A meeting of the Glenns Ferry Planning and Zoning Commission on Wednesday, May 3, 2023 drew a crowd.
The attendees were motivated to attend the meeting by a request to rezone three lots on the east end of Garfield street.
The request by owner Dorwin Smith is to change the zoning designation of two lots, 845 and 875 E Cleveland Street from Agricultural use to Residential Zone Three Multi-Family and Recreational (R3); and one lot, 770 Garfield Street, from Agricultural use to Commercial use.
Smith was represented during the public hearing by Rich Brown.
At the opening of the public hearing, Brown explained the request to rezone the three adjoining lots was part of the creation of a trade school program in Glenns Ferry.
Smith owns the old high school building that is currently being renovated to house adult education and occupational training programs.
According to Brown, the parcel on Garfield Street and one of the parcels on Cleveland Street would be used as a site for “tiny homes” to house students of the trade school, and storage of prefabricated tiny homes and storage units created by the students of the trade school. The second parcel on Cleveland Street, which currently includes a large building, would be used for hands-on instruction for the students of the trade school.
Brown explained to the commission that along with the proposed uses, Smith would install utilities and landscaping for and around the dormitory structures.
David Uptmor spoke on behalf of his parents, Bob and Gayle, who live on Garfield Street near the lots that would be rezoned.
Uptmor said the rezoning would be contrary to the residential nature of the neighborhood.
“This is a sea of single family homes,” Uptmor said. “I just heard you are going to drop a trailer park into a neighborhood that took years to develop into the type of neighborhood we want to live in.”
Uptmor pointed to a number of lots neighboring Smith’s properties that are develop as single family residences.
“That are was just sagebrush when my father moved out there,” Uptmor explained. “We have worked to improve the area as a neighborhood of single family properties to raise the values of our homes.”
Uptmor also expressed his belief the drastic move from single residential use and to multi-family and commercial use would adversely affect property values through a number of factors including noise, traffic, parking, and strain on infrastructure.
“I think ‘spot-zoning’ hurts this neighborhood and Glenns Ferry,” Uptmor concluded.
Several other neighbors commented during the public hearing. Many echoed Uptmor’s concerns as well as highlighting other points of consideration they hoped the Planning and Zoning Commissioners would consider before deciding to send the proposal on to the Glenns Ferry City Council for final approval.
Much of the concern brought to the commission concerned the overall plan for the use of the three parcels.
Jack Long said more detail was needed before the full impact of the proposal could be evaluated.
“There needs to more of a plan before you [indicating the Planning and Zoning Commissioners] can make a decision,” Long said.
Nearby resident Kevin Rouse was concerned about the temporary residents that would be housed on the properties.
“What has not been addressed is the transient nature of these students,” Rouse said. “Presumably there will be young people that will be doing young people things. That is not necessarily bad, but not fitting for our neighborhood.”
Long-time property developer Chris Zupsic agreed there was a lack of detail include with Smith’s proposal.
“I have been a developer for about 40 years,” Zupsic stated. “I can say this very thin. This needs to have a plan with drawings done by a professional that can be put up for the public to see.”
Planning and Zoning Legal Counsel Geoff Schroeder advised the commission to read into the record the answers to questions on the rezoning application submitted by Smith as a matter of procedure.
The answer provided in the application to the question asking how the proposed use of the property would be consistent with the zoning type being requested drew an audible response from those in attendance.
The answer submitted by Smith included potential plans to use the properties for student housing, staging of storage sheds and tiny homes prior to sale, large equipment operations training center, and small arms trading and certification facility.
Brown responded saying the small arms portion of the plan had been abandoned.
“That was just one of the things Mr. Smith had considered. He felt he should include as many possible ideas on the application,” Brown explained. “The small arms part has since be dropped.”
Brown acknowledged a more detailed plan would benefit all those concerned.
“I think Chris (Zupsic) nailed on the head,” Brown commented. “We could come back with well-drawn out plans.”
Schroeder suggested the public hearing be recessed giving members of the public the chance to further review the application submitted by Smith, as well as giving Smith more time to develop a more detailed plan.
Uptmor said a recess was acceptable step to take.
“This is best outcome we could ask for at this point,” he said. “If you look at the area is is plain to see it is a residential area. The community deserves a full and understandable plan.”
Zupsic said a recess will give Smith a better chance of success.
“This is a fantastic outcome right now,” Zupsic said. “It is typical in other cities to have a well developed plan to present. If you want to change minds, the more information available, the better.”
Schroeder explained when the public hearing reconvenes, Smith will have the chance to present new information about the project and members of the public will have another chance to comment on the project and new information.
Schroeder also said the application packet for the rezoning is available to the public.
“This entire packet is public record,” he said. “Anyone can view this information if they make the proper request.”
For more information about requesting a copy of the rezoning application call Glenns Ferry Planning and Zoning Administration at 208-366-7418 or in-person at Glenns Ferry City Hall.
The Planning and Zoning Commission set the public hear to resume on Wednesday, June 7, 2023 at 6 p.m. at the Glenns Ferry City Hall, 110 E. 2nd Ave., Glenns Ferry, ID 83623.
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