HomeMy WebLinkAboutP&Z STAFF REPORT - 17-00256 - 398 Pioneer Rd - Rocky Ridge PUD - PrelimMasterPlan/PrelimPlatCase No. 17 00256
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SUBJECT: Rocky Ridge Planned Unit Development (PUD) -
Preliminary Master Plan/Preliminary Plat - #17 00256
APPLICANT: Sweetwater Investments
Greg Nelson and Ryan Nelson
PO Box 142
Menan, ID 83434
PROPERTY OWNER: Mark Rammell
Rexburg, ID 83440
PURPOSE: Establishment of a Planned Unit Development (PUD) through the approval
of a Preliminary Master Plan/Preliminary Plat.
PROPERTY LOCATION: 398 Pioneer Rd
Rexburg, ID 83440
PROPERTY ID: RPRXBCA0254830
COMPREHENSIVE PLAN: Moderate-High Density Residential
ZONING DISTRICT: Medium Density Residential 2
APPLICABLE CRITERIA: City of Rexburg Development Code (Ordinance Code 1115)
§ 4.15 Planned Unit Development (PUD) and Chapter 12,Subdivision
Ordinance
AUTHORITY § 4.15(S)(1) The Commission shall recommend to the City Council that the
proposed PUD be approved, approved with conditions, or denied.
I. BACKGROUND
The applicant has requested approval of a Planned Unit Development for purposes of clustering,
having variations from the standard side yard setbacks of the underlying zoning and acquiring
density bonuses. The PUD ordinance can be applied to any residential zone and is a permitted land
use if it can be found that all applicable criteria for granting PUDs is met. Therefore, the City, upon
receipt of a PUD request should review the proposal and either approve, deny, or approve with
conditions.
Planning and Zoning Department
STAFF REPORT
Case No. 17 00256
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II. SITE DESCRIPTION
This property is greater than the 1 acres required by the ordinance. The subject property is
approximately 2.7 acres and is located north of Central Storage and west of Pioneer Road.
III. SUBSTANTIVE CRITERIA
The following is a review of the minimum requirements of a PUD. Please refer to the PUD
ordinance to view the entire description of each criteria, staff has only provided the headings
followed with a review of each criteria.
a. Uses Permitted- The applicant is requesting only residential uses; therefore this criterion does not
apply.
b. Minimum Area- The proposal is for 2.7 acres, which exceeds the minimum of 1-acres for a
residential PUD. This criterion is met.
c. Variations to Underlying Zoning- The applicant is requesting the following variations to the
underlying HDR1 zoning:
i. Side yard setbacks- The MDR2 zone requires a 5-foot setback from side property line or
10-foot between buildings. Under one ownership or as a condominium project, side yard
setbacks would not be required. The owner wants to be able to sell the buildings
individually. Thus a need to create the PUD.
ii. Front yard setbacks- The MDR2 zone requires 20’ setback when a landscape strip is
provided. This proposal meets the requirement.
iii. Parking – The ordinance requires two stalls per unit. The proposed plan is two spaces
short from meeting the requirements of the Development Code (see proposed conditions
of approval).
d. Street Standards- See Public Works review.
e. Density Determination- The proposal exceeds the allowed density of 20 units per acre as
required for MDR2 zoning. Density Bonuses are being requested. A detailed summary of the
Density Bonus Design Requirements being sought must be provided (see proposed conditions of
approval).
f. Minimum Performance Standards-
i. Single Ownership or Control- The development will need to remain under single control
by the developer until such time as a homeowner’s association is established which will
enforce the standards of this PUD and the material found in the covenants, conditions,
and restrictions (CC&Rs) (see proposed conditions of approval).
ii. Scope of Plan- The entire parcel under ownership of the applicant is included in the
application.
iii. Natural Features- Staff’s opinion is that the land involved in the proposal does not include
natural features that should be considered for preservation.
iv. Utilities- All new utilities will be placed underground.
