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HomeMy WebLinkAboutP&Z STAFF REPORT - 17-00256 - 398 Pioneer Rd - Rocky Ridge PUD - PrelimMasterPlan/PrelimPlatCase No. 17 00256 Page 1 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 Page 2 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 Page 3 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 Page 4 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. Case No. 17 00256 Page 5 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.