.050: Unique Land Uses, Retail Sales, Farm Stand And Agricultural Tourism Activities: Retail sales including farm stands, and agricultural tourism shall be subordinate to the growing of crops; At least seventy-five percent (75%) of the products sold at the farm stand or agricultural tourism activity shall be grown or produced on the site where the farm stand is located; Adequate and safe conditions for off street parking to serve the farm stand or agricultural tourism shall be provided; Parking and internal driveways shall not be located on or adjacent to combustible surfaces or materials; Structures, signs, merchandise, or any other material utilized in the operation of the farm stand or agricultural tourism activity shall not interfere with the clear vision triangle; and the operation of the farm stand or agricultural tourism activity shall not be conducted within the public right of way, unless otherwise authorized by the city. Regardless of use, setbacks for detached accessory structures on the property will not be less than three feet from the rear or side property lines. As pertains to the City of Jerome’s Comprehensive Land Use Plan, Ms. Clark stated the request complies with the Comprehensive Plan as relates to Chapter 3, Our Natural Environment, Objective 3.3.j. Consider provisions in the zoning ordinance for rural residential uses in city limits to include some agricultural activity and limited animal husbandry. This request also complies with the Comprehensive Plan as relates ---PAGE BREAK--- to Chapter 6, Our Quality of Life Goal: Foster a supportive, health, and resilient community of residents, rooted in Jerome’s rich history, that collaborates to welcome visitors and newcomers, and offers opportunities for everyone to live, work, and play. Ms. Clark went over the General Standards for Special Uses with the Commission. Regarding Standard A- Will, in fact, constitute a special use as established in section 17.60.060 of this chapter for the zoning district involved. The Planning and Zoning Code allows agriculture tourism in the R-1 zone with an approved special use permit. Regarding Standard B- Will be harmonious with and in accordance with the general objectives or with any specific objective of the comprehensive plan and/or this title. The request appears to be harmonious with the objectives of the Comprehensive Plan and Title 17 of the Jerome Municipal Code. Regarding Standard C- Will be designed, constructed, operated and maintained to be harmonious and appropriate in appearance with the existing or intended character of the general vicinity, and that such use will not change the essential character of the same area. The application notes the flowers will be grown in the backyard using sustainable farming methods. The application states they are not requesting to use high-tunnels at this time, ensuring that it will not change the intended character. Further, the application states, the roadside stand will include at least 75% of their products, will not be placed in the right-of-way. The roadside stand and signage are together. The roadside stand is temporary and will be placed out during the selling season of approximately mid-April through mid-October. Regarding Standard D- Will not be hazardous or disturbing to existing or future neighboring uses. The application states flower farming is quiet with low odor. Organic farming practices will be applied such as compost, cover crops, natural pest deterrents, landscaping fabric, and drip irrigation. Regarding Standard E- Will be served adequately by essential public facilities and services such as highways, streets, police and fire protection, drainage structures, refuse disposal, water and sewer and schools; or that the persons or agencies responsible for the establishment of the proposed use shall be able to provide adequately any such services. No additional services will be needed to serve this use. The property has .71 acre of water shares with NSCC. Regarding Standard F- Will not create excessive additional requirements at public cost for public facilities and services and will not be detrimental to the economic welfare of the community. This use will not create excessive additional requirements at public cost. ---PAGE BREAK--- Regarding Standard G- Will not involve uses, activities, processes, materials, equipment and conditions of operation that will be detrimental to any persons, property or the general welfare by reason of excessive production of traffic, noise, smoke, fumes, glare or odors. The application notes there will not be flammable or explosive materials stored on the property, and there will be no vibration, glare, or water pollution. There will be some noise related to lawnmowers and tillers which is common in residential neighborhoods. Regarding Standard H- Will have vehicular approaches to the property which shall be so designed as not to create an interference with traffic on surrounding public thoroughfares. This request will not impact vehicular approaches. There are four off-street parking spaces available for customers. Customers may spend 5-7 minutes. This reduces the impact on traffic in the neighborhood. Regarding Standard I- Will not result in the destruction, loss or damage of a natural, scenic or historic feature of major importance. It does not appear that this use of the floriculture or roadside stand on this parcel will result in the destruction, loss, or damage of a natural, scenic, or historic feature of major importance. If approved, Ms. Clark recommended the following conditions: At least two off-street parking spaces shall be maintained for customers; Roadside stand shall not be placed in the right of way; and Special Use Permit shall be allowed for two years, renewable upon expiration. Upon inquiry from Commissioner Johnson, Ms. Clark showed where the stand would be located on the property on the map. It will not be within the right-of-way. Upon inquiry from Chairman Mink, Ms. Clark showed where the right-of-way is on the map. Ms. Clark stated 4th Avenue Drive is by Jefferson Elementary and pretty secluded. Applicant Testimony: Melissa Turnblom, a Jerome resident, appeared and testified before the Commission. Ms. Turnblom stated they live on ¾ of an acre. She loves to garden and grow flowers. She stated most flowers that are sold in stores are grown in South American countries. She wants to bring agriculture closer to home. She does not have any loud implements that she can put into her backyard beside an ATV to harrow with. The noise will be minimal. Planting and harvesting will be done by hand. Ms. Turnblom went over her future plans and expansion within the next few years with the Commission. She stated the first year will be very small as she may do about 10 bouquets a week. She would like to get up to 40 bouquets a week and have two days she is open. Ms. Turnblom stated the pickup window will be long so not all customers would be picking up at the same time. She has talked with her neighbors regarding the parking and she wants to keep an open relationship with them and will address concerns when they come up. ---PAGE BREAK--- Upon inquiry from Chairman Mink regarding the placement of the stand, Ms. Turnblom stated she would like to experiment with the placement but right now, it is positioned to be in the shade as heat is detrimental for cut flowers. Upon inquiry from Chairman Mink, Ms. Turnblom stated her driveway is gravel, as is the parking in front of her house. Upon inquiry from Commissioner Johnson, Ms. Clark stated any structures would need to meet setbacks but the garden can be placed up to the property line. Ms. Turnblom stated there are pine trees at the back of her property. Ms. Clark stated the Commission could allow her to put the stand within the right of way if they would like to. Commissioner Fraser stated she believes Ms. Turnblom has the stand in the proper spot which also has signage that normally isn’t allowed in the residential area. Commissioner Johnson agreed the shade is a good spot. Commissioner Reed stated he agreed. He stated she will probably do most of her marketing online and may not need the “in your face” signage. Testimony in Favor: Ms. Elliott read following onto the record: Hallie Reed- Jerome, Idaho Support the application- no further comment was provided. William Ploplis- Jerome, Idaho Supports the application. This would be great for the community as we don’t have many places, without having to leave town to go and get flowers that are grown locally. Having this not only supports our local economy but would provide residents with fresh seasonal blooms while fostering a sense of community pride. Testimony in Opposition: None. The Jerome City Planning and Zoning Commission having heard the testimony presented, having reviewed the renewal application, Ms. Clark’s report, and the other documents and material in the file, and having heard the testimony given verbally at the hearing enters its findings and conclusions as follows: I. Findings A. 929 4th Avenue Drive, is in the City of Jerome and is currently zoned Residential 1 B. The proposed use, a family home daycare, requires a special use permit to operate in R-1 zones. ---PAGE BREAK--- C. JMC 17.14.010 provides the standards for special use permits. D. The proposed use is harmonious with the general objectives of the comprehensive plan in that it serves a need of the community and provide convenience in a residential zone. E. The proposed use is harmonious and appropriate in appearance with the existing and intended character of the general vicinity in that there is no proposal to modify the exterior of the building. F. The proposed use will not be hazardous or disturbing to existing or future neighboring uses. G. No additional public facilities will be necessary for the proposed use. H. The proposed use will not be detrimental to the economic welfare of the community and will not involve activities materials, equipment or conditions that will create excessive traffic, noise, smoke, fumes, glare or odors. We find the parking concern to be of minimal concern as there is adequate parking on the premises. I. The vehicle approaches to the property will not create an interference with traffic on surrounding public thoroughfares. J. The proposed use will not result in the destruction, loss or damage of a natural scenic or historic feature of major importance. II. Conclusions A. A special use permit is required for the applicant to allow growing of flowers and a self-serve farm stand in the R-1 zone for the City of Jerome. B. A special use permit promoting diverse residential options is consistent with the City of Jerome Comprehensive Plan. C. The Commission approves the application of Melissa Turnblom for a special use