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HomeMy WebLinkAboutREASON FOR DECISION - 17-00704 - Approx 1000 N Yellowstone Hwy - Thomson Farms PUDReason for Decision City of Rexburg 35Nonh 1^East Phone: 208.359.3020 Rexburg, ID 83440 w sexburg.org Fox: 208.359.3022 Master Plan Thompson Family Farm - #17 00704 Approx. 950 N Yellowstone Hwy. 4Q 48%B44C �a p CITY OF MXBURG �r AmervukPomity Commmmy L September 7, 2017, a heating is held before the Planting & Zoning Commission. 05 P.M. - Tab9mpson Family F m, R z ron60 n —Approx 950 N. Yellowstone H #17- 00439) No change in the sue of each zone on the parcel. Zones on parcel will stay CBC, MDR1, and I.DR2. (See Den. Code p. 219-220; Comp. Plan Cb. 6) MOTION: Steve Oakey made a motion to recommend to City Council to grant the request as stated with the condition that the applicant follows the staff recommendations. The applicant will vnplement a grid system for the roads "ad the bounrlan'es of the lanes noKh to south, and the east to west boundary between mmmenial and medium density would continue tbmugb to divide the L.DR Zone in ball and provide access to the pamel bebind the Thompson property" as per conversation between developer and staff, and due to the property development benefits for the community. Bruce Sutherland seconded the motion. VOTE: Those in Favor: Heidi Christensen — Chairman, Bruce Sutherland, Greg Blacker, Steve Oakey, John Bowen, Gil Shirley, Rory Kunz, Krisd Anderson Those Opposed None Motion Carried. 2. September 20, 2017 City Council reviewed the request to rezone approximately 950 N. Yellowstone Hwy. Thompson Family Farm - Approve Ordinance 1171 (Recommend Suspension of the Rules) for the Rezone Configuration at Approx. 950 N. Yellowstone Hwy. — (#17-00439) No change in the sue of each zone on the parcel. Zones on parcel will stay CBC, MDR1, and LDR2. (See Der. Code p. 219-220; Comp. Plan Ch. 6) Council Member Brad Wolfe moved to approve Ordinance 1171, the Rezone Configuration, at Approx. 950N. Yellowstone Hwy. — (#17-00439) No change in the sue of each zone on the parcel. Zones on parcel will stay CBC, MDRI, and LDR2. Council Member Busby seconded the motion, Council President Smith asked for a vote: VOTE: Those voU9gAA: Council President Smith, Council Member Flora, Council Member Mann, Council Member Wolfe, Council Member Benfield, Council Member Busby ThoseThose vo�y- None The motion carried Council Member Wolfe moved to suspend the rules for Ordinance 1171 and consider the ordinance third read; Council Member Busby seconded the motion; Council President Smith asked for a toll call vote: 1IPage VOTE: These y_Qtjng aye. Council President Smith, Council Member Flom, Council Member Mann, Council Member Wolfe, Council Member Benfield, Council Member Busby Thoseotingg na_ v: None The motion carried 3. November 2, 2017 - Pre -Application Conference before Planning & Zoning Commission NCH Business: Paid Bringhurst — 160 W. Canyon Crest Road, Alpine, Utah - presented his pre - application for a Planned Unit Development Master Plan for Thompson Farms at approximately 472 N Yellowstone Highway. Previously, he was requesting a rezone before the Commission. The zones and the location of those zones were reviewed. City Council agreed and approved with the zoning. One of the conditions of the rezone is a configuration of streets to grid the zones and divide and border the different zones. He is presenting the Development Master Plan as a pre -application conference. THOMSON EARNS /. °CANNED UNIT D'':'t-'.OPM� /— LDR Commercial The PUD ordinance of Rexburg allows the clustering of buildings to create meaningful open space. Paul is requesting the clustering on only the medium density portion of this development The medium density will be an apartment community. This is proposed to be an apartment community with seven -3 story building and three -2 story buildings. The idea was to graduate down to the lower -density zone. The LDR will be single -story and two-story townhomes. He identified a clubhouse and open space with circular sidewalk and pavilion which flows through to the townhomes open space. The townhomes are oriented with the intention of a walking street Circulation would be from alleys to the public roads. This design has also been created with socioeconomics in mind. A couple could stats in the apartments, move to ownership of townhomes, and then purchase a single-family lot -The commercial area is the most in flux in the project Until tenants are acquired, little is known about the needs of those businesses. It is anticipated that perhaps 21Page an office and food store cowu go in the commercial area. The idea is au opportunity for employment for the small community. Staff was concerned with the three access points to Yellowstone Highway. Yellowstone Highway originally The zoning fronted all of as commercial. Each of the commercial entities would have been requesting