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HomeMy WebLinkAboutMULT DOCS - 08-00248 - Greenbrier Amendment 1 - Dormitory Housing in MDR1 - Increasing DensityConditional Use Permit C I T O F City of Rexburg REXBURG 12 North Center Phone: 208.359.3020 Americas Family Community Rexburg, ID 83440 www.rexburg.org Fax: 208.359.3022 Fee(s) Paid: Yes/No CUP: $250.00 Publication: $200.00 Applicant Name: Address: j City: ij I /I Al State: -L � zip: Phone: za- VV - 2 4 V Owner (Complete if owner not applicant) Name: Address: City: State: Zip: Phone: Property Covered by Permit: Address: Zone: Legal Description (Lot, Blocl� Addition, Division Number) /W /'� 5 . //7 3 /"-- /75 / * z-? The said parcels are located at the NW comer of the intersection of 2 nd South and 2 East in Rexburg, Madison County, Idaho, and more particularly described as follows: Beginning at the SE comer of Lot 1, Block 1 Parker addition: North 165 feet, thence West 297 feet, thence South 165 feet and thence East 297 feet back to the point of beginning. Existing use of Will this have an impact on schools: 1 Requirements for Granting Conditional Use Permit The following information will assist the Commission and /or City Council to determine if your proposal will meet the requirements under the zoning ordinance. 1. What is the estip�ted wftusage, per month? Are die existing mains adequate to provide 2. What is the estimated sewer usage per month? Will pretreatment be necessary? 3. What is the eAimated daily traffic to be enerated ?�W the traffic be arily private vehicles or commercial trucks? 0 4. If commercial, industrial, or a home occupation, what will be the hours of operation? 5. Will storm water drainage be retain�Wd n site? Is an existing storm drain available? Is it at capacity? If so, will new facilities be constructed ? ,�t 6. If proposed use is residential, describe number and type of dw llin nits Wijl Oiis be. student housing: multi- family for young families, singles and couples, or elderly? &Zg 7. What provision has been made for fire protection? Where is the nearest fire hydrant? Is any point of the building further than 150 feed from,acc %s sufficient in width for fire fighting equipment? 8. How much parkin is being provided on -site? Do the aisle widths and access points comply with the ordinance requirements? Has landscaping been provided in accordance with the ordinance? 9. Where will solid waste generated be stored? Is access adequate for the City collection? 10. What is the type of Aoise that will be generated by the,.gse? What are * hours of 2 0 s 11. What type of equipment will be used in the conduct of the business? 4 1 A 12. What are uses? Has by the ordinance? 13. Are any air quality required? Is dirt or other dust creating materials moved by open trucks or box cars? 14. Will the parking lots or other outdoor areas have lighting? 15. Are passenger loading zones for such uses as daycare centers and schools provided? How is busing routed? For commercial uses, ,were are the loading docks? Is there sufficient space for truck parking? 16. If a commercio,,}nulti- family, or public assembly use, where is the nearest collector street? Arterial street? 17. What, if any, signage is anticipated in connection with the proposed usage? The Commission or Council may address other points than those discussed above, but a narrative addressing at least those applicable points will assist in processing your application. A PLOT PLAN MUST BE ATTACHED IN ORDER TO PROCESS THIS APPLICATION. Included on the plot plan setbacks, parking, etc. Formal notice will be ent to applicant after approval of a Conditional Use Permit. Notice will state the conditions of the permit. If cop4ons are violated or not met there will be 90 day period to cure the problem. Failure to comply with'the t 'nay result in revocation of the Conditional Use Permit. Signature 4 Appli ant Date 3 o4 gEXBUgc CITY OF CONDITIONAL USE PER-MIT v Lo REXB City of Rexburg — 0& America's Family Community Department of Community Development 19 E. Main St. / Rexburg, ID. 83440 Phone (208) 359 -3020 / Fax (208) 359 -3024 Project Information Permit # 0800248 Permit Type Conditional Use Permit Project Name Greenbrier Amendment l - CUP Site Address 149 E 2ND S Parcel # RPROOOP0014640, RP9OOOP0014630, Project Description RPROOOP0014621, RP 1000P0014580, RPROOOP0014590, RPROOOP0014571 Names Associated with this Project Type Name Contact Phone # License # Exp Date Fee Information Project Valuation Conditional Use Permit 250.00 Public Hearing Notice Fee 200.00 Total Fees Paid $450.00 - ** *SEE ATTACHED CONDITIONS"* Print Named Signature �— + � Date $ I a ( d g Date Issued: 08/21/2008 Issued By: ELAINEM �� l d U 0 CITY OF CONDITIONAL USE PERIVI REX13 City of Rexburg AmericaeFam yCommunity Department of Community Development 19 E. Main St. / Rexburg, ID. 83440 Phone (208) 359 -3020 / Fax (208) 359 -3024 Project Information Permit Type Conditional Use Permit Site Address 149 E 2ND S Project Description Permit # 0800248 Project Name Greenbrier Amendmen ! -CUP Parcel # RPROOOP0014640, RPB OOOP0014630, RPROOOP0014621, RPE< OOP0014580, RPROOOP0014590, RPROOOPOO14571 Conditions 1. All staff review comments are included in the conditions for this Conditional Use Permit. 