VICTOR, Idaho — The Victor City Planning & Zoning Commission denied a rezone request from AWA Engineering, who represents the developer, Maverik, Inc.
AWA Engineering is proposing the construction of a new 4,425 square foot Maverik store station, which would be open 24-hours, including fuel, a convenience store and restrooms. Larkspur Avenue runs along the north boundary of the property and Agate Avenue runs east.
The property is zoned IX Industrial Flex and falls within Victor’s defined “downtown core.” AWA is looking for a rezone to CH Commercial Heavy along with a number of modification standards to make the development work within the code. According to the staff report, the current zoning of IX is generally the most flexible zoning district within the City, but the IX district prohibits a convenience store with gas pumps.
“There are many uses that could develop there by right, but the question is whether any of them would want to have highway frontage, and if the 2.3-acre site is suitable for uses generally allowed in the IX district,” the staff report states.
Maverik asked for three modifications to the CH Commercial Heavy zoning request; Adding two access driveways with expanded widths to accommodate large truck turning radiuses; increasing parking from 24 stalls to 34 stalls; and developing 82% of the lot compared to the allowed 70%.
Public comments from local residents, both written and in-person, were overwhelmingly against the new gas station, with many pointing to the lack of need for another gas station in town, safety concerns for the walkability/bikeability in the downtown core, negative impacts on the character of the community and the small businesses already providing the proposed services. Two hundred and twelve people signed a petition urging the City to deny the rezone.
Niki Richards, Executive Director of Valley Advocates for Responsible Development, sent a letter to the Commission outlining the compliance issues with the proposed property. Richards noted that the proposed store does not include plans for employee housing. Based on the starting pay for Maverik employees in Jackson at $17 per hour and $12.50 per hour in Idaho Falls, a full-time employee would fall below 80% average monthly income for the region and need to spend nearly 60% of their income on housing, which Richards says does not fall in line with the “high-quality jobs for residents” standards.
Following public comment, the Planning & Zoning Commission held a brief discussion about the project, agreeing that although they have nothing against Maverik gas stations, they could not make the findings of the rezone. The Commission voted unanimously to deny all requests for modifications and the rezone request unanimously.
The Planning and Zoning Commission is the decision-making body for the requested modifications, as well as the recommending body for the rezone. Maverik can appeal the decision by requesting the City Council reconsider the decision.
There are currently six gas stations in Teton County, Idaho, and two in Victor, along with multiple locally owned convenience-style stores. Victor has a population of about 2,000.
