The URL can be used to link to this page

Home My WebLink AboutMASTER PLAN NARRATIVE - 17-00704 - Approx 1000 N Yellowstone Hwy - Thomson Farms PUD 2017 Paul Bringhurst, AICP Stillwater Equity Partners 11/29/2017 Thomson Farms Master Plan November 29, 2017 Thomson Farms, Master Plan Narrative Stillwater Equity Partners | 160 W Canyon Crest Rd Alpine, UT 84004 | 801-216-8850 x.723 Location & Zoning Thomson Farms encompasses 60.33 acres of land located at approximately 472 N Yellowstone HWY, about 2.4 miles northeast from BYU Idaho’s campus in Rexburg, ID. The property is zoned CBC (commercial), MDR1 (medium-density residential), and LDR2 (low-density residential). The base density allowed is 16.00 dwelling units per net developable acres within the MDR1 Zone and 8.71 within the LDR2 Zone. The maximum density possible within the MDR1 Zone is 22.00/NDA and 10.89/NDA for LDR2. The abutting properties to the north consist of single-family residential uses; agriculture to the east; multi-family to the south; and Yellowstone HWY to the west. Neighborhoods (Statement of the Intended Use) Thomson Farms has been master planned with a variety of housing types, keeping socioeconomic groups and the family life cycle in mind. Three neighborhoods are envisioned 1) The Village; 2) The Towns; and 3) The Villas. The Village at Thomson Farms is proposed as a stack flat or “garden-style” for rent product that clusters eleven multi-family buildings around a shared open space. The proposed clustering of 300 dwelling units conserves land and natural resources. The Village will provide newly November 29, 2017 Thomson Farms, Master Plan Narrative Stillwater Equity Partners | 160 W Canyon Crest Rd Alpine, UT 84004 | 801-216-8850 x.723 married and young families an opportunity to start a home, however, with neighborhood amenities like a private gym, hot tub, community gathering places, walking paths, and playgrounds, it will be a place everyone wants to be. The Towns at Thomson Farms is proposed as a row house or townhome style living that could feature both single-story and two-story floor plans. The Towns will be an ideal transition for young families looking for their first home ownership or for empty nesters looking to downsize. The 106 units have been clustered around meaningful open space that will be owned as areas in common. A homeowner association will be established to manage and maintain these areas and the yards around each unit. Walking paths and sidewalks will connect the Towns to both the Village Suites and the Villas. The Villas at Thomson Farms will host 28 single-family lots no less than 8,000 square feet. The Villas will provide an opportunity for those looking for home ownership and a private yard. Homes may vary in size but will be encouraged to tie into the farmhouse architectural style that is planned in both the Towns and Villages. Ownership & Control The development of the property will be controlled by a single-party, Stillwater Equity Partners (SEP). SEP has acted as the developer for a diverse set of assets, and as an active provider of both debt and equity capital to third-party sponsors on development projects from Hawaii to the U.S. Virgin Islands. As principals, SEP has completed major rehabilitations on a variety of property types, as well as ground-up construction. SEP’s depth of experience allows us to take an active role in creating value and we've built a reputation for building long lasting projects that enhance the communities they’re a part of. Construction Phasing Construction is anticipated to occur in four phases. With sewer and water located within or near Yellowstone HWY right-of-way, it will be cost effective for construction to commence on the west end of the property with the Villages. Other economic factors will direct the subsequent order of the phases. With the information available now, it’s anticipated construction will go in a clockwise motion with the Towns as Phase 2, followed by the Villas, and ending with the commercial park. A utility master plan is being developed by civil engineers that will aid SEP in determining the construction phasing. Bonus Density To achieve the density proposed within Thomson Farms, specifically The Village, bonus density is being sought to exceed the base density in the underlying MDR1 Zone. The base density for the zone is 16.00 Units/Net Developable Area (NDA). The proposed 300 units equates to 20.94 Units/NDA, well under the maximum bonus density of 22.00 Units/NDA. The Density Coefficient for the MDR1 Zone is .06 with a maximum of 100 points allowable. With an excess of 4.94 Units/NDA proposed, 82.3 points will be required. “In order to receive a density bonus, the development shall have received bonus points from at least one design component in each of the following categories: energy efficiency, building design, design theme, parking areas, landscaping, and open green space.” (1.1.m Planned Unit Development). There is a total of 665 total possible points identified within Rexburg’s