individual accesses to Yellowstone Highway. The applicant has tried to bruit the number of accesses. For viability, these three accesses me necessary to access the leasing office, the collector road, and the commercial zone. A traffic study has been discussed with Paul. There are a total of 300 units with 10 buildings in the MDR. The units in the northeast low-density section have been clustered to create the open space. He has created in his design, a connection with developments to the east. 83 points bonus points are needed for 20.9 dwelling units per (1) acre for a planned unit development. The ordinance requires you to do one sub -category in each category. "Yes" was marked next to each item they think they will meet on a list on the plan. Civil and architecture plans will be the next step and he would come back and explain the point system and how he feels the plan meets the criteria. Steve Oakey asked if Paul planned on having the dwelling be privately managed. The onsite property manager will live in the clubhouse and manage the alley areas as private. The amenities me intended for the residents. An H.O.A. would maintain the open space. The snow will be removed on site. Dumpsters will be strategically located at the end of the private parking for the community. Steve asked about broad streets. Public streets and private streets were identified. He is thinking about minimizing the City cost of maintaining the streets in winter and allows the streets to be narrowed if they axe kept private. Paul says private roads makes the HOA fee go up. He has not done the analysis to determine if the market could do a higher HOA fee. Steve responded, more public roads means taxes go up. Paul responded, the buyers are more sensitive to HOA fees, than they me taxes. He assumed the City would prefer public roads, but he is willing to do either. Craig Rindlisbacher clarified that the streets that are public me intended to connect to the grid. Gil was concerned about snow removal and emergency access. These will all be reviewed in the plat process. Rory asked if the circular sections were round -abouts. They aren't, it is an illusion with the placement of the trees. The intersections are square. 4. November 9, 2017 Complete Application for a Planned Unit Development (PUD) was received and fees were paid. 5. November 13, 2017 Notice was sent to the newspaper with a corrected legal to be published on November 176 and December 1", 2017. 6. November 22, 1017 Notices were mailed to adjacent property owners. Drawings will arrive today via FedEx for review and Commission distribution. 7. November 28, 2017 Public works staff notes and road cross sections were sent to Paul Britrghmst. The notices were posted in two places, one on Su gehneier Lane and one on Yellowstone Hwy. 8. November 30, 2017 Planning & Zoning staff notes were sent to applicant on complete Staff Report 9. November 30, 2017 Revisions to the Thomson Farms Master Plan were submitted via emaiL 3 1 P a g e 10. December 4. 2017 Plans to, <eview arrived is FedEx. Many of the items on the staff report had not been addressed. After communicating with the applicant via phone, it was clarified that at this time only the Master Plan will be submitted and a Preliminary Plat will come latex. This does not hold up the hearing. 11. December 7, 2017 Thompson Farms Preliminary Planned Unit Development (PUD) Master Plan went beforePlanning and Zoning. Paul Biinghmst— (#17-00704), the zoning of the property will remain the same as recently reconfigured for Medium Density Residential One (MDRI), Low Density Residential Two (LDR2), and Community Business Center (CBC). Paul discussed the following points with the Commission during his presentation: • Right-of-way requirement of 68' feet now complies. • The streets between the townhomes will be private streets and will be kept narrow. • Arch will be narrowed to align the parking with die street to meet the open space requirements. • Thompson are requesting to add 14 more townhomes, which will allow them to be under the base density requirements for the zone. • Total units will be 448. - • The access points onto the Yellowstone Highway will be worked out with the Idaho Transportation Department and City Engineer. Traffic study is anticipated • City staff will work out the density bonus points for landscaping and improve the energy efficiency. • Staff recommends a vehicular connection between the apartments and town homes. MOTION: Commissioner Rory Kunz moved to recommend approval of the Thompson Farms Preliminary Planned Unit Development (PUD) Master Plan with the following emphasis: 1) the representatives for Thompson Fames work with the city on the requited density points. 