permit allowing the growing of flowers and a self-serve farm stand located at 929 4th Avenue Drive, Jerome, Idaho subject to the following conditions: a. At least two off-street parking spaces shall be maintained for customers; b. Roadside stand shall not be placed in the right of way; and c. Special use permit shall be allowed for up to two years, renewable upon expiration. These findings and conclusions, having been adopted by the Jerome City Planning and Zoning Commission on the 13th day of August 2024, in support of the decision of the Planning and Zoning Commission on the 9th day of July 2024 to approve the application as specified herein is hereby made final this 13th day of August 2024. ROD MINK, Chairman of the Board Jerome City Planning and Zoning ---PAGE BREAK--- F. Findings and Conclusions for a request from David Ellis for a Special Use Permit allowing multi-family housing, up to 258 apartments, on the property described in Appendix A, more commonly known as 2336 South Lincoln Avenue, 216 East Yakima, 300 East Yakima Avenue and the empty parcel directly to the north of 300 East Yakima Avenue, Jerome, Idaho. FINDINGS AND CONCLUSIONS ON APPLICATION OF DAVID ELLIS, FOR A SPECIAL USE PERMIT ALLOWING MULTI-FAMILY HOUSING (UP TO 258 APARTMENTS) ON THE PROPERTY COMMONLY KNOWN AS 2336 SOUTH LINCOLN AVENUE, 216 EAST YAKIMA, 300 EAST YAKIMA, AND THE EMPTY PARCEL DIRECTLY TO THE NORTH OF 300 EAST YAKIMA AVENUE, JEROME, IDAHO A public hearing on the application of David Ellis, concerning the use of real property commonly known as 2336 South Lincoln Avenue, 216 East Yakima, 300 East Yakima Avenue, and the empty parcel directly to the north of 300 East Yakima Avenue, Jerome, Idaho, for a special use permit was held, pursuant to notice, on Tuesday, July 9, 2024, at City Council Chambers with all members of the public, in a format allowing participants to hear the meeting, including all deliberations by commissioners and other speakers addressing the commission, in person, and to comment if so desired, all of which was noted in the agenda. The physical meeting was held at 100 East Avenue A, Jerome, Idaho. The property identified in this application is commonly known as 2336 South Lincoln Avenue, 216 East Yakima, 300 East Yakima Avenue, and the empty parcel directly to the north of 300 East Yakima Avenue, Jerome, Idaho, is more particularly described as follows: See attached Exhibit A for full legal description Staff Report: City Planner, Ida Clark, provided the staff report and brief background on the application. Ms. Clark stated the property in question is currently zoned High-Density Business The proposed use, multi-family dwellings (five or more units), requires a Special Use Permit from the Planning and Zoning Commission. Regardless of use, setbacks for this property are as follows: Front- 25’; Rear- 10’; Interior Side- 12’; and Side Street- 25’. There is no minimum lot size but the whole project cannot exceed 80% of the total lot area. The maximum height is 50’. Ms. Clark stated Title 16 has no bearing on this Special Use Permit request. As pertains to the City of Jerome’s Comprehensive Plan, Ms. Clark stated the request is in accordance with Chapter 4. Our Built Environment, “Enhance our built environment to offer a harmonious blend of land uses that serve our entire community, residents, and visitors, now and in the future.”; Objective 4.3: Diversify the variety of ---PAGE BREAK--- housing types within the City, while protecting existing neighborhoods; 4.3.e Consider zoning ordinance amendments to promote a variety of housing types including higher density residential along corridors and adjacent to commercial and industrial areas; 4.4: Support development of affordable housing for a full range of employees and residents (retirees and families). Ms. Clark stated the Commission does need to consider, Chapter 3. Our Natural Environment; Objective 3.3.d: consider the impact on the adjacent agricultural business when reviewing new annexations and development applications. The railroad tracks that service Scoular and Hoofin It, are located to the northeast with a track that runs along the north portion of the property. Ms. Clark went over the General Standards for Special Uses with the Commission. Regarding Standard A- Will, in fact, constitute a special use as established in section 17.60.060 of this chapter for the zoning district involved. The Planning and Zoning Code allows multi-family dwellings, over five units in the C-3 zone with an approved special use permit. Regarding Standard B- Will be harmonious with and in accordance with the general objectives or with any specific objective of the comprehensive plan and/or this title. The request appears to be harmonious with the objectives of Title 17 of the Jerome Municipal Code and the Comprehensive Plan. Objective 3.3.d of the Comp Plan must be considered. Regarding Standard C- Will be designed, constructed, operated and maintained to be harmonious and appropriate in appearance with the existing or intended character of the general vicinity and that such use will not change the essential character of the same area. This is a unique area north of the several established businesses and south along the railroad line. The parcels are currently uncultivated land, single-family residences, and an undeveloped area for a truck terminal yard. The area to the south and west has developed with differing commercial uses and some remaining single-family houses. The Future Land Use Map designates all parcels as commercial. The application does propose a commercial use from the South Lincoln access point, currently, where the truck terminal yard is then would turn into residential use. Regarding Standard D- Will not be hazardous or disturbing to existing or future neighboring uses. The application states the property is surrounded by varying uses including residential, commercial, and industrial to the north and that a new residential use will improve the area. There is limited visibility from East Yakima as the proposal will sit behind established businesses. ---PAGE BREAK--- Regarding Standard E- Will be served adequately by essential public facilities and services such as highways, streets, police and fire protection, drainage structures, refuse disposal, water and sewer and schools; or that the persons or agencies responsible for the establishment of the proposed use shall be able to provide adequately any such services. Water, sewer, and irrigation are available to serve the property. Water is existing in South Lincoln and East Yakima. The development would have sewer available from the line in East Yakima. Access points will be from South Lincoln and East Yakima. First responders will be able to access the development. The development will be required to meet the fire code. The School District was sent a notice letter of the request, to which we have received no comment. Regarding Standard F- Will not create excessive additional requirements at public cost for public facilities and services and will not be detrimental to the economic welfare of the community. There is no indication that the multi-family, residential use will create excessive additional requirements at public cost for public facilities and services. Regarding Standard G- Will not involve uses, activities, processes, materials, equipment and conditions of operation that will be detrimental to any persons, property or the general welfare by reason of excessive production of traffic, noise, smoke, fumes, glare or odors. It is not anticipated that a multi-family use will be detrimental to any persons, property, or the general welfare because of excessive production of odors, noise, smoke, fumes, or glare. There will be an increase in the production of traffic. There are two access points; however, the traffic increase at the maximum of 258 units will produce a large amount of traffic to an already busy corridor. Regarding Standard H- Will have vehicular approaches to the property which shall be so designed as not to create an interference with traffic on surrounding public thoroughfares. As previously discussed, the development is proposing two access points; one from East Yakima and one from South Lincoln. There is room to construct a turn lane, if needed, on East Yakima to reduce the interference of traffic. Regarding Standard I- Will not result in the destruction, loss or damage of a natural, scenic or historic feature of major importance. There is no indication that the residential use will result in the destruction, loss, or damage of a natural, scenic, or historic feature of major importance. Regarding Off Street Parking, Ms. Clark stated the project must comply with parking requirements. Multi-family dwellings with two or more bedrooms shall have 2 parking spaces with .25 for guest parking. “Adjacent on street parking on a local street may be credited towards the guest parking”. This project is required to have a total of 547 parking spaces. The application shows 560 parking spaces. The parking area must be paved with drainage provided. The application shows the parking area paved and drainage will be calculated with their stormwater. ---PAGE BREAK--- Regarding the landscaping requirements, Ms. Clark stated this project is located in the C-3 district. Any multi-family project within any of these districts must comply with the landscape requirements outlined in 17.18.070. The application includes landscape/green space. The landscape plan will be required as part of the building permit application. Ms. Clark stated Fire, Engineering, Building, Wastewater, and Streets Departments have all reviewed the application for the Special Use Permit. Fire noted that they will be required to meet the fire apparatus turn radius and roads shall be a minimum of 26 feet. Our Fire Department has acquired a few larger apparatuses to help with the taller buildings. The roads and radius will need to be larger now. Other departments noted no comment on the SUP. If approved, Ms. Clark recommended the following conditions: Comply with all City of Jerome Department requirements pertaining to the construction and needed improvements; Receive all required building and fire department permits and inspections; Comply with all city, state, and federal requirements; and Special Use Permit shall be permanent. Ms. Clark stated this is for the applicant to build the multi-family housing but this is not the exact plan or design. They may change. Ms. Clark went over the proposal of the layout with the Commission. Commissioner Johnson stated he has a concern regarding the railroad. Ms. Clark stated there is a significant drop that is by the railroad but can be discussed with the landscaping at the design stage. Upon inquiry from