2. Lighting shall be reviewed. All lighting shall be applicable lighting standards, including full cut -off fixtures and lower wattage light sources, i.e.60 -75 watt. Violating lights on site shall be replaced prior to issuance of a certificate of occupancy. 3. A site plan reflecting all conditions of approval and incorporating all City standards, e.g. landscaping, parking, etc. shall be submitted and approved by the City prior to the issuance of a building permit. 4. A landscape plan shall be submitted. The site shall include 30% landscaping (per ordinance 926); this percentage shall be shown on the approvable landscape plan. 5. Trash Dumpsters /receptables shall be located within the interior(behind front building line, but minimum is required setbacks)of the lot and shall be enclosed with materials that are consistent with those materials used in the building that they are adjacent to, e.g.brick, wood, etc. 6. In providing reduced setbacks(14 -feet on 2nd East, and 13 -feet for 2nd South), as allowed by ordinance, parking areas shall be screened by more mature landscaping. Deciduous trees shall be 2 -inch caliper at planting. Evergreen trees shall be 7 -feet in height at planting, and shrubs shall be 5- gallons at planting. Number of trees and shrubs shall be adequate to screen parking areas. No parking shall be provided on this site within these setbacks. 7. Proposed project entrances shall be enhanced through landscaping. This requirement shall include all mechanical equipment installed as part of the development to be adequately screened from the ROW and from adjacent property. Print Name !�14 G Signature Date Date Issued: 08/21/2008 Issued By: ELAINEM ne % ° °R�rd C I T Y Q F CONDITIONAL USE T' ERMIT "+ REX City of Rexburg Americas Family Community Department of Community Development 19 E. Main St. / Rexburg, ID. 8:1440 Phone (208) 359 -3020 / Fax (208) 3 Project Information Permit Type Conditional Use Permit Site Address 149 E 2ND S Project Description Permit # 08 00.248 Project Name Greenbrier Amendment 1 - CUP Parcel # RPROOOP0014640, RPROOOP0014630, RPROOOP0014621, RPROOOP0014580, RPROOOP0014590, RPROOOP0014571 Conditions 8. Lighting shall be low(under 15 -feet in height) and not create glare, and as a minimum shall adhere to the City's lighting ordinance. 9. All sidewalks both exterior (adjacent to the site) and interior to the development, shall be interconnected and shall connect to the main entrances of each unit. 10. To encourage alternative travel options, i.e. bicycling, parking for bicycles shall be provided, both long term (several hour stay, weather protected) and short term (visitors -two hours or less). These areas need to be shown on revised site plan. 11. Include a landscaping type buffer, and make sure the drainage system works properly. Print Name S 6Lq" "i Z�I?2,503 Signature ✓- Date Date Issued: 08/21/2008 Issued By: ELAINEM �J Findings of Fact City of Rexburg 12 North Center Phone: 208.359.3020 Rexburg, ID 83440 www.rexburg.org Fax: 208.359.3022 O�1ttiXBURC �Q u o CITY OF l EXB V RG America's Family Community Greenbrier Amendment 1 — 2n South and 2n East Conditional Use Permit 1. On May 20, 2008, Clint Steltzer, representing Greenbrier, presented to the Rexburg Planning & Zoning Coordinator a Request and Application for a Conditional Use Permit for "Dormitory Style" housing at 2 nd South and 2 nd East. 2. On June 2, 2008, the City Clerk sent the Notice of Public Hearing to be published in the local newspaper for June 5, 2008 and June 14, 2008. A notice was posted on the property and sent to all property owners within 300 feet of the above mentioned property. 