2) Before the final plat comes back to Planting and Zoning that an affable discussion take place between the Thompson Fames representatives, the home owners to the north and the Public Works Director to work out the issues with traffic and road ways. Steve Oakey seconded the motion. Discussion: Commissioner Fatmet said he is concerned with bicyclist connectivity onto the bike path across the street from the development. If the developer adds a path on their side of the development; it could add bonus points. The motion is a recommendation to City Council and no further discussion is needed. VOTE: Thost in Fa ox Commissioner Anderson, Commissioner Davenport, Commissioner Farmer, Cotumissioner Rudd, Commissioner Sutherland, Comnilssionet Oakey, Commissioner Kunz, Commissioner Bowen, Commissioner Blacker, Chairwoman Christensen Those Opposed: None Motion Carried. 12. December 20, 2017 the City Council reviewed the Thompson Farms Preliminary Planned Unit Development (PUD) Master Plan — Paul Bringhurst — (#17-00704), The zoning of the property will remain the same as recently reconfigured for Medium Density Residential One (MDRI), Low Density Residential Two (LDR2), and Community Business Centex (CBC). 4 Page City Attorney Zollinger re..ewed the Thompson Farms Preliminary 1.a ed Unit Development (PUD) Master Plan. Location & Zoning Thomson Farms encompasses 6D33 acres of land located at approximately 472 N Yellowstone HWY, about 2.4 miles northeast from OYU Idaho's campus in Rexburg, ID. % The property is coned 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 1 MDR12one and 8.71 within the LDR2 Zone. The maximum density -.aaml 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. ..sMr MIP Neighborhoods(Statement ofthe Intended Use) Thomson Farms has been master planned with a variety of housing types, keeping socioeconomic groups and the %mlly fife cycle in mind. Three neighborhoods are envisioned 1) The Village; 2) The Towns; and 31 The Villas. The Village at Thomson Farms is proposed as a stack flat or'gorden-style" for rent product that clusters eleven multi -family buildings around a shared open space. The proposed Clustering of 30D dwelling units conserves land and natural resources. The Village will provide newly a•••J J J J J•aa as eaa• >o • JJ aJ e iJ y` i a iJ iJ J i a J J J i i• i VILLAGES - - e ; �+ JJJJJago o • TOWNS + •• ao J • A iJ�a •d + i Jiaiai J i i J i i J +i J ii J 1• rl eaJaa aJ a•aa•- + JJ + OO COMM6RCV.L jam, o + a o e PARK f}-`�.•O i+O i• +� e• JJ p• VILLAS s+ • � •••as axil>+> eoo�-.r.- •d•JJaaJJa JJe y i•+e•iWeie•eJi J+e ••+++ Council Member Busby asked if sidewalks would be added on the east side of Yellowstone Highway. There is right of way and the developer will need to add sidewalks to their side of the development Public Works Director Davidson said he prefers the access to the commercial park not be allowed. The issue with Stegeltneire Lane being perpendicular to the Yellowstone Hwy will 51Page need to be discussed and a i,olution will need to be made. Council Member Busby asked about the water retention ponds. The retention ponds are not shown on a Preliminary Planned Unit Development Master Plan. Mayor Merrill asked why the developer did not want to keep the Villa streets as private streets. Public Works Director replied the developer would prefer the city to maintain these roads; it also factors into dedicating their water and sewer lines. Council Member Flora questioned if the implementation of narrowing the city roads to reduce speed and to help with snow removal is beginning with this development. Public Works Director Davidson said in order to narrow the city roads an ordinance would need to be passed by City Council. She asked if the condition in the Planning and Zoning motion are still needed. City Attorney Zollinger said yes the conditions are stilled needed. Council Member Flora said she is concerned with the playground not being adequate. City Attorney Zollinger recommended her concern be added to the motion. Council Member Busby asked about the sewer connection. Public Works Director said the water and sewer connections will be shown on the final plat. The expense will be shared between the developer and property owners. Discussion regarding water and sewer capacity. Council Member Mann moved to approve the Thompson Farms Preliminary Planned Unit Development (PUD) Master Plan zoning of the property will remain the same as recently reconfigured for Medium Density Residential One (MDR1), Low Density Residential Two (LDR2), and Community Business Centex (CBC); with adequate playground equipment in the developments park and with the Planning and Zoning conditions -1. The Thompson Farm's Representatives will work with the city on the required density points. 2. Before the final plat the property owners need to work with the city's Public Works Director; Council Member Busby seconded the motion; Mayor Merrill asked for a vote: Those vo ' ave Those voting Council Member Flora Council Member Mann Council Member Wolfe Council Member Busby Council Member Walker Council President Smith The motion carried 61Page