Commissioner Schroeder, Ms. Clark stated the Applicant does not need to change the zone as it is within the high-density business zone, however, they do need a Special Use Permit which is what is before them. Applicant Testimony: Rex Harding, TD&H Engineering, representing David Ellis, appeared and testified before the Commission. Mr. Harding stated went over the proposed property with the Commission and showed them on the map that was provided. Mr. Harding went over the infrastructure that they will be putting and explained where they would be placing that infrastructure. He stated they would be putting in pressurized irrigation, the need for maintaining irrigation for other properties, where the irrigation comes from, and where the lines services. Mr. Harding stated the property will have a privacy fence along the property. They will have fencing that will go along the railroad tracks for safety. Upon inquiry ---PAGE BREAK--- from Commissioner Johnson, Mr. Harding stated the fence along the railroad would be a solid fence. He continued that there is a third access that runs east of the taco wagon that belongs to the property. Mr. Harding showed the Commission all the accesses to the property on the map. Upon inquiry from Commissioner Johnson regarding school bus access, Ms. Clark stated the school district or the bus company, would determine where the bus would stop. She stated currently there are two stops in that vicinity. Mr. Harding stated they would work with the district. Commissioner Reed stated he is concerned with how narrow Yakima is and stated it could be a big issue with adding the large number of cars. Ms. Clark stated they should be able to put a turn lane and agreed when developed, there will be a large increase of vehicles. Commissioner Reed stated the increase could cause a bottleneck and create issues on that stretch of road. Mr. Harding stated this is a conceptual plan and they will come back with the actual plans if this Special Use Permit is approved. He went over the entrances, where the traffic lights are regarding the entrances, interchange completion and traffic going down 300 South. Mr. Harding stated there were three letters that were submitted and he went over the concerns of those letters. Regarding Mr. Sharp’s letter, those concerns were about privacy issues, irrigation concerns, and noise concerns. He stated with the way the property sits, it is not appealing for commercial use as the property is in a hole. The railroad has a very high track on the northeast side where Scoulars should not be visible to that property. The railroad does get lower on the property to the west. Regarding Scoular’s letter, those concerns were traffic impacts, railroad operation hours, and noise from the industries. Upon inquiry from Commissioner Reed, Mr. Harding stated they are not sure what the noise level is at that property. Regarding the letter from the railroad company, Mr. Harding stated those concerns were for the health and safety risks of the Eastern Idaho Railroad crew members. He is not sure what those exact concerns are. Upon inquiry from Commissioner Johnson, Mr. Harding stated the fence along the railroad will be a solid fence. Upon inquiry from Chairman Mink, Mr. Harding stated the width of the railroad varies from approximately 100 feet and goes about 120 feet. Mr. Harding showed the varying width on the map. Mr. Harding stated this property is located within a mix of residential and commercial area with the commercial uses very limited. This proposal will enhance the irrigation for the residential property to the west and there will be street improvements along Yakima. This is a good project and it is a good place for this. ---PAGE BREAK--- Testimony in Favor: None. Testimony in Neutral: Lilli Negri, Jerome, Idaho, after being sworn in, stated the fencing needs to be thought about regarding the railroad. She grew up near a railroad track and it was not always the safest place. The vinyl fence will break from the rocks and anything else the trains kick up. Kids will get on the tracks so she would like to see more thought into the fencing. Upon inquiry from Chairman Mink, Ms. Negri stated more substantial fencing and maybe some shrubs so the ricochet doesn’t break the fence. Testimony in Opposition: Ms. Elliott read the following letters for the record: David Sharp- Jerome, Idaho Oppose the application. I very strongly oppose this proposal. This project will literally back up to our back yard as a result that will be very intrusive to our privacy. There will be nothing but noise, high traffic and possible criminal activity. This will have a profound effect on our life. There is no fence or wall tall enough to hide this project and we could lose our water share for our garden and irrigation. Scoular Ms. Clark: Scoular is writing to express its concern regarding the special use permit related to a multi-family housing complex on Yakima Street. The current parcels are zoned for High Density Business and neighbors a heavy industrial zone. There is dense truck and rail traffic in this area due to the existing industrial and commercial businesses in the area. We have concerns that the area has not been planned or developed to withstand a 252 unit multi-family complex. The construction of such residential complex could be at the detriment of the existing commercial and industrial businesses in the area, and the potential future residents of the multi-family housing complex. We urge that you carefully consider the potential consequences of issuing the special use permit and the long-term effects of having multi-family housing in a high-density business and industrial zone. We ask that you consider the special use permit request for parcels RPJ00000305934A, RPJ00000306861A, RPJ00000306957A, RPJ000003905A. Sincerely, Andy Hohwieler-The Scoular Company Eastern Idaho Railroad To Whom it may concern, ---PAGE BREAK--- The Eastern Idaho Railroad is writing this letter to express its strong opposition to David Ellis’ proposed Special Use Permit that would allow for multi-family housing of up to 258 apartments, located at 2336 South Lincoln, 216 East Yakima, 300 East Yakima Avenue, and the empty parcel directly to the north of 300 East Yakima Avenue, Jerome, Idaho (attached herein). The close proximity of the railroad and proposed multi-family housing, and the increased traffic flow will likely cause unnecessary health and safety risks to both the general public and Easter Idaho Railroad crew members. Chad Schlotzhauer, Property Manager Testimony in Rebuttal: Rex Harding, stated he appreciates the comment regarding the fence. They may need to be chain link with vinyl inserts. He appreciates the businesses and understands the concerns they have. Mr. Harding stated this project can be done appropriately to not be done at the detriment of the businesses. The Jerome City Planning and Zoning Commission having heard the testimony presented, having reviewed the application, Ms. Clark’s report, and the other documents and material in the file, and having heard the testimony given verbally at the hearing enters its findings and conclusions as follows: I. Findings A. The parcels of land commonly known as 2336 South Lincoln Avenue, 216 East Yakima, 300 East Yakima Avenue, and the empty parcel directly to the north of 300 East Yakima Avenue, Jerome, are currently zoned High- Density Business B. The proposed use, multi-family housing, requires a special use permit to operate in the C-3 Zone. C. JMC 17.14.010 provides the standards for special use permits, which are satisfied as follows: a. The proposed use is harmonious with the general objectives of the comprehensive plan in that there are other area residences; b. The proposed use is harmonious and appropriate in appearance with the existing and intended character of the general vicinity, along with access points were addressed; c. The proposed use will not be hazardous or disturbing to existing or future neighboring uses. The application stated the property surrounding is varying uses, including residential, commercial, and industrial; d. Any additional public facilities necessary for the proposed use have been addressed and determined to have adequate water, sewer, and irrigation available to the property; e. The proposed use will not be detrimental to the economic welfare of the community and will not involve activities materials, ---PAGE BREAK--- equipment or conditions that will create excessive traffic, noise, smoke, fumes, glare or odors. Again, access points and traffic were discussed; f. The vehicle approaches to the property have been addressed, including multiple accesses from adjacent streets to allow ease of ingress and egress from the premises, with a proposal of two access points and a discussion of a turn lane, if needed, to reduce interferences of traffic; g. The proposed use will not result in the destruction, loss or damage of a natural scenic or historic feature of major importance; h. Adequate parking, off-street parking, and landscaping requirements were also addressed and will be finalized with the building permit application. II. Conclusions A. A special use permit is required for the applicant to be able to design, construct and maintain a multi-family housing project in a C-3 Zone, at the property located at 2336 South Lincoln Avenue, 216 East Yakima, 300 East Yakima Avenue, and the empty parcel directly to the north of 300 East Yakima Avenue, Jerome, Idaho. B. A special use permit promoting diverse residential options is consistent with the City of Jerome Comprehensive Plan. C. The Commission approves the application of David Ellis, for a special use permit allowing the design, construction, and maintenance of a multi- family housing project on the property located at 2336 South Lincoln Avenue, 216 East Yakima, 300 East Yakima Avenue, and the empty parcel directly to the north of 300 East Yakima Avenue, Jerome, subject to the following conditions: 1. Comply with all City of Jerome Department requirements pertaining to the construction and needed improvements; 2. Receive all required building and fire department permits and inspections; 3. Comply with all city, state, and federal requirements; 4. Adequate and secure fencing of a minimum of six feet height and landscaping within property lines, along the railroad tracks; 5. Additional consideration given to the traffic concerns including turn lanes, dedicated adequate mass transit improvements; and 6. Special Use Permit shall be permanent with no expiration. ---PAGE BREAK--- These findings and conclusions, having been adopted by the Jerome City Planning and Zoning Commission on the 13th day of August 2024, in support of the decision of the Planning and Zoning Commission on the 9th day of