3. On June 19, 2008, owner and applicant for Greenbrier Associates, presented to the Planning & Zoning Commission for the City of Rexburg the Request for a Conditional Use Permit for "Dormitory Style" housing at 2 nd South and 2 nd East. Dan Hanna motioned to recommend approval to City Council of the Conditional Use Permit for Greenbrier Amendment 1, subject to all of the proposed conditions of approval of staff, in addition to addressing the issue of parking in the setback area, a detailed landscape plan to be reviewed by the planning administrator, and a review for storm drainage. Ted Hill seconded the motion. Dan Hanna amended the motion to disallow ingress and egress from 2 nd East to the main paring area, and to allow specifically the specified number of occupants stated on the site plan- 12 in the triplex and 11 in the Jacobs, with the other buildings not changing in number of occupants. Ted Hill seconded the motion. Those in Favor: Those Opposed: Mike Ricks Mary Ann Mounts David Stein Ted Hill Dan Hanna Thaine Robinson Motion Carried. Proposed Conditions of Approval 1. Trash dumpsters /receptacles shall be located within the interior (behind front building line, but minimum is required setbacks) of the lot and shall be enclosed with materials that are consistent with those materials used in the building that they are adjacent to, e.g. brick wood, etc. 0 0 2. Lighting shall be reviewed. All lighting shall be applicable lighting standards, including full cut- offfixtures and lower wattage light sources, i.e. 60 -75 watt. Violating lights on site shall be replaced prior to issuance of a certificate of occupancy. 3. A site plan reflecting all conditions of approval and incorporating all City standards, e.g. landscaping, parking, etc. shall be submitted and approved by the City prior to the issuance of a building permit. 4. A landscape plan shall be submitted. The site shall include 30% landscaping (per ordinance 926), this percentage shall be shown on the approvable landscape plan. 5. In providing reduced setbacks (14 feet on 2 n0 East, and 13 feet for 2" South), as allowed by ordinance, parking areas shall be screened by more mature landscaping. Deciduous trees shall be 2 -inch caliper at planting. Evergreen trees shall be 7-feet in height at planting, and shrubs shall be 5- gallon at planting. Number of trees and shrubs shall be adequate to screen parking areas. No parking shall be provided on this site within these setbacks. 6 Proposed project entrances shall be enhanced through landscaping. This requirement shall include all mechanical equipment installed as part of the development to be adequately screened from the ROW and from adjacent property. 7. All sidewalks both exterior (adjacent to the site) and interior to the development, shall be interconnected and shall connect to the main entrances of each unit. 8 To encourage alternative travel options, i.e. bicycling, parking for bicycles shall be provided, both long term (several hour stay, weather protected) and short term (visitors - two hours or less). These areas need to be shown on revised site plan. On July 16, 2008 at City Council Meeting Council Member Mann was concerned with loosing another block to student housing. He has had a similar experienced with a parking lot next to his home. He said it is very intrusive. This area is designated for mixed use. It is all single students. Mr. Newman's home is the only home on the block left that is not single student housing. He did not want the growth of this development to move away from married housing. Council Member Woodland was concerned with the traffic going onto 2 East. One more feeder road onto 2nd East could cause problems. Council Member Stout said they are only adding two additional parking stalls. Council Member Schwendiman asked for a landscape barrier of some kind to protect Mr. Newman. He explained the different levels of the retaining wall which gets smaller as it approaches the sidewalk. Mr. Farmer will work with Mr. Newman to address the issue. Council Member Stevens was concerned with the parking lot drainage. Mr. Newman reiterated his concerns with water flowing to his property from this new development. Mr. Farmer said he is willing to work with the Newman's on this issue. Council Member Mann said it is tough to decide what is right. He is concerned with the growth in Rexburg impacting homeowners. 2 0 Council Member Schwendiman moved to approve the CUP for Greenbrier Dormitory Housing with existing condition from Planning and Zoning and adding the condition of a landscaping type buffer and making sure the drainage system works properly. Council Member Stout seconded the motion. Discussion: Council Member Stevens asked to have the lighting issue addressed. Mayor Larsen asked for a bollard type light to only light the sidewalk. City Attorney Zollinger said the code allowed for these variations. The policy allows for restricting lighting from one property to another property. The motion was amended to also include that direct lighting will not impacting properties beyond their own. Those voting ave Council Member Schwendiman Council Member Stevens Council Member Woodland Council Member Stout Those voting nay Council Member Mann The motion carried. 