Council clears amendments to zoning code, approves Gamble Avenue vacation and presses developer on subdivision bond and a building at 162 Arsenal Drive

The Preston City Council on March 10 approved several planning and land-use items: it granted a vacation of part of Gamble Avenue, adopted an annual update to the comprehensive plan (Resolution 173), introduced and approved an ordinance amending zoning-amendment procedures, and directed follow-up on two development issues: the incomplete green space in Countryside Subdivision and access and sewer constraints at 162 Arsenal Drive.

Gamble Avenue vacation The council voted 3–1 to approve the applicant's request to vacate Gamble Avenue between First and Second North. Councilmember Chris Larson was the lone dissenter; other members supported the motion, citing traffic and safety concerns related to connecting a 60-foot street to an existing 35-foot roadway. The council noted the developer will still need to file revised final plats and coordinate with city engineers and planning staff after the vacation.

Countryside Subdivision letter of credit City planner Sean Halverson reported the subdivision’s infrastructure is largely complete but the common-area green space remains unfinished and the existing letter of credit was near expiration. Halverson said the open space parcel had not yet been transferred to the homeowners association and that little progress had been made on playground/landscaping improvements. The council directed staff to contact developer Scott Beckstead and ask him to renew the bond or extend the letter of credit before the council's March 24 meeting; staff will report back and the council said it may draw on the bond if the developer does not arrange an extension.

162 Arsenal Drive — building plan and sewer constraints Planner Sean Halverson briefed the council on 162 Arsenal Drive (a property with five existing apartments and an underlying sewer main). "The issue that we have is, right underneath this particular apartment complex, a sewer main runs," Halverson said, noting access and service constraints that would require an applicant seeking new construction to pursue a special-use permit, variance, and potentially pay for sewer repairs or abandonment work. The council voted to provide the applicant (owner/developer) a copy of Keller Associates' observations and to instruct him to apply to Planning & Zoning for a variance and special-use permit as the appropriate next steps.

Comprehensive plan and zoning-amendment ordinance Planning staff presented the yearly update to the comprehensive plan; the council approved the amendment and followed immediately by approving Resolution 173 codifying the change. The council also introduced and approved Ordinance 2025-2 to clarify procedures for zoning amendments, remove ambiguous language such as "convenience and general welfare" as a standalone justification for rezoning, add an explicit statement discouraging "spot zoning," and require applicants to explain why current zoning does not meet their needs when they apply.

What the council asked staff to do - Require the Countryside developer to confirm a bond extension or be subject to a bond draw; report back March 24. - Provide the Keller Associates letter of observations and instruct the 162 Arsenal Drive applicant to file for variance/special-use permits with Planning & Zoning. - If the Gamble Avenue vacation is finalized in plat documents, coordinate final recording and utility loop details with public works.

Ending Council members said the actions balance neighborhood safety, code clarity and the need to ensure developers complete required public improvements.