July 2024 to approve the application as specified herein is hereby made final this 13th day of August 2024. ROD MINK, Chairman of the Board Jerome City Planning and Zoning Commissioner Johnson made a motion to approve the consent agenda as presented. Second to the motion by Commissioner Fraser and carried. After consideration, the motion passed by the following votes: AYE: Commissioner Jeff Schroeder, Commissioner Ben Reed, Commissioner Shonna Fraser, and Commissioner Paul Johnson. NAYE: None. DISCUSSION PERIOD & STAFF REPORTS Ms. Clark stated they will have one meeting next month. She will continue to work with the McDonalds on updating the code. Ms. Clark stated she would like to submit a formal request to the Idaho Transportation Department to reduce the speed coming into town from the east. She would like to write a letter and have both the Planning and Zoning Commission and City Council sign. There have been many discussions at City Council and Planning and Zoning regarding the problem with the speed limit. Chairman Mink stated he has spoken with the District Manager of the Stinker Station who would also help with testifying to reduce the speed. Ms. Clark stated they would like to reduce the speed limit from 35 mph to 25 mph. Commissioner Reed suggested having the speed limit reduced from the light at Tiger until all the way to the fairgrounds. Chairman Mink stated it has been better with the sidewalk. Commissioner Reed agreed. Ms. Clark stated the annexation was approved by council with the zoning of Light Industrial. They chose not to do a development agreement at this time. They felt that with the zoning, most uses would need a Special Use Permit where most things could be addressed. The applicant still needs to come back to plat the subdivision and if they decide then they would like a Development Agreement, they can add it at that time. There being no further discussion, Chairman Mink closed this regular meeting at 9:01 p.m. Rod Mink, Chairman Katie Elliott, Secretary ---PAGE BREAK--- FINDINGS AND CONCLUSIONS ON PUBLIC REVIEW OF A&W PROPERTIES LLC FOR A 9 LOT RESIDENTIAL PRELIMINARY PLAT, ON THE PROPERTY DESCRIBED AS TAX 2205075 OF BLOCK A-164 JEROME TOWNSITE (SE 19-8-17), MORE COMMONLY KNOWN AS 1018 SOUTH EISENHOWER STREET, JEROME, IDAHO, CONTAINING APPROXIMATELY 1.43 ACRES A public hearing was held, pursuant to notice on Tuesday, August 13, 2024, at City Council Chambers, 100 East Avenue A, Jerome, Idaho, on the preliminary replat on the property described as Tax 2205075 of block a-164 Jerome Townsite (SE 19-8-17), more commonly known as 1018 South Eisenhower Street, Jerome, Idaho, containing approximately 1.43 acres. Staff Report: The review began with a staff report and brief background from City Planner, Ida Clark. Ms. Clark stated the property in question, described herein, containing approximately 1.43 acres, is currently zoned Residential 2 The proposed project is an infill subdivision subdividing the large parcel into nine single-family residential lots. The proposed project requires a preliminary plat recommendation from the Planning & Zoning Commission. The applicant is requesting preliminary approval on the complete plat with the development of the subdivision in a single phase. Setbacks for the Residential 2 (R-2) zone: front- 25 feet; rear- 20 feet; interior side- 7 feet; and street side- 15 feet. The minimum lot size is 5,000 square feet. As it pertains to the Jerome Comprehensive Plan, Ms. Clark stated the application meets objectives in Chapter 4 – Our Built Environment: Objective 4.3: Diversify the variety of housing types within the City, while protecting existing neighborhoods; and Objective 4.4: Support development of affordable housing for a full range of employees and residents (retirees, families, etc.). The Comprehensive Plan Map designates the property in question as Residential Medium. Ms. Clark went over the Preliminary Plat Criteria. Regarding 16.16.050: Preliminary Plat, Ms. Clark stated the Applicant has provided a complete subdivision application with adequate information to review the preliminary plat. The subdivision application was deemed complete and scheduled for the next available meeting date which would allow staff to review the application, take comments from other agencies, and properly notice for the public hearing. A mailed notice was sent to adjacent property owners on July 26, 2024, as required by code. The following agencies were sent notice regarding the proposed subdivision: Idaho Power, Intermountain Gas, School District, Jerome County, Northside Canal Co., and the Post Office. Northside Canal Co. did respond that the application was good. No other agencies provided any comments. City departments including Building, Engineering, Fire, Public Works, and Wastewater were allowed to comment on this application. Departments did not have any comments at this time. The Applicant shall have one year to file and obtain the certification of the acceptance of the final plant application by the administrator within one year after action by the Commission. Regarding the Lot Requirements, Ms. Clark stated, as proposed, all lots meet the minimum lot size for the respective zone. The lots range in size from 5,333 sq. ft. to 10,881 sq. ft. The application does not propose streets. Lots will have access from either South Eisenhower or South Fillmore Streets. Improvements will be made to South Eisenhower and Fillmore Streets. ---PAGE BREAK--- Street Location and Street names do not apply to this application, as well as alleys as they will be using existing streets. Regarding Easements, the plat proposes easements in accordance with City standards. Easements will be platted for irrigation. Regarding Sewage System & Water Mains, water and sewer models will need to be prepared before a will-serve letter can be issued. The lots will be served by municipal water and sewer located in South Eisenhower and South Fillmore Streets. Regarding Stormwater Retention/Detention, the preliminary plat proposes that each lot will be developed to retain stormwater on-site. Regarding Curb, Gutter & Sidewalk, the preliminary plat proposes installing curb, gutter, and sidewalk on South Fillmore and South Eisenhower Streets and the northern lot along East Ave I. Regarding Irrigation Lines & Water Stocks, pressurized surface irrigation will be provided to all lots. Water shares have already been transferred to the City for delivery of irrigation per municipal code. There will be irrigation improvements made by the City and the Applicant. Regarding Required Improvements, Ms. Clark stated one fire hydrant will need to be installed. Mailboxes and streetlights have been included on the preliminary plat meeting the requirements of code. Ms. Clark briefly explained the Commission’s actions for a Preliminary Plat explained in JMC 16.16.050. In determining the acceptance of a proposed subdivision the Commission shall consider the objectives of this title and at least the following: The conformance of the subdivision with the comprehensive plan; (ii) The availability of public services to accommodate the proposed development; (iii) The continuity of the proposed development with the capital improvement program of the city; (iv) The public financial capability of supporting services for the proposed development; and The other health, safety or environmental problems that may be brought to the attention of the Commission. If approved Ms. Clark recommended the following conditions: Comply with all City of Jerome department requirements pertaining to the needed sewer, water, roads, hydrants, irrigation, construction, and any other needed improvements; A final plat or any part thereof shall be submitted for review and approval by the City Council prior to recording with the County; and Comply with all City, State, and Federal requirements. Ms. Clark went over the subdivision with the Commission. Upon inquiry from Chairman Mink, Ms. Clark stated the existing house will be the larger lot on Lot 2. The irrigation will be improved as well as cleaning up South Eisenhower Street and South Fillmore Street. Applicant Testimony: Chris Anderson, resident of Jerome, appeared and testified before the Commission. After being sworn in, Mr. Anderson stated they would like to help provide housing on a smaller scale. They want to build houses that are around 800 to 1,000 square feet ---PAGE BREAK--- with two bedrooms and two baths. They will be building out the road with curb, sidewalk, and gutter on South Fillmore Street. Upon inquiry from Commissioner Reed, Mr. Anderson stated they are looking at doing smaller homes. Upon inquiry from Commissioner Schroeder, Mr. Anderson stated they do not own the existing houses to the north. Upon inquiry from Commissioner Johnson, Mr. Anderson stated they are looking at starting early next year to get construction plans done. Upon inquiry from Chairman Mink, Mr. Anderson stated the irrigation would be pressurized. Upon inquiry from Commissioner Johnson, Mr. Anderson stated they would not have an HOA. Testimony in Favor: None. Testimony in Neutral: None. Testimony in Opposition: Donna Reddick, resident of Jerome, appeared and testified before the Commission. After being sworn in, Ms. Reddick stated she owns the property to the west across the street. She is concerned with more apartments, more lighting, not adding sidewalks, and the extra traffic. Chairman Mink stated they are adding eight single-family homes. Ms. Clark stated owners are required to construct curb, gutter, and sidewalk on their property. With regards to lighting, they may need to add one streetlight at one intersection but they are only proposing the lighting at the individual houses. Chairman Mink stated there is a lighting ordinance within the City that they would have to comply with. The Jerome City Planning and Zoning Commission having heard the testimony presented, having reviewed the residential preliminary plat application, testimony, and the other documents and material in the file, and having heard the testimony given verbally at the hearing enters its findings and conclusions as follows: I. Findings A. The application for a preliminary plat is complete; B. The preliminary plat as presented is complete pursuant to Jerome Comprehensive Plan, consistent with Chapter 4, Objectives 4.3 and 4.4 of the Comprehensive Plan as described in Ms. Clark’s report; C. No evidence contradicting Ms. Clark’s report was presented. And, the project, as described by Ms. Clark and by the Applicant does in fact appear to promote the objectives and policies of the Comprehensive Plan in the manner described by Ms. Clark; ---PAGE BREAK--- D. Based upon the Staff Report, the proposed preliminary plat does comply with the City