7. All sidewalks both exterior (adjacent to the site) and interior to the development, shall be interconnected and shall connect to the main entrances of each unit. 8. To encourage alternative travel options, i.e. bicycling, parking for bicycles shall be provided, both long term (several hour stay, weather protected) and short term (visitors - two hours or less). These areas need to be shown on revised site plan. Council Member Mann was concerned with loosing another block to student housing. He has had a similar experienced with a parking lot next to his home. He said it is very intrusive. This area is designated for mixed use. It is all single students. Mr. Newman's home is the only home on the block left that is not single student housing. He did not want the growth of this development to move away from married housing. Council Member Woodland was concerned with the traffic going onto 2 nd East. One more feeder road onto 2 nd East could cause problems. Council Member Stout said they are only adding two additional parking stalls. Council Member Schwendiman asked for a landscape barrier of some kind to protect Mr. Newman. He explained the different levels of the retaining wall which gets smaller as it approaches the sidewalk. Mr. Farmer will work with Mr. Newman to address the issue. Council Member Stevens was concerned with the parking lot drainage. Mr. Newman reiterated his concerns with water flowing to his property from this new development. Mr. Farmer said he is willing to work with the Newman's on this issue. Council Member Mann said it is tough to decide what is right. He is concerned with the growth in Rexburg impacting homeowners. Council Member Schwendiman moved to approve the CUP for Greenbrier Dormitory Housing with existing condition from Planning and Zoning and a dding the condition of a landsc type sure the drainage system works motion. Discussion: Council Member Stevens a to have the lighting issue addressed. Mayor Larsen asked for a bollard type light to only light the sidewalk. City Attorney Zollinger said the code allowed for these variations. The policy allows for restricting lighting from one property to another property. The motion was amended to also include that direct lighting will not impact properties beyond their own. Those voting aye Council Member Schwendiman Council Member Stevens Council Member Woodland Council Member Stout The motion carried. Those voting nay Council Member Mann B. 7:45 P.M. Change the calculation formula for fees on Residential Construction - Staff (Align city's formula to the state's formula) 7 • • NOTICE OF PUBLIC HEARING NOTICE IS HEREBY GIVEN, that a Public Hearing will be held before the City Council of the City of Rexburg, Idaho, Wednesday, July 16, 2008, at 7:30 p.m., in the City Council Chambers of the City Building at 12 North Center, Rexburg, Idaho, regarding a Conditional Use Permit for "Dormitory Style" housing at 149, 163, 163 h /2, 175, 179 East 2 nd South and 164, 166, 168 South 2 nd East. The current MDRI Zone allows sixteen dwelling units per acre by right and Dormitory Style housing with a "Conditional Use Permit." The said parcels are located at the NW corner of the intersection of 2n South and 2 nd East in Rexburg, Madison County, Idaho, and more particularly described as follows: Beginning at the SE corner of Lot 1, Block 1 Parker addition: North 165 feet, thence West 297 feet, thence South 165 feet and thence East 297 feet back to the point of beginning. At such hearing City Council will hear all persons and all objections and recommendations relative to such proposed permit. The City Clerk will also accept written comments at City Hall prior to 4:00 p.m. on July 15 t h, 2008. This notice is given pursuant to the provisions of Section 67 -6509 and 67 -6511 Idaho Code, and all amendments thereof. DATED this 25 day of June, 2008. CITY OF REXBURG :S Blair D. Kay, City Clefk- Published: July 1 2008 July 12 2008 NOTICE OF PUBLIC HEARING NOTICE IS HEREBY GIVEN, that a Public Hearing will be held before the Planning & Zoning Commission of the City of Rexburg, Idaho, Thursday, June 19, 2008, at 7:05 p.m., in the City Council Chambers of the City Building at 12 North Center, Rexburg, Idaho, regarding a Conditional Use Permit for "Dormitory Style" housing at 149, 163, 163'/2, 175, 179 East 2' South and 164, 166, 168 South 2 nd East. The current MDR1 Zone allows sixteen dwelling units per acre by right and Dormitory Style housing with a "Conditional Use Permit." The said parcels are located at the NW corner of the intersection of 2 nd South and 2 nd East in Rexburg, Madison County, Idaho, and