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Planning commission recommends R‑1 to R‑3 rezoning to enable infill housing east of Pinecrest
Summary
The commission recommended rezoning several small infill parcels from single‑family (R‑1) to multiple dwelling (R‑3) to enable a wider mix of housing types. Staff said the request aligns with the comprehensive plan's general urban transect; neighbors and commissioners discussed rock and utility constraints for development.
The Idaho Falls Planning Commission voted to recommend that the mayor and city council rezone several infill parcels east of Pinecrest from R‑1 (single‑dwelling residential) to R‑3 (multiple‑dwelling residential), a change applicants said is aimed at making development economically feasible given subsurface rock and the cost of extending utilities.
Barry Bang (recorded in the packet and transcript as Barry Naim/Bang) of Connect Engineering said the combined area is roughly 2.4 acres and that rock in the subgrade has made infill development difficult under the current R‑1 rules. He said the R‑3 zone better fits the comprehensive plan’s “general urban” transect that calls for a mix of housing types and stronger connections to nearby commercial areas. The applicant also said proposed street extensions (Weber/Weaver and related local streets) would be required as part of development.
City staff reviewed the request, described the site history (platted and annexed in the 1950s), and said while the property is not contiguous to existing R‑3 zoning it sits within a mix of zoning districts and the comprehensive plan supports higher density near commercial corridors. Staff also noted previous variance requests in the surrounding Bel Air subdivisions and said the R‑3 request could act as a transition between existing R‑1 neighborhoods and adjacent LC commercial zoning.
Commissioners asked whether required street connections — including an extension of Weber Street to Vernon and Lincoln — would be handled during the platting process; staff said construction and specific connections are typically finalized at final plat and infrastructure phases. Commissioners and staff acknowledged rock removal will increase construction difficulty, noise and dust risk during any utility or roadway work, and the applicant said contractors decide methods (blasting or chipping) and must comply with city mitigation measures.
After discussion the commission recommended approval to the mayor and council; recorded roll call votes were Commissioner Scott (Aye); Commissioner Cantu (Aye); Commissioner Eiler (Aye); Commissioner Meehan (Aye).