specifications. II. Conclusions A. The proposed preliminary plat is in accordance with and satisfies the requirements of Title 16, Chapter 16 of the Jerome Municipal Code and the Comprehensive Plan. B. The preliminary replat, located at Tax 2205075 of Block A-164 Jerome Townsite (SE 19-8-17), more commonly known as 1018 South Eisenhower St, Jerome, Idaho, containing approximately 1.43 acres, and more particularly described on the Application, is approved on the following conditions: 1. Comply with all City of Jerome department requirements pertaining to the needed sewer, water, roads, hydrants, irrigation, construction, and any other needed improvements; 2. A final plat or any part thereof shall be submitted for review and approval by the City Council prior to recording with the County; and 3. Comply with all City, State, and Federal requirements. These findings and conclusions, having been adopted by the Jerome City Planning and Zoning Commission on the 10th day of September 2024, in support of the decision of the Planning and Zoning Commission on the 13th day of August 2024 to approve the application as specified herein is hereby made final this 10th day of September 2024. ROD MINK, Chairman of the Board Jerome City Planning and Zoning ---PAGE BREAK--- FINDINGS AND CONCLUSIONS ON APPLICATION OF CITY OF JEROME, IDAHO FOR A REZONE OF TWO PARCELS DESCRIBED HEREIN, IN JEROME, IDAHO A public hearing at the request from the City of Jerome for a rezone of two parcels, in Jerome, Idaho was held, pursuant to notice, on Tuesday, August 13, 2024, at City Council Chambers with all members of the public, in a format allowing participants to hear the meeting, including all deliberations by Commissioners and other speakers addressing the Commission, and to comment if so desired, all of which was noted in the agenda. The physical meeting was held at 100 East Avenue A, Jerome, Idaho. Staff Report: City Planner, Ida Clark, gave a staff report and brief background on the application. The application and these findings are for two parcels, more particularly described as follows: Parcel 1: From Residential 2 (R-2) to Public/Semi-Public (PS), on the parcel described as Jerome Unplatted Tax 2303080 of SWSE 19-8-17, more commonly known as the new park located on the north side of East Nez Perce, Jerome, Idaho; containing approximately 7.55 acres; and Parcel 2: From Public/Semi-Public (PS) to Residential 2 on the parcel described as Jerome Unplatted Tax 2303173 of SWSE 19-8-17, more commonly known as the parcel directly to the east of the new park on East Nez Perce and North of 710 and 806 East Nez Perce Avenue, Jerome, Idaho, containing approximately 20.46 acres. Ms. Clark stated both parcels seeking a rezone were annexed into the City limits in 2022. Parcel one was zoned Public/Semi-public (PS) upon annexation for the new South Park development. Parcel two was zoned Residential 2 (R-2) upon annexation noting the interest was residential development. A lot line adjustment was made between the two parcels. Lot line adjustments are administrative. The next step would be to rezone the parcel as the Jerome Municipal Code does not allow split zoning on parcels. Instead of hiring a surveyor to provide metes and bounds legal for each area, we request to rezone the entire parcels. Ms. Clark stated the original lot line followed the canal and when they straightened up the lots, it created two zones on each parcel. Upon inquiry from Commissioner Johnson, Ms. Clark went over where the property was located on the map. The Comprehensive Plan: The Future Land Use Map designates parcel one as Public and parcel two as Residential Low. Ms. Clark reminded the Commission they are looking for the request to determine if they meet the following: Is in accordance with the Comprehensive Plan; (ii) Will create a demand for public infrastructure that is not currently available, including municipal sewer and water services; (iii) Is compatible with the zoning uses in the surrounding areas; and (iv) No non- conforming uses will be created. Ms. Clark stated the request is in accordance with Chapter 1: Property Rights. It is also in accordance with Chapter 4; Our Built Environment. Both parcels were found to comply with the Comprehensive Plan during annexation and initial zoning. ---PAGE BREAK--- As pertains to the demand for public infrastructure that is not currently available, including municipal sewer and water services, the rezone is a clean-up from lot line adjustment. There is no additional demand for public infrastructure that hasn’t already been planned. As pertains to the compatibility with the zoning uses in the surrounding areas, the rezone is a cleanup due to a lot line adjustment. The zones are compatible with surrounding zones and established uses. As pertains to the creation of non-conforming uses, neither request creates a non- conforming use. Ms. Clark stated the park is well on its way which is allowed in the Public/Semi-Public zone, and there is nothing currently on parcel 2. This is a request to clean the two parcels up. Upon inquiry from Commissioner Schroeder, Ms. Clark stated parcel 1 is owned by Jerome Urban Renewal Agency (URA) and parcel 2 is privately owned. The application is requested by the City of Jerome. Testimony in Favor: Ms. Elliott read the following onto the record: Ken Robinette, CEO, South Central Community Action Partnership- Twin Falls, Idaho Supports the application. No further comment was provided. David Thibault- EHM Engineering, resident of Twin Falls, after being sworn in, stated his office wrote the legal description of the property for the acquisitions and the straightening out of the parcels. He stated on the northeast corner and the southeast corner of the initial URA property, were not beneficial to them for a park, as there were rock piles, a roadway, pump station and an irrigation lateral. During the acquisition, they needed to annex the property and assign the zoning. The straightening out of the property lines came later. Testimony in Opposition: Ms. Elliott read the following onto the record: Emily Hill, Jerome Idaho. Oppose the application. I have lived in my home for 15 ½ years. We have a nice, quiet home. We have Candle Light Park near our home. A new park will bring way too much traffic, noise and people by the house. Candle Light is functional, wide open and well maintained. That’s plenty. Put the new park elsewhere. Chairman Mink stated the park is already established. Testimony in Rebuttal: Ms. Clark stated she understands there will be more traffic. The new park is a great improvement to the area. Candle Light Park was dark, secluded, and things were happening there that should not have been happening. Ms. Clark believes this will open the property up and will make it safer for the community. Notification for all of the property owners were sent out twice for previous applications for the same property. ---PAGE BREAK--- The Jerome City Planning and Zoning Commission having heard the testimony presented, and having reviewed the application, the stated report, and the other documents and material in the file, enters its findings and conclusions as follows: I. Findings A. Parcel One as described in the agenda is currently zoned Residential 2 B. Parcel Two as described in the agenda is current zoned Public/Semi Public (PS). C. The Application seeks to amend the parcels as the straightening of the lot lines created two zones on each parcel. D. The proposed rezone is in accordance with the Comprehensive Plan. E. The proposed rezone will create a demand for public infrastructure that is not currently available, including municipal sewer and water services. F. The proposed rezone is compatible with the zoning uses in the surrounding area. G. The proposed rezone will not create any non-conforming uses. II. Conclusions A. Taken as a whole, the application complies with the Comprehensive Plan of the City of Jerome and will not adversely affect the character of the area where the property is located. B. The Commission recommends to the Jerome City Council that the application of the City of Jerome, for the Property described above, for rezoning of parcel one, as described in the agenda from Residential 2 (R-2) to Public/Semi-Public (PS), and for parcel two, as described in the agenda, from Public/Semi-Public (PS) to Residential 2 (R-2) be approved. These findings and conclusions, having been adopted by the Jerome City Planning and Zoning Commission on the 10th day of September 2024, in support of the decision of the Planning and Zoning Commission on the 13th day of August 2024, to approve the application as specified herein is hereby made final this 10th day of September 2024. ROD MINK, Chairman of the Board Jerome City Planning and Zoning. ---PAGE BREAK--- FINDINGS AND CONCLUSIONS ON PUBLIC REVIEW OF JTMESC LLC- JARED HUNT FOR A 63 LOT RESIDENTIAL PRELIMINARY PLAT, LOCATED AT JEROME UNPLATTED TAX 2303173 OF SWSE 19-8-17, MORE COMMONLY KNOWN AS THE PARCEL DIRECTLY TO THE EAST OF THE NEW PARK ON EAST NEZ PERCE AND NORTH OF 710 AND 806 EAST NEZ PERCE AVENUE, JEROME, IDAHO, CONTAINING APPROXIMATELY 20.46 ACRES A public hearing was held, pursuant to notice on Tuesday, August 13, 2024, at City Council Chambers, 100 East Avenue A, Jerome, Idaho, on the preliminary replat on the property described as Jerome Unplatted Tax 2303173 of SWSE 19-8-17, more commonly known as the parcel directly to the east of the new park on East Nez Perce and North of 710 and 806 East Nez Perce Avenue, Jerome, Idaho, containing approximately 20.46 acres. Staff Report: The review began with a staff report and brief background from City Planner, Ida Clark. Ms. Clark stated the property in question, described herein, containing approximately 20.46 acres, is currently zoned Residential 2 The parcel was annexed into the City in October of 2022. It has been cultivated pasture. The Applicant would like to plat 65 residential lots on approximately 20 acres. Two of the platted lots will be for stormwater and irrigation. The proposed project, a preliminary plat, requires review and recommendation from the Planning and Zoning Commission. Setbacks for the Residential 2 Zone are Front- 25 feet; Rear -20 feet; Interior Side- 7 feet; and Side Street- 15 feet. The minimum lot size is 5,000 square feet. As pertains to Jerome Comprehensive Plan, Ms. Clark stated the application meets objectives in Chapter 4 – Our Built Environment: Objective 4.2: Encourage a diversity of land uses at gateways and along key corridors to encourage a desirable, walkable community; Objective 4.3: Diversify the variety of housing types within the City, while protecting existing neighborhoods; and Objective 4.3.d Encourage areas for larger lots, single family homes to offer alternatives