more particularly described as follows: Beginning at the SE corner of Lot 1, Block 1 Parker addition: North 165 feet, thence West 297 feet, thence South 165 feet and thence East 297 feet back to the point of beginning. At such hearing the Planning & Zoning Commission will hear all persons and all objections and recommendations relative to such proposed permit. The City Clerk will also accept written comments at City Hall prior to 4:00 p.m. on June 18 2008. This notice is given pursuant to the provisions of Section 67 -6509 and 67 -6511 Idaho Code, and all amendments thereof. DATED this 02 day of June, 2008. CITY OF REXBURG By Blair D. Kay, City ClerICC— Published: June 05 2008 June 14 2008 Elaine McFerrin From: Gary Leikness Sent: Friday, May 30, 2008 2:11 PM To: Elaine McFerrin Subject: Greenbriar CUP Elaine, The purpose of the CUP is that of an amendment to the original CUP approved in 2006. Specifically, they proposed a number of students and married students (non- dormitory) housing in 2006. They are now asking for additional students in some apartments and for the married housing to go to dormitory. The potential impacts of this proposal are being looked at. They are asking to pave additional areas for parking. In a nut shell, the applicant is increasing the intensity of the use that was reviewed and approved by the City in 2006, therefore, an amendment to the existing CUP is in order. I hope this helps. Gary Gary Leikness P &Z Administrator 19 E Main PO Box 280 Rexburg, Idaho 83440 E -mail- garyl @rexburg.org Phone- (208)359 -3020 Ext. 314 i4 N O Lrl -O O 0 c� L O 0 O 0 CD 0 Planning and Zoning Department STAFF REPORT 12 North Center garyl@rexburg.org Phone: 208.359.3020 x314 Rexburg, ID 83440 www.rexburg.org Fax: 208.359.3024 04 R exa uk� i U � C IT Y OF REXBURG I'll _. Ow Americas Family Community SUBJECT: Conditional Use Permit, file # 08 00248 Greenbrier Amendment 1 APPLICANT: Greenbrier Associates Limited P.O. Box 775 Rexburg, ID 83440 PROPERTY OWNER: Same PURPOSE: Amend existing CUP ( #06 00267) to allow for additional students to approved dormitory units as well as convert a "married housing" or multi- family structure into dormitory housing. PROPERTY LOCATION: 149, 163, 163 %2, 175, and 179 E. 2 nd S. 164, 166, and 168 S. 2 nd E. Rexburg, ID 83440 PROPERTY ID: RPROOOP0014640, RPROOOP0014571, RPROOOP14580, RPROOOP0014590, RPROOOP0014621, RPROOOP0014630 COMPREHENSIVE PLAN: Moderate -High Residential Density ZONING DISTRICT: Medium Density Residential 1 (MDR1) APPLICABLE CRITERIA: City of Rexburg Development Code (Ordinance Code 926) § 6.13 Conditional Use Permits AUTHORITY § 6.13 (F) (7) "All other conditional use permits may only be granted after review and recommendation by the Commission and approval by the City Council... " I. BACKGROUND The subject property has been approved, as a complex, for the use of dormitory style housing and "married student housing." Married student housing would be multi - family housing. This previous approval was granted under conditional use permit (CUP) #06 00267. The applicant now wishes to add more students to one of the buildings as well as convert the "married" housing into dormitory style housing. Staff determined that this necessitated an amendment to the existing CUP as there additional impacts to the community through this proposal. Case No. 08 00248 Page 1 0 • II. SITE DESCRIPTION The subject property is encompasses approximately 1.13 -acres and is accessed from E 2" South a collector street), and S 2 "d East, a minor arterial. This portion of E 2 " South is approximately 38 -feet in width (curb to curb) with parking allowed (non- winter months) on the north side (same side as proposal). This portion of S 2 "d East is approximately 42 -feet in width (curb to curb) with parking allowed on both sides (non- winter months). The proposed reconfiguration of the parking areas would maintain two access points, one on to E 2 " South, and one onto S 2 " East. However, with the new configuration, there may be through access to both streets, which did not exist. The site has six existing buildings, with no additional buildings proposed at this time; only an increase in occupancy is proposed. ANALYSIS The following are the criteria for granting a conditional use permit. Some of the criteria are followed by staffs analysis. A conditional use will: a. Constitute a conditional use as established in Table 1, Zoning Districts, and Table 2, Land Use Schedule. Dormitory housing is a land uses that is listed as a conditional use within the MDR1 Zone. Therefore, this proposal does constitute a conditional use within the MDR1 Zone. b. Be in accordance with a specific or general objective of the