Planned Unit Development categories. After identifying an item from each mandatory category, a total of 170 points would be possible. Adding the two optional categories of Public Streets and Housing brings the total possible points up to 235. With 82.3 points needed, the project would need to receive 35% of the possible points to achieve the density proposed. SEP intends to seek points for the following categories within 1.1.m: November 29, 2017 Thomson Farms, Master Plan Narrative Stillwater Equity Partners | 160 W Canyon Crest Rd Alpine, UT 84004 | 801-216-8850 x.723 i. Energy Efficiency 1. Insulation: All dwellings and main buildings within The Villages shall exceed the minimum pass requirements of the International Energy Conservation Coded (IECC) for energy efficiency by at least 2%. In addition, insulated exterior doors and double pane low-e windows will be used throughout the buildings. ii. Building Design 1. Materials: Exterior materials on the Villages and Towns will be made of long lasting materials with brick or natural or manufactured stone, fiber cement, designed to last 100 or more years. Repurposed wood, steel, and other accent materials may be used that are designed to last 20 years or more. Soffits/Fascias whether vinyl or aluminum will last 50 years or more. iii. Design Theme 5. Shared Theme: Both the Villages and Towns will be designed with a “modern farmhouse” architectural style. This theme has been selected to pay homage to the historical use of the property. Key design elements in this theme will focus on traditional farmhouse features with a modern touch such as large openings, simple interiors with light finishes, gathering areas, a mix of exterior building materials with contrasting textures and subtle color transitions. iv. Parking Areas 6. Bicycle Parking: The Villages will host 10 multi-family buildings with 562 parking stalls. Thirty covered, potentially even enclosed, bicycle parking areas will be incorporated within the breeze-ways of each building for a total of 300. November 29, 2017 Thomson Farms, Master Plan Narrative Stillwater Equity Partners | 160 W Canyon Crest Rd Alpine, UT 84004 | 801-216-8850 x.723 v. Recreation Amenities 1. Active Recreation: The Villages will include several recreational amenities including a playground or tot lot, a clubhouse with a gym, at least one hot tub/spa, an enclosed or covered picnic area, and a network of walking paths. 2. Common Building or Facilities: A clubhouse with a gym and large meeting room will be located at the entrance of the Villages. vi. Landscaping 2. Soften Fence Appearance: Garbage dumpsters within the Villages will be screened by non-see through wood or masonry fencing and shrubs. vii. Open Green Space 1. Designed Plan: Thomson Farms has been designed with open space at forefront of mind. A network of sidewalks and walking paths links the open space within each neighborhood together. 2. Multiple Use: The large open space within the Villages and Towns has been designed for both recreation and storm water retention. The grading and landscaping will be designed and installed in a manner that the retention is not discernible. viii. Public Streets: The Towns will contain private roads. They will be privately maintained but open to the public for use. ix. Housing: There are three distinct housing types being proposed within the development: 1) 2 and 3-story stack flat apartments; 1-2 story townhomes; and 1-2 story single-family homes. See Neighborhood narrative above. Legal Description (Boundary) A parcel of land, situate in the Southwest Quarter of Section 17, Township 6 North, Range 40 East, Boise Base and Meridian, and in Rexburg, Madison County, Idaho, more particularly described as follows: Beginning at the Center Quarter Corner of Section 17, Township 6 North, Range 40 East, Boise Base and Meridian, and running: thence South 0°08’08” East 1066.06 feet along the Quarter Section line; thence South 23°56’28” West 469.62 feet to a found rebar and cap marked LS 1027; thence South 89°47’25” West 1516.97 feet, following closely a wire fence line, to another found rebar and cap so marked; thence North 0°31’55” West 184.57 feet to another found rebar and cap so marked; thence South 89°27’37” West 437.23 feet to a power pole, with another found rebar, so marked, set next to it, to a point approximately 19.72 feet West of the found rebar set with the Paradise Pond survey, to the Easterly right-of-way line of Old Highway 191; thence North 30°08’04” East 1551.68 feet along said Easterly line to the south line of the property surveyed and monumented by Thompson Engineering, the found rebar set by Cardon being located 5.02 feet further along said right-of-way line; thence North 89°34’34” East 1364.91 feet along said line surveyed by Thompson Engineering, to a found rebar and cap marked LS 1027, on the Quarter Section line; thence South 0°08’08” East 31.69 feet along said Quarter Section line, to the Point of Beginning. Parcel contains: 2,624,485 square feet, or 60.25 acres.