to the current small lot single family subdivisions, and to provide options for growing families. The Comprehensive Plan Map designates the property in question as Residential Low. Ms. Clark stated the subdivision application was deemed complete and scheduled for the next available meeting date which allowed staff to review the application, take comments from other agencies and properly notice for the public hearing. A mailed notice was sent to adjacent property owners on July 26, 2024, as required per code. The following agencies were sent a notice regarding the proposed subdivision: Idaho Power, Intermountain Gas, School District, Jerome County, North Side Canal Company and the Post Office. North Side Canal Company (NSCC) responded with a letter that has been sent to the developer regarding the L-12 and L-31 canals. The Applicant is aware of those comments and they are working with the NSCC and the City to help make sure the irrigation is not interrupted for those customers No comments have been received from other agencies. Regarding the Lot Requirements, Ms. Clark stated as proposed, all lots meet the minimum lot size for the respective zone. Lots range from 19,186 sq. ft. (easements included) to 7,251 sq. ft. The average lot size is approximately 9,309 sq. ft. ---PAGE BREAK--- The application proposes local streets meeting right-of-way. The application notes all but one private drive for four lots, will be dedicated for public use and be constructed to meet City standards. The subdivision will extend to South Fillmore Street. The subdivision will have access from South Fillmore to the new road created by the development of South Park. The new URA road will go down to Nez Perce but will also connect to South Cleveland Street and South Davis Street. There will be several access points. The streets are located accordingly to serve all proposed lots. The streets meet the required horizontal and vertical geometry and minimum and maximum grades. It is noted there will be five driveways accessed from South Fillmore Street and two from the new URA road. Proposed street names conform with the existing City grid. The application does not propose any alleys due to the configuration of the lots and the street layout. The plat proposes the required front and rear easements. The plat also includes the required irrigation easements for the canal. Water and sewer models will need to be prepared before a Will Serve letters can be issued. The sewer and water will be extended. The materials show the retention pond on the northwest corner of the development. Stormwater retention/detention has been calculated to meet the City’s requirements. The development proposes curb, gutter, and a five-foot wide sidewalk along streets. Pressurized irrigation will be provided to all lots. They have acknowledged per municipal code; water shares will be transferred to the City for delivery of irrigation. Fire hydrants, mailboxes, and streets lights have been included on the preliminary plat meeting the requirements of code. Regarding the landscaping, the preliminary plat shows fencing placed along the canal easement. Ms. Clark briefly explained the Commission’s actions for a Preliminary Plat explained in JMC 16.16.050. In determining the acceptance of a proposed subdivision the Commission shall consider the objectives of this title and at least the following: The conformance of the subdivision with the comprehensive plan; (ii) The availability of public services to accommodate the proposed development; (iii) The continuity of the proposed development with the capital improvement program of the city; (iv) The public financial capability of supporting services for the proposed development; and The other health, safety or environmental problems that may be brought to the attention of the Commission. If approved, Ms. Clark recommended the following conditions: Comply with all City of Jerome Department requirements pertaining to the needed sewer, water, roads, hydrants, ---PAGE BREAK--- irrigation, construction, and any other needed improvements; A final plat or any part thereof, shall be submitted for review and approval by the City Council prior to recording the plat at the County; and Comply with all City, State and Federal Requirements. Ms. Clark went over the plat in more detail with the Commission. There may be some small changes regarding the future connectivity in the plat but those changes will be minimal and they will not be adding additional lots. If there are significant changes, they will bring the plat back before the Commission. Upon inquiry from Commissioner Johnson, Ms. Clark stated the zoning is Residential 2. Upon inquiry from Chairman Mink, Ms. Clark stated there is a hammerhead for the private road proposed but it may change. Upon inquiry from Commissioner Reed, Ms. Clark stated the hammerhead would allow emergency vehicle access. Upon inquiry from Commissioner Fraser, Ms. Clark stated the property will not connect to South Tiger Drive but it will connect to Nez Perce by the new URA road, South Davis Street, and South Cleveland Street. Discussion was held on the roads and the connectivity from South Fillmore Street and Nez Perce, and the pathway. Upon inquiry from Commissioner Schroeder regarding the changing of the hammerhead road, Ms. Clark referred the question to the Applicant. Applicant Testimony: Dave Thibault, of EHM Engineering and representing Jared Hunt resident of Twin Falls, appeared and testified before the Commission. After being sworn in, Mr. Thibault went over the roadways within the proposed subdivision and how they will flow with the existing roads. The subdivision road will connect to the URA road that connects to Nez Perce or South Cleveland Street and South Davis Street. Mr. Thibault stated with the roads being placed where they were, they had a smaller area that was a little more difficult to design and they went with a hammerhead where they possibly could stub out utilities for a future expansion with the neighboring property. Mr. Thibault went over the possible expansion on East Avenue L with the Commission. They have not yet designed the roads, this is just a proposal but they are working with staff. They are also looking at possibly adding a walkway to the LDS Church. Mr. Thibault went over the surrounding neighboring uses, irrigation that runs through the property, and the phasing of the subdivision. They will have an HOA. Upon inquiry from Commissioner Johnson, they will have 63 buildable with two lots having storm drain and irrigation on them. Mr. Thibault stated this design was challenging with the geometry of the parcel. Upon inquiry from Commissioner Johnson, Mr. Thibault stated the private road would not be wide enough for dedication to the public but is sufficient for a private drive. Ms. Clark stated private drives are allowed for a small number of parcels. Streetlights and fire hydrants will be required as they develop the property. Mr. Thibault stated they would like to do the irrigation work this winter while the water is out of the canal. ---PAGE BREAK--- Chairman Mink stated he likes that the utilities will be stubbed out going towards the school. Mr. Thibault stated that Canyonside Christian School owns two parcels and their property will be set up for future expansion if needed. Upon inquiry from Commissioner Johnson, Mr. Thibault went over the design of Lutheran Heights Subdivision and where it will line up with this subdivision. He stated he has not designed the sewer depth at this time but believes it should be deep enough to go out to the east. Testimony in Favor: None. Testimony in Neutral: None. Testimony in Opposition: None. The Jerome City Planning and Zoning Commission having heard the testimony presented, having reviewed the residential preliminary plat application, testimony, and the other documents and material in the file, and having heard the testimony given verbally at the hearing enters its findings and conclusions as follows: I. Findings A. The application for a preliminary plat is complete; B. The preliminary plat as presented is complete pursuant to Jerome Comprehensive Plan, consistent with Chapter 4, Objectives 4.2 and 4.3 of the Comprehensive Plan as described in Ms. Clark’s report; C. No evidence contradicting Ms. Clark’s report was presented. And, the project, as described by Ms. Clark and by the Applicant does in fact appear to promote the objectives and policies of the Comprehensive Plan in the manner described by Ms. Clark; D. Based upon the Staff Report, the proposed preliminary plat does comply with the City specifications. II. Conclusions A. The proposed preliminary plat is in accordance with and satisfies the requirements of Title 16, Chapter 16 of the Jerome Municipal Code and the Comprehensive Plan. B. The preliminary replat, located at Jerome Unplatted Tax 2303173 of SWSE 19-8- 17, more commonly known as the parcel directly to the east of the new park on East Nez Perce and North of 710 and 806 East Nez Perce Avenue, Jerome, Idaho, containing approximately 20.46 acres, and more particularly described on the Application, is approved on the following conditions: 1. Comply with all City of Jerome department requirements pertaining to the needed sewer, water, roads, hydrants, irrigation, construction, and any other needed improvements; ---PAGE BREAK--- 2. A final plat or any part thereof shall be submitted for review and approval by the City Council prior to recording with the County; and 3. Comply with all City, State, and Federal requirements. These findings and conclusions, having been adopted by the Jerome City Planning and Zoning Commission on the 10th day of September 2024, in support of the decision of the Planning and Zoning Commission on the 13th day of August 2024 to approve the application as specified herein is hereby made final this 10th day of September 2024. ROD MINK, Chairman of the Board Jerome City Planning and Zoning ---PAGE BREAK--- FINDINGS AND CONCLUSIONS ON A REQUEST FROM THE DALE ROSS, FOR A FRONT YARD SET BACK VARIANCE FOR LOT 1, BLOCK 1 DEBOIS BROWN SUBDIVISION 64.74’ x 164.54’ (SE18-8-17) ON THE PROPERTY MORE COMMONLY KNOWN AS 824 2nd AVENUE EAST, JEROME, IDAHO A public hearing at the request of Dale Ross, for a front yard setback variance on the property commonly known as 824 2nd Avenue East, Jerome, Idaho, was held, pursuant to notice, on Tuesday, August 13, 2024, with all members of the public, in a format allowing participants to hear the meeting, including all deliberations by Commissioners and other speakers addressing the Commission, and to comment if so desired, all of which was noted in the agenda. The physical meeting was held at 100 East Avenue A, Jerome, Idaho. Staff Report: City Planner, Ida Clark, provided staff