Washington County P&Z Votes Against Midvale “Truckstop” Rezone
At it’s third public hearing on the matter the Washington County P&Z voted February 20 against a request by Steel National listing Tom Gibbons of Caldwell as the developer, for Fairchild Farms LLC, to rezone a portion of A1 agricultural land to C2 commercial. The parcel in question is next to HWY 95 at the foot of Midvale Hill. The P&Z recommendation will be sent to the County Commissioners for a final determination. The commissioners’ agenda is available at co.washington.id.us.
The proposed commercial development involves a farm/fuel/convenience store, truck wash/tire store, several hundred feet of storage units, a16 stall RV parking area, pond, extensive paved area, and access to and from Hwy 95. According to more than one P&Z member, and several public comments, it appears to be a truck stop. The initial request included a hotel which was dropped from the current application.
Testifying at the hearing was the applicant’s lawyer, Eben Masingill, who presented a revised development agreement, and civil engineer Chuck Christensen who addressed water and wastewater issues. Masingill insisted that the development was “not a truck stop” and mentioned that the development agreement was binding upon the developer and failure to comply with such would result in the return and restoration of the parcel to A1 agricultural land at the developer’s expense. The revised development agreement presented answers to prior questions from the P&Z.
Those of the public who testified in favor of the development mentioned it would be good for the community and give fuel access to the local area. A letter was read from a Midvale resident in support of the project.
Those against it mentioned misuse of the RV park and storage units since HWY 95 is a major drug route, fatal accidents recently on the Midvale hill, traffic safety in the fog, light pollution, neighboring wells, odor, run off and noise. Also mentioned was quality of life for the residents along Sage Creek Road, currently home to seven families with several animals and children. The road and homes run along the entire eastern side of the parcel. A letter was read that mentioned the loss of small town culture and an increase in crime.
In his rebuttal, Masingill mentioned that several people were in favor of the development and a “small group of complainers” should not stop this development since “it is a county-wide issue.” He maintained it would bring economic benefit to the landowner, jobs for the area, and increase county revenue. Regarding extended stays at the proposed RV park, he said there is a 14-day limit on RV parking which would be enforced by the owner. As for crime he referred to that as county law enforcement duty.
After closing the hearing the P&Z members discussed the issue among themselves. Mentioned was “a big area with lots of parking for trucks”, concerns about well water, regard for the neighbors on Sage Creek Road, lack of safe access to and from HWY 95 especially in frequent heavy fog, loss of agricultural land and appropriateness of the development at that location. One said it would be a good development in a different location, perhaps north of town, since the city sits in a flood plain. Over the past few months the P&Z has heard hours of verbal and written testimony both for and against the development. They have also received a petition with 225 signatures opposing the project.
After thanking the attorney and real estate agents present for an improved presentation, the five members of the P&Z in attendance voted unanimously against the rezone request.