City's Comprehensive Plan and the regulations of this Ordinance. Comprehensive Plan The City's comprehensive plan has designated the subject property as moderate -high density residential. The zoning district of MDRI is a permitted zone within the comprehensive plan. The commission should determine if this proposal, though not commercial is in compliance with the Plan. The Rexburg 2010 Comprehensive plan states as a policy to "encourage compact development to retain a convenient city." This proposal increases density while still maintaining adequate parking areas and maintaining a residential atmosphere. The proposal is near commercial uses and the college campus. Therefore, this policy is met. The Comprehensive plan further states that, "housing which serves the students should be within walking and biking distance from the college and from neighborhood commercial services. This proposal is located within 1000 feet of the middle of the lower campus area, and is about 1300 feet from Walgreens, a neighborhood commercial service. Ideal walking distance for pedestrians is up to '/4 of mile, or 1320 feet. Both distances listed above fall within this distance. Based on the above information, this proposal satisfies the comp plan policy. Development Code With regards to the City's Ordinances, the adopted Development Code (ordinance 926) regulates development and land uses. Staff has determined that there are two issues that need be discussed or clarified with the Commission. The first issue is really for clarification, which is the parking requirement. When this CUP was originally approved, it was determined that the buildings all require 1 to 1 parking ratios with the Case No. 08 00248 Page 2 0 exception of the four -plex, with 24 tenants. It was determined that the four -plex had "grandfathering" status at a 0.5 parking space to tenant ratio. If the Commission recognizes this as being still applicable, then staff believes that the tenant will have enough parking for the entire development, on -site. A revised site plan will have to be submitted during the review of the building permit to verify that the standard can be met. The other issue is that of setbacks. The applicant is proposing parking spaces that are located within the required 20 -foot front yard setback. This is not allowed per the Development Code. Therefore, the applicant needs to comply with this. With that stated, there is a provision for reduced setbacks if the block the property is situated on has an average setback that falls below the standard. Staff has interpreted this reduction to be only for buildings, not parking areas. However, the Commission may make a differing interpretation, in which case staff will apply to this project and future projects. In this case, staff has determined that for the S 2 nd East block, the average setback is 14 feet and for E 2 nd South, this setback average appears to be 13 feet (See attached diagram, Exhibit A). c. Be designed and constructed in a manner to be harmonious with the existing character of the neighborhood and the zone in which the property is located. The intent of the MDR1 zone is to "Protect stable neighborhoods of detached single - family dwellings on smaller lots and multi - family housing not to exceed four (4) dwelling units per development as a use by right." Conditional uses within the zone are to be: 1) Compatible with an atmosphere of low building heights. 2) Low traffic volumes 3) Ample off - street parking 4) Low nuisance potential The intent of the zone is to insure that a mix of single - family homes and multi - family dwellings are able to co- exist, and that the multi - family developments are to "fit in" with the lower density developments. The proposal is comprised generally of existing homes with the more "apartment" looking building tucked behind the homes. This helps reinforce the idea of this area being mixed with single family homes and dormitory. Staff would recommend that to further increase the compatibility of the proposal with surrounding land uses and community that the following be considered as conditions of approval: 1) Landscape buffering- parking areas must be screened from the public right -of -way. Applicant should submit a landscape plan to the Planning department for review and approval prior to the issuance of a building permit. The proposed landscaping must be installed prior to the issuance of a certificate of occupancy (see proposed conditions of approval). 2) Trash receptacles should be located in the interior of the lot and should be fully enclosed so that receptacle and screening do not dominate the view of the development from the public ROW. Screening material should be consistent with material used on primary structures, e.g. if the building is brick, then the trash receptacle should be brick, etc (see proposed conditions of approval). 