report and background on this request. Ms. Clark stated the home at 824 2nd Ave East was built in 1979. The original home does not include a front porch. The Jerome Municipal Code (JMC) has been updated several times over the last 45 years. The Applicant requested to build a 10’ x 30’ open front porch connected to the house. The porch would encroach 7.5’ into the front yard setback. The addition of a front porch would not encroach into the 10’ utility easement as shown on the plat. The property in question, 824 2nd Ave East, is currently zoned Residential 2 Per JMC, 17.03.710: Setback Line, “A line established by this title, generally parallel with and measured from the lot line, defining the limits of a yard in which no building or structure may be located aboveground except as may be provided herein.” Setbacks for the R-2 zone are Front 25’, Rear 20’, Side and Street Side 15’. The home is setback 27.5’ from the property line. Per JMC, 17.14.020, B: Note Conditions- Setback reductions (to be measured from the foundation to the property line). No portion of the structure may extend more than three feet into the side yard setback. Open structures such as porches, canopies, balconies, platforms, carports, covered patios, and similar architectural projections shall be considered part of the building to which it is attached and shall not project more than fifteen feet (15') into the required rear yard setback. A garage, carport or other accessory building detached from a residential structure may be constructed within three feet from the rear and side property line within the zones and for the yards indicated. The Code is silent on front porches; therefore, staff will apply the 25’ front yard setback to all structures. Ms. Clark stated the Jerome Municipal Code defines a Variance as “A modification of the requirements of this title as to lot size, lot coverage, width, depth, front yard, side yard, rear yard, setbacks, parking space, height of buildings or other provisions of this title affecting the size or shape of a structure or the placement of the structure upon lots, or the size of lots.” A variance shall not be considered a right or special privilege but may be granted to an applicant only upon a showing of undue hardship because of the characteristics of the site and that the variance is not in conflict with the public interest. The Applicant requests a variance on the front yard setback requirement of 25’ to construct an open front porch. Ms. Clark went over the variance criteria with the Commission. The Commission shall review the particular facts and circumstances of each proposed variance request in terms of the following standards and shall find adequate evidence showing that the requested variance conforms to the following standards. ---PAGE BREAK--- Regarding Standard A- That special conditions and circumstances exist which are peculiar to the land, structure or building involved and which are not applicable to other lands, structures or buildings in the same district. With the home being built in 1979, the setbacks would have been different than they are today. Porches are allowed to extend into the rear and side setbacks. Regarding Standard B- That a literal interpretation of the provisions of this title would deprive the applicant of rights commonly enjoyed by other properties in the same district under the terms of this title. Because the Code is silent on front porch setbacks, it is assumed that the intent was for any structure in the front yard to conform to the 25’ setback. A literal interpretation to comply with the current 25’ setback would deny the Applicant the right to construct an open front porch. Regarding Standard C- That special conditions and circumstances do not result from the actions of the Applicant. The application notes the house was built in 1979 and they purchased the home in 2007. The Applicant did not build the house and would like to make improvements to the home. Regarding Standard D- That granting the variance requested will not confer on the Applicant any special privilege that is denied by this title to other lands, structures or buildings in the same district. The application notes granting the variance will not confer any special privilege on the Applicant. The Applicant notes surrounding property owners have signed acknowledging they do not object. They feel it would improve the appearance of the home and the addition will fit the neighborhood. Ms. Clark stated she did not receive comments back from City Staff. If approved, Ms. Clark recommended the following conditions: Front porch will not extend into the side yard or encroach into the 10’ utility easement; and Comply with all City, State, and Federal requirements. Upon inquiry from Commissioner Schroeder, Ms. Clark stated the house is setback 27.5 feet. They are proposing to go about seven feet into that front setback area. Ms. Clark stated they would not be going into the side yard or create any obstruction of site. She also stated the easement is 10 feet from the property line, and this proposal will not encroach into that easement. Applicant Testimony: Dale Ross, resident of Jerome, appeared and testified before the Commission. After being sworn in, Mr. Ross stated he would like to add on a front porch. The Code allows them to put a 10-foot concrete pad or a deck. This is not in conflict with the Code, but they would like to put a roof over it. They will construct it out of wood and they are not going to put a foundation under it. It will just be a porch. Mr. Ross stated from the sidewalk to the house is 31 feet. Upon inquiry from Chairman Mink, Mr. Ross stated they would not have to take any trees but they will be trimming up a small branch. It will not obstruct the site from the corner. Testimony in Favor: Ms. Elliott read the following onto the record: Brenda Blackmon-Jerome, Idaho ---PAGE BREAK--- Supports the application. I personally have no problem with Dale Ross having a front yard setback variance. I have seen nothing but good amazing improvements to his property and I would love to see this happen I truly am for this to happen. Russ & Cheri Martin- Jerome Idaho Supports the application. We cannot see any problem with extending the setback so Dale can build a porch on the front (south) side of his home, it will add to the already well kept home & yard appearance that Dale maintains and will provide needed shade on the front of his home. Testimony in Neutral: None. Testimony in Opposition: None. The Jerome City Planning and Zoning Commission having heard the testimony presented, having reviewed the application, testimony, and the other documents and material in the file, and having heard the testimony given verbally at the hearing enters its findings and conclusions as follows: I. Findings A. The parcel of land commonly known as 824 2nd Avenue East, Jerome, Idaho, is currently zoned Residential 2 B. The R-2 zone pursuant to Title 17 of the City of Jerome Municipal Code, has a front setback of 25 feet, a rear setback of 20 feet, an interior side setback of 15 feet, and a street side setback of 15 feet. C. The purpose of the variance is to allow front yard setback variance to allow the Applicant to build a 10’x30’ open front porch connected to the house. D. Granting this variance will not confer any special privilege on the Applicant, but rather would improve the appearance of the home and the additional would fit the neighborhood. II. Conclusions A. The application is consistent with development standards and objectives for R-2 Zone. B. Not granting the variance as requested in the application would result in an unnecessary hardship—as referenced in Title 17 of the City of Jerome Municipal Code—to the applicant. C. This variance is granted and contingent upon the following: 1. Front porch will not extend into the side yard or encroach into the 10’ utility easement; and 2. Comply with all City, State, and Federal requirements. ---PAGE BREAK--- These findings and conclusions, having been adopted by the Jerome City Planning and Zoning Commission on the 10th day of September 2024, in support of the decision of the Planning and Zoning Commission on the 13th day of August 2024, to approve the application for a variance is hereby made final this 10th day of September 2024, subject to appeal by an interested party within the prescribed period under Idaho law. ROD MINK, Chairman of the Board Jerome City Planning and Zoning ---PAGE BREAK--- FINDINGS AND CONCLUSIONS ON THE APPLICATION OF J PIERSKI ENTERPRISES, LLC dba TRAILMAX, FOR A SPECIAL USE PERMIT ALLOWING INDUSTRY LIMITED FOR THE SALES, CUSTOMIZATION, AND REPAIRS OF UTILITY TRAILERS ON THE PROPERTY LOCATED AT LOTS 2A & 2B, BLK 1 JEROME SE INDUSTRIAL PARK PHASE IV (30-8-17), AND LOT 2 BLK 1 WESTERRA PLAZA SUBDIVISION, (30-8-17), MORE COMMONLY KNOWN 1720 SOUTH LINCOLN AVENUE, JEROME, IDAHO. A public hearing on the application of J Pierski Enterprises, LLC, dba TrailMax, concerning the use of real property located at 1720 South Lincoln Avenue, Jerome, Idaho, for a special use permit was held, pursuant to notice, on Tuesday, August 13, 2024, at City Council Chambers with all members of the public, in a format allowing participants to hear the meeting, including all deliberations by Commissioners and other speakers addressing the Commission, and to comment if so desired, all of which was noted in the agenda. The physical meeting was held at 100 East Avenue A, Jerome, Idaho. Staff Report: City Planner, Ida Clark, provided a brief background and staff report on the application and on the property. Ms. Clark stated the property in question is currently zoned General Business as detailed in 17.14.010 of the JMC. The proposed use, light industry, requires a Special Use Permit from the Planning and Zoning Commission. Tenant improvements will be made to the interior of an existing building. Setbacks do not apply to this application. Per the Jerome Municipal Code, this project shall comply with section 17.26 as follows: 17.26.030: Design and Maintenance: Paving: The required number of parking and loading spaces as set forth in this chapter, together with driveways, aisles, and other circulation areas, shall be improved with material such as asphalt or concrete, to provide a durable and dust-free surface. Gravel or dirt surfaces shall not be permitted; Drainage: All parking and loading areas shall provide for proper drainage of surface water to prevent the drainage of such water onto adjacent properties or walkways. Drainage plans shall be reviewed and approved by the city engineer. Parking and drive isles are paved. Any display area on the north and south parcel must comply with the code. Per 17.26.150 Schedule of Parking Requirements: The required employee and customer