v. Water Conservation- The final master plan should show how, in detail, the proposal will
incorporate low volume irrigation systems throughout the landscaped areas of the
development (see proposed conditions of approval).
vi. Refuse Bins- Individual trash bins should be screened from the public right-of-way on
days of no trash service in the neighborhood. Any future trash receptacles intended for
trash service pick-up placed in the common areas such as the proposed park areas must be
screened in a manner that is similar in material and character of the neighborhood. This
should be incorporated in the CC&Rs (see proposed conditions of approval).
vii. Glare Reduction- The proposal must adhere to the City’s lighting standards which require
glare reduction and respect the safety aspect of lighting (see proposed conditions of
approval).
Case No. 17 00256
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g. Common Open Space
i. Required Common Open Space - This standard requires that each PUD provide at least
10% of the gross area as open space and recreational area. The proposal exceeds this
requirement. The Planning Commission should determine if what is being proposed meets
the intent of the PUD ordinance (see proposed condition of approval).
ii. Section a. of the PUD states ALL new utilities will be placed underground The P&Z
Commission should identify if these requirements are met (see proposed conditions of
approval).
iii. Maintenance- As the common areas are proposed to be private rather than public, the
homeowners association will be responsible for common space maintenance, as stated in
the proposed CC&Rs. Until such time as a homeowners association is established, the
applicant shall be responsible for all maintenance of common areas and all unsold lots
(see proposed conditions of approval).
iv. Hardscape- Only preliminary plans are required at this time; the final landscape plan
should be submitted for review and approval with the final master plan application (see
proposed condition of approval).
v. Common Activity Areas- This area needs to include playground equipment or pathways
with benches and tables through natural or landscaped areas. The Commission should
determine if this requirement is met. This requirement should be shown on the final
landscape plan to be submitted with the final master plan/final plat application (see
proposed conditions of approval).
vi. Landscaping Per Unit- The applicant has not provided a landscape plan. The final master
plan should identify type of tree, caliper and type and gallon of bushes. The Planning and
Zoning Commission should determine size, type and spacing of trees and or other
plantings that are buffering the project from the Highway 20 Corridor. In addition, the
final CC&Rs should have the ordinance requirements written into the CC&Rs. The final
landscape plan needs to consider solar access as required by the PUD ordinance in the
placement of deciduous and evergreen trees (see proposed conditions of approval).
vii. Water Conservation- The final landscape plan should incorporate this requirement by
identifying what drought tolerant species are being used and where zones are located
within the common space areas that can maximize water conservation by incorporating
plants that have similar water usage demands (see proposed conditions of approval).
IV. ANALYSIS
To approve a planned unit development certain criteria must be addressed and met. Below are those
established criteria followed by staff’s analysis.
a. The proposed planned unit development is in compliance with the City’s comprehensive plan
and will be substantially compatible with existing development in the surrounding area; and
undeveloped land in the surrounding area can be developed in a manner substantially
compatible with the proposed planned unit development.
The Comprehensive Plan Map designates this area as Moderate to High Density Residential;
therefore the proposal is in compliance with that component of the Comprehensive Plan.
i. Traffic impacts
See Public Works comments by the City Engineer.
Case No. 17 00256
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ii. Street lights and exterior lights
A condition of approval should be that as part of the final master plan/final platting,
proposed lighting, whether they are street lights, park lights, or other, should show how
they comply with the City’s lighting ordinance and Engineering Standards (see proposed
conditions of approval).
.
b. Construction of the development can be accomplished in a manner that does not create
unreasonable negative impacts on the area surrounding the development or in the city. In
order to assure the avoidance or mitigation of negative construction impacts on the area
surrounding the development or in the city, the planning commission and Council may impose
conditions including but not limited to:
i. Prohibitions of open burning on the site during construction;
ii. Time restrictions on construction noise; and construction traffic.