3) Lighting should be low in height (not to exceed 15 -feet) and not create glare, and as a minimum shall adhere to the City's lighting ordinance (see proposed conditions of approval). Case No. 08 00248 Page 3 r • d. Not create a nuisance or safety hazard for neighboring properties in terms of excessive noise or vibration, improperly directed glare or heat, electrical interference, odors, dust or air pollutants, solid waste generation and storage, hazardous materials or waste, excessive traffic generation, or interference with pedestrian traffic. Regarding glare, heat, electrical interference, dust, air pollutants, noise, vibration, odors: Adherence to City standards should prevent these impact from becoming a nuisance. Regarding solid waste generation and storage, excessive traffic generation, or interference with pedestrian traffic: Solid waste generation and storage- Trash receptacles should be located in the interior of the lot and should be fully enclosed so that the receptacles do not dominate the view of the development from the public ROW. Due to the slight increase of potential average daily trips coupled with the potential for the tenants to walk or ride bicycles to classes and commercial areas, staff did not perform a quantified analysis on this issue. The Commission should determine if this proposal constitutes excessive traffic for the area, which is comprised of local, collector, and arterial streets. As pedestrian and bicycle traffic is generated or increased, it becomes necessary to ensure that all exterior sidewalk adjacent to the site (including the property over which the access easement has been granted) are installed or repaired (to City standards) prior to the occupancy of any of the proposed structures (see proposed conditions of approval). A strong pedestrian connection from the site to adjacent streets should be established. All sidewalks both exterior and interior should be interconnected and should connect to the main entrances of each unit (see proposed condition of approval). The applicant has proposed an additional sidewalk that connects a property behind the site to allow better pedestrian connections for the neighborhood. To encourage alternative travel options, which are likely options for dormitory housing, bicycle parking requirements should be explored by the Commission. Parking standards could include both long term (several hour stay, weather protected) and short term (visitors -two hours or less). Bicycle parking standards could be based on number of tenants for dormitory style housing, and could be 1 space for every two students, three students, or four students. This ratio could be a mix of long -term parking and short-term parking (i.e. parking sheltered from the elements, and exposed bicycle rack parking.) As a minimum, the Commission should discuss concept with the applicant, recognizing that this proposal is generally an existing situation with an existing CUP, therefore, additional conditions of approval should be limited. e. Be adequately served by essential public facilities and services such as access streets, police and fire protection, drainage structures, refuse disposal, water and sewer service, and schools. If existing facilities are not adequate, the developer shall show that such facilities shall be upgraded sufficiently to serve the proposed use. The site is served by all essential public facilities and services; therefore, this criterion is met. f. Not generate traffic in excess of the capacity of public streets or access points serving the proposed use and will assure adequate visibility at traffic access points. The commission should consider information provided in criterion D regarding traffic and access safety to determine if this criterion is met. The Commission should determine if through reasonable conditions of approval this criterion can be met. g. Be effectively buffered to screen adjoining properties from adverse impacts of noise, building size and resulting shadow, traffic, and parking. Case No. 08 00248 Page 4 L� The Commission should explore this criterion and identify any impacts and determine if they can be minimized or eliminated through reasonable conditions of approval. The proposal has been operating under an existing CUP for almost two years, therefore, any existing nuisances would be likely brought to the attention of the Planning and Zoning Department by this point. h. Be compatible with the slope of the site and the capacity of the soils and will not be in an area of