parking has been provided. Per the Jerome Municipal Code, this project shall comply with section 17.18 as follows: 17.18.070: Landscaping Requirements: Perimeter Buffers- Some landscape exists on South Lincoln. If the two parcels adjacent to South Lincoln will be used for display or parking, the Applicant must comply with the existing Code requiring trees on South Lincoln. A northern- southern buffer would also be required. Ms. Clark stated she sent the application out to City Staff to review and no comments were provided. As pertains to the City of Jerome’s Comprehensive Plan, the request is in accordance with: Chapter 6. Our Quality of Life, “Foster a supportive, healthy, and resilient community of ---PAGE BREAK--- residents, rooted in Jerome’s rich history, that collaborates to welcome visitors and newcomers, and offers opportunities for everyone to live, work, and play.”; and Objective 6.2: Diversify the economic base of businesses and industries (through retention, expansion, and recruitment) while preserving Jerome’s identity. This new business to Jerome is investing in an existing building. Ms. Clark went over the Special Use Permit Criteria with the Commission. Regarding Standard A- Will, in fact, constitute a special use as established in section 17.60.060 of this chapter for the zoning district involved. The Planning and Zoning Code allows light industry in the C-2 zone with an approved special use permit. Regarding Standard B- Will be harmonious with and in accordance with the general objectives or with any specific objective of the comprehensive plan and/or this title. The request appears to be harmonious with the objectives of Title 17 of the Jerome Municipal Code and the Comprehensive Plan. Regarding Standard C- Will be designed, constructed, operated and maintained to be harmonious and appropriate in appearance with the existing or intended character of the general vicinity and that such use will not change the essential character of the same area. The Applicant is using an existing building. The use will not change the intended character of the area. Improvements will be made to improve the appearance of the area. Regarding Standard D- Will not be hazardous or disturbing to existing or future neighboring uses. The application states they will be good neighbors and plan to follow Kaizen Standards. They have a gated storage yard to the northeast which is furthest from office buildings and an enclosed building. Business hours will be Monday through Thursday from 8:00 am to 5:00 pm and Friday from 8:00 am to noon. Regarding Standard E- Will be served adequately by essential public facilities and services such as highways, streets, police and fire protection, drainage structures, refuse disposal, water and sewer and schools; or that the persons or agencies responsible for the establishment of the proposed use shall be able to provide adequately any such services. Water and sewer already exist. No additional services will be needed. Fire and police have adequate access to the facilities. Regarding Standard F- Will not create excessive additional requirements at public cost for public facilities and services and will not be detrimental to the economic welfare of the community. There is no indication that this use will create excessive additional requirements at public cost for public facilities and services. Instead of a building sitting vacant, it will now be occupied. Regarding Standard G- Will not involve uses, activities, processes, materials, equipment and conditions of operation that will be detrimental to any persons, property or the general welfare by reason of excessive production of traffic, noise, smoke, fumes, glare or odors. The Applicant states, no. The business will be modifying and selling utility trailers. There will be some truck traffic; however, it will be during normal operating hours and will not cause an ---PAGE BREAK--- excessive production of noise. Operations will be conducted inside an enclosed building. Odors and noise from the modification and service will be nominal. Regarding Standard H- Will have vehicular approaches to the property which shall be so designed as not to create an interference with traffic on surrounding public thoroughfares. As shown on the Applicant’s site plan, there is adequate room to turn around, enter, and exit from their location. Loading and unloading will be on their property minimizing interference with traffic. Regarding Standard I- Will not result in the destruction, loss or damage of a natural, scenic or historic feature of major importance. There is no indication this use will result in the destruction, loss, or damage of a natural, scenic, or historic feature of major importance. If approved, Ms. Clark recommended the following conditions: Comply with all City of Jerome Department requirements pertaining to the construction and needed improvements; Receive all required building and fire department permits and inspections; Comply with all city, state, and federal requirements; and Special Use Permit shall be permanent. Ms. Clark went over the layout of the property with the Commission. If the Applicant chooses to use the property to the north and the property to the south for parking or display area, it would need to be paved. Upon inquiry from Commissioner Johnson, Ms. Clark stated Mountain View Equipment used those properties as a display area but they had used that area before the Code changed. Applicant Testimony: Clark Pierson, General Manager for TrailMax, a Twin Falls resident, appeared and testified before the Commission. After being sworn in, Mr. Pierson stated they service, sell parts, and trailers for TrailMax Trailers. They will sell medium to heavy trailers for equipment hauling processes. They will have between 16-20 employees. They were attracted to this building because Mountain View Equipment is very similar to their business. They will have the raw components come in and they will finish assembling the products. They will also sell parts and have a showroom up front. They are in the process of installing fire sprinklers throughout the building. They are also updating the inside of the building. Upon inquiry from Chairman Mink, Mr. Pierson stated the trailers range from 12 to 40 feet long. They range from 12,000 Gross Vehicle Weight (GVW) to 40,000 GVW. They are more for implement hauling. Upon inquiry from Commissioner Schroeder, Mr. Pierson stated they may use the parcels to the north or south to help stage or have staff parking. They have not decided on what they will be doing with those parcels. Commissioner Schroeder stated he would like to see more landscaping. Extensive discussion was held on landscaping. Ms. Clark stated if the applicant decides to use the parcels, they would need to comply with the landscaping guidelines. They would need to add trees, no ---PAGE BREAK--- more than 40 feet apart. Ms. Clark stated half of the property to the south is another business parking lot. They would need to work out the landscaping with them. Upon inquiry from Commissioner Reed, Ms. Clark stated since this is a new owner, they must follow the updated codes and regulations. She is not sure how long Mountain View owned the property but they were there before the code was updated. Upon inquiry from Commissioner Fraser, Ms. Clark stated the property is zoned C-2. Commissioner Reed stated he liked the application. Commissioner Schroeder stated he would like to have them put in more landscaping. Mr. Pierson stated they have some trees and shrubs that are currently on the property and they will grow. Chairman Mink stated Mountain View did add some trees when they updated their signage a few years ago. Testimony in Favor: None. Testimony in Opposition: None. The Jerome City Planning and Zoning Commission having heard the testimony presented, having reviewed the application, Ms. Clark’s report, and the other documents and material in the file, and having heard the testimony given verbally at the hearing enters its findings and conclusions as follows: I. Findings A. 1720 South Lincoln Avenue, is in the City of Jerome and is currently zoned General Business B. The proposed use, light industry, specifically limited to the sale, customization and repairs of utility trailers, requires a special use permit to operate in C-2 zones. C. JMC 17.14.010 provides the standards for special use permits. D. The proposed use is harmonious with the general objectives of the comprehensive plan in that it serves a need of the community. E. The proposed use is harmonious and appropriate in appearance with the existing and intended character of the general vicinity in that there is no proposal to modify the exterior of the building. F. The proposed use will not be hazardous or disturbing to existing or future neighboring uses. G. No additional public facilities will be necessary for the proposed use. H. The proposed use will not be detrimental to the economic welfare of the community and will not involve activities materials, equipment or conditions that will create excessive traffic, noise, smoke, fumes, glare, or odors. We find the parking concern to be of minimal concern as there is adequate parking on the premises. I. The vehicle approaches to the property will not create an interference with traffic on surrounding public thoroughfares. J. The proposed use will not result in the destruction, loss or damage of a natural scenic or historic feature of major importance. ---PAGE BREAK--- II. Conclusions A. A special use permit is required for the applicant to allow light industrial limited to the sale, customization and repair of utility trailers in the C-2 zone for the City of Jerome. B. A special use permit promoting new business is consistent with the City of Jerome Comprehensive Plan. C. The Commission approves the application of J Pierski Enterprises, LLC dba TrailMax for a special use permit allowing light industry, limited to the sale, customization, and repair of utility trailers located at 1720 South Lincoln Drive, Jerome, Idaho subject to the following conditions: a. Comply with all City of Jerome Department requirements pertaining to the construction and needed improvements; b. Receive all required building and fire department permits and inspections; c. Comply with all city, state, and federal requirements; and d. Special Use Permit shall be permanent. These findings and conclusions, having been adopted by the Jerome City Planning and Zoning Commission on the 10th day of September 2024, in support of the decision of the Planning and Zoning Commission on the 13th day of August 2024, to approve the application as specified herein is hereby made final this 10th day of September 2024. ROD MINK, Chairman of the Board Jerome City Planning and Zoning