The Commission should explore this criterion after public testimony and determine if any
conditions of approval should be applied.
c. Street, water, sewer, drainage and drainage pre-treatment, storm water detention, and other
similar facilities in the area surrounding the development and in the city are or will be
adequate to provide for the health, safety and welfare for the development's population
densities and the type of development proposed.
Street, water, sewer, drainage and drainage pre-treatment, storm water detention, and other
facilities are either located in the immediate area or will be extended for use of the site by the
applicant. The applicant is intending to connect to all City services. Based on the availability and
installation of infrastructure in the vicinity this criterion is met.
d. The proposed number of residential units does not exceed the maximum permitted number of
residential units.
The applicant has requested density bonuses. The acreage for the PUD is approximately 2.7
acres. The MDR2 zoning allows a maximum of 20 units per acer. Density Bonuses are being
requested. A detailed summary of the Density Bonus Design Requirements being sought must be
provided (see proposed conditions of approval).
V. STAFF RECOMMENDATION
Staff recommends that the Commission take public testimony and determine if the proposed planned
unit development can be approved, denied, or approved with conditions. Following this
determination, the Commission should make a recommendation to the City Council accompanied
with findings that support such a recommendation. Should the Commission choose to recommend
approval with conditions, staff has provided conditions of approval for consideration (see below).
City Staff will require that the conditions of the PUD as outlined in The Rexburg Development Code
are followed. The Commission should determine if a revised preliminary master plan/preliminary
plat needs to be submitted if major/substantive modifications are needed before a determination
approval status can be made.
Proposed Conditions of Approval
General
1. The final master plan/final plat application shall include all required submittal standards and
incorporate all conditions of approval and be fully reviewed by Rexburg Staff to comply with these
requirements prior to issuance of a building permit.
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2. Language shall be clear in the CC&Rs that no approval granted by the HOA or Architectural
Committee shall violate City Code (e.g. accessory structures, building heights, fencing, location of
building on lot, etc.).
3. The final CC&Rs shall be reviewed and approved by the Community Development Director prior the
recordation of a plat.
4. Requirement of the underlying zoning prevails where no specific requested variation has been
considered and granted in this PUD request. Additional parking is required as per Development Code
requirements.
5. A detailed summary of the Density Bonus Design Requirements being sought must be provided for
staff review and then approved by the Planning & Zoning Commission and the City Council.
6. The development will need to remain under single control by the developer until such time as a
homeowner’s association is established which will enforce the standards of this PUD and the material
found in the covenants, conditions, and restrictions (CC&Rs)
7. All Staff recommendations identified in the Substantive Criteria and the Analysis recommendations
shall be identified on the final site plan prior to a building permit being issued.
Performance Standards
8. Utilities- All new utilities must be placed underground.
9. Water Conservation- The final master plan for each phase shall show, in sufficient detail, how the
proposal will incorporate low volume irrigation systems throughout the landscaped areas of the
development.
10. Refuse Bins- Trash bins must be screened.
11. Glare Reduction- The proposal must adhere to the City’s lighting standards, details shall be
provided with the final master plan/final plat.
Common Open Space
12. Maintenance- As the common area is proposed to be private rather than public, the homeowners
association shall be responsible for common space maintenance. Until such time as a homeowners
association is established, the applicant or owner of record shall be responsible for all maintenance of
common areas and all unsold lots.
13. Creative site planning and building designs - The Commission should determine if creative site
planning and building designs are incorporated.
14. Landscaping Plan- The applicant has not fully addressed this requirement during the preliminary
master plan/preliminary plat application process; therefore the final master plan shall reflect this on
the landscape plan. In addition, the final CC&Rs shall have the PUD ordinance requirement written
into the CC&Rs. The final landscape plan shall consider amount of trees and bushes, landscaping
buffer for parking lot, Highway 20 Corridor buffering and solar access as required by the PUD
ordinance in the placement of deciduous and evergreen trees. The final landscape plan shall be
reviewed by the Community Development Director or Designee prior to the issuance of a building
permit.