natural hazards unless suitably designed to protect lives and property. Site development and engineering will be reviewed and approved by the City Engineer. Site is relatively flat with no foreseeable terrain or soil challenges. Site is not within the 100 -year flood, based the Federal Insurance Rate Map (FIRM). i. Not result in the destruction, loss or damage of a historic feature of significance to the community of Rexburg. Not applicable III. STAFF RECOMMENDATION Staff recommends that the Commission take public testimony, and determine if the proposed conditional use permit can be approved, denied, or approved with conditions. Staff has proposed some conditions of approval should the Commission choose to approve with conditions. Proposed Conditions of Approval 1. Trash dumpsters /receptacles shall be located within the interior (behind front building line, but minimum is required setbacks) of the lot and shall be enclosed with materials that are consistent with those materials used in the building that they are adjacent to, e.g. brick, wood, etc. 2. Lighting shall be reviewed. All lighting shall be applicable lighting standards, including full cut -off fixtures and lower wattage light sources, i.e. 60 -75 watt. Violating lights on site shall be replaced prior to issuance of a certificate of occupancy. 3. A site plan reflecting all conditions of approval and incorporating all City standards, e.g. landscaping, parking, etc. shall be submitted and approved by the City prior to the issuance of a building permit. 4. A landscape plan shall be submitted. The site shall include 30% landscaping (per ordinance 926), this percentage shall be shown on the approvable landscape plan. 5. In providing reduced setbacks (14 -feet on 2nd East, and 13 -feet for 2nd South), as allowed by ordinance, parking areas shall be screened by more mature landscaping. Deciduous trees shall be 2- inch caliper at planting. Evergreen trees shall be 7 -feet in height at planting, and shrubs shall be 5- gallon at planting. Number of trees and shrubs shall be adequate to screen parking areas. No parking shall be provided on this site within these setbacks. 6. Proposed project entrances shall be enhanced through landscaping. This requirement shall include all mechanical equipment installed as part of the development to be adequately screened from the ROW and from adjacent property. 7. Lighting shall be low (under 15 -feet in height) and not create glare, and as a minimum shall adhere to the City's lighting ordinance. 8. All sidewalks both exterior (adjacent to the site) and interior to the development, shall be interconnected and shall connect to the main entrances of each unit. 9. To encourage alternative travel options, i.e. bicycling, parking for bicycles shall be provided, both long term (several hour stay, weather protected) and short term (visitors- two hours or less). These areas need to be shown on revised site plan. Case No. 08 00248 Page 5 Staff Review Greenbrier Amendment 1 Conditional Use Permit °Fgaxeugc • P.O Box 280 CITY of 19E Main St. � REX Rexburg, Idaho 83440 `" Phone (208) 359 -3020 America's Family Community Review Action Fax (208) 359 -3022 June 18, 2008 Permit Number: 08 00248 Project Name: Greenbrier Amendment 1 -CUP Project Type: Conditional Use Permit Review Item . Actions Required for Approval Approved 300' Notification List Generated. 06/05/2008 Description Closes and described the desired area. Parcel #'s RPROOOP0014640 RPROOOP0014630 RPROOOP0014621 40 • OF P.O Box 280 CITY 19E Main St. R, X?URG Rexburg, Idaho 83440 ow Phone (208) 359 -3020 hmerica't Family Community Review Action Fax (208) 359 -3022 June 18, 2008 Permit Number: 08 00248 Project Name: Greenbrier Amendment 1 -CUP Project Type: Conditional Use Permit Review Item Actions Required for Approval Approved �tdingyDearfinei l�eviw 4' Miscellaneous OK 06/05/2008 Parcel Ws RPROOOP0014640 RPROOOP0014630 RPROOOP0014621 l r � u P.O Box 280 CITY OF 19 E Main St. REXB Rexburg, Idaho 83440 —� C ' h ` Phone (208) 359 -3020 America's Family Community Review Action Fax (208) 359 -3022 June 18, 2008 Permit Number: 08 00248 Project Name: Greenbrier Amendment 1 -CUP Project Type Conditional Use Permit Review Item Actions Required for Approval Approved Approved Site Plan Parcel Vs • RPROOOP0014640 RPROOOP0014630 RPROOOP0014621 1. Parking is still shown in the setback area along 2nd East. 2. No provisions are shown for storm drainage. a< N y x tl F � V g � 0 � S d ©G i s L 0 Four Plex Triplex 12 e S ' s.nmumam t w +a a ;; m A a - eNe Jacob's House Pincock Whitfield 7�enants 7lenenk � •e• r<scros � C �� � � ~ � ` p zz� o q Chapman �amm sma y U {` ?� 4 2 a Site Plan a n SCALE: 1" o�. C arm F 1