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HomeMy WebLinkAbout18-00080 Staff Report Thompson FarmsCase No. 17 00141 Page 1 SUBJECT: Thompson Farms Planned Unit Development (PUD) - Preliminary Plat - #18 00080 APPLICANT: Paul Bringhurst PROPERTY OWNER: RS17 REXBURG PREFERRED LLC PURPOSE: Establishment of a Planned Unit Development (PUD) through the approval of a Preliminary Master Plan/Preliminary Plat. PROPERTY LOCATION: Approximately 472 North Yellowstone Highway Rexburg, ID 83440 COMPREHENSIVE PLAN: Low-Moderate Density Residential and Commercial ZONING DISTRICT: Medium Density Residential 1 (MDR1), Low Density Residential 2 LDR2) and Community Business Center (CBC) APPLICABLE CRITERIA: City of Rexburg Development Code (Ordinance Code 1115), 4.15 Planned Unit Development (PUD) and Chapter 12,Subdivision Ordinance Section 2.2 Preliminary Plat AUTHORITY Section 2.2 Preliminary Plat - The Commission shall review the application and comments from the review agencies for finding of fact as to conformance to the City’s comprehensive plan, zoning ordinance, subdivision ordinance, ordinance governing the negotiated area of city impact (if applicable) and City’s design standards. After a finding of fact, the Commission shall determine if further action, will be necessary for the planning and zoning commission to complete its review and make its recommendations to the Council. The Commission shall recommend to the City to conditionally approve, approve or disapprove the application. I. BACKGROUND The applicant has requested approval of a Planned Unit Development (PUD) for purposes of clustering and variations from the standard side yard setbacks of the underlying zoning. Therefore, the City, upon receipt of a PUD request held a public hearing for the Master Plan and is now reviewing and approving the Preliminary Plat . The format for the plat review will follow the PUD requirements as well as any other as described in the City Development Code for a Preliminary Plat. II. SITE DESCRIPTION The subject property is approximately 3.35 acres and is located behind Pioneer Village strip mall and west of the railroad tracks just north of University Boulevard . Planning and Zoning Department STAFF REPORT Case No. 17 00141 Page 2 III. SUBSTANTIVE CRITERIA and ANALYSIS The following is a review of the minimum requirements of a PUD and the Preliminary Plat. Please refer to the PUD and Preliminary Plat sections of the 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 commercial and residential uses. The proper zones are existing for each use. b. Minimum Area- The proposal is for 60.3 acres, which exceeds the minimum of 1-acres for a residential PUD and 10 acres for a commercial PUD. This criterion is met. c. Variations to Underlying Zoning- The applicant is requesting the following variations to the underlying LDR2 zoning: i. Side yard setbacks- The LDR2 zone requires a 5-foot setback from side property line or 10-foot between buildings. As a townhome project, side yard setbacks would be would not be required. The owner wants to be able to sell townhomes individually. Thus the need to create the PUD. ii. Front yard setbacks- Meets requirements. iii. Street Standards- Birch Loop, Harvest Drive, Aspen Drive, Pine Tree Drive and Thompson Farms Road need to have different names. There are tree street names similar in other parts of the City and similar names become problematic for EMS response. Thompson Road should be renamed Stonebridge Street as it eventually will run through and connect to Stonebridge Street. Fir Street and Maze Road need to be treated as one street not two individual named streets (see proposed condit ions of approval). The two entrances from Yellowstone Highway to parking areas will not be allowed by the Idaho Transportation Department. The intersection of Stegelmeier Lane and the State Highway 33 needs to be reconfigured so that Stegelmeier Lane meets the highway at a ninety-degree angle. Street and private storm drainage needs to be separate. SH33 right- of-way width varies. Need to provide right -of-way for total of 80 feet plus width for right turn lanes as needed. Need revised Transportation Impact Study with ITD acceptance – this will determine what turn lanes are needed and if a signal is needed (see proposed conditions of approval). The Developer will be required to construct all improvements to State Highway 33 recommended by the Traffic Impact Study or required by the Idaho Transportation Department because of the increased traffic from the development, such as any recommended turn lanes or traffic signals. All improvements must be approved by the Idaho Transportation Department . The Developer is required to provide pedestrian connectivity between the Development and the existing City sidewalks on 2nd East. All improvements in the State Highway 33 right -of-way must be approved by ITD. The Developer needs to construct at least the south half of Stegelmeier Lane with at least 30’ of asphalt. (see proposed conditions of approval). d. Density Determination- The proposal falls within the overall allowed density for the MDR1 and LDR2 zoning. e. 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). Case No. 17 00141 Page 3 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. Hwy 33 Sewer crossing will need to be cased. Sanitary sewer lines stubbed out of manhole on Stegelmeier Lane to the East, on Harvest Street to the South and on Thomson Street to the East. Could look at consolidating sewer to one crossing. At least one stick of pipe after water valves where lines will be continued. The Development will need to give the City the water shares for property (see proposed conditions of approval). Sewer Capacity – The regional sewer lift station and collection line that serve the north area of the City are approaching design capacity. Whether sufficient capacity is available for this Development depends on the schedule of this project and the schedule of other existing and potential developments that connect to this sewer lift station. The Developer is advised that sewer capacity is reserved only after sewer impact fees are paid and sewer connection fees are paid. The City is exploring options to provide additional sewer capacity, but does not guarantee the timing of these improvements (see proposed conditions of approval). 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. Street lighting is required. (see proposed conditions of approval). viii. Bicycle Parking and Storage - Bicycle Parking and Storage must be provided and should be reviewed by City Staff (see proposed conditions of approval). f. 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. This item is met. ii. Section a. of the PUD states “The planned unit development approach is intended to provide more desirable environments by encouraging creative site planning and building designs. This requirement was discussed at the PUD hearing and determined to meet the standards. 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- This requirement was discussed at the PUD hearing and determined to meet the standards. v. Common Activity Areas- This requirement was discussed at the PUD hearing and determined to meet the standards. Case No. 17 00141 Page 4 vi. Landscaping Per Unit - Staff has reviewed the landscape plans and determined that this criteria has been met. vii. Water Conservation- The landscape plan incorporates 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. Low flow irrigation such as drip systems must be used where applicable. Sprinklers for grass areas must be installed so that coverage onto hard surfaces are minimized. Irrigation must be set for nighttime hours to avoid unnecessary evaporation of water (see proposed conditions of approval). IV. STAFF RECOMMENDATION Staff recommends that the Commission deliberate on any issues that they determine have not been identified by staff and recommend to City Council to approve the Preliminary Plat with the following staff recommendations: Proposed Conditions of Approval General 1. The plat shall include all required submittal standards and incorporate all conditions of approval as outlined previously in this document by staff. 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. 5. Bock numbers are not provided. Staff will work with owner to get this changed.