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HomeMy WebLinkAbout03.02.17 P&Z Minutes 1 Commissioners Attending; City Staff and Others: Bruce Sutherland – Acting Chairman Brad Wolfe- City Council Liaison Melanie Davenport Val Christensen – Community Development Director Steve Oakey Natalie Powell - Community Development Compliance Officer Rory Kunz Colton Murdock – Community Development Intern John Bowen Scott Johnson – Economic Development Director Mark Rudd Elaine McFerrin – P&Z Coordinator Heidi Christensen Acting Chairman Bruce Sutherland opened the meeting at 6:32 pm. Presentation: Recognition of Service for P&Z Commission Chairman Jedd Walker Rexburg City Councilman Brad Wolfe said the Mayor was not able to attend tonight’s meeting to make this presentation, so Mr. Wolfe is honored to present a plaque from the City of Rexburg to Jedd Walker in recognition of his dedicated service to the city as a P&Z Commissioner and P&Z Chairman. He served from January 2010 to February 2017. He has served the city well .On behalf of the Mayor and the city of Rexburg, Councilman Wolfe thanked Mr. Walker for his valuable service and his time given toward the betterment of Rexburg. He is appreciated and has done a great job. His knowledge through his position with the University works hand in hand with his Commission service and as part the city’s design review board. Councilman Wolfe has enjoyed working with him and greatly respects Mr. Walker’s opinion and his work. He will be missed. Jedd Walker thanked everyone. He said he is going to miss his fellow Commissioners. Chairman Sutherland thanked Jedd Walker. He has been a great chairman and is very much appreciated, and he will be greatly missed. Roll Call of Planning and Zoning Commissioners: Attending: Steve Oakey, Rory Kunz, Mark Rudd, Bruce Sutherland, John Bowen, Melanie Davenport, Heidi Christensen Greg Blacker, Gil Shirley, and Richard Smith were excused. Minutes: 1. From Planning and Zoning meeting – February 2, 2017. Steve Oakey motioned to approve the Planning & Zoning minutes of February 2, 2017. John Bowen seconded the motion. Heidi Christensen and Mark Rudd abstained for having not been present. None opposed. Motion carried. 35 North 1st East Rexburg, ID 83440 Phone: 208.359.3020 Fax: 208.359.3022 www.rexburg.org Planning & Zoning Minutes March 2, 2017 2 Public Hearings: 1. 6:35 pm - Conditional Use Permit – Approximately 359 West 4th South – To allow a lowered number of parking spaces (0.5 spaces per student) through the use of the Pedestrian Emphasis Overlay (PEO), Ordinance No. 1021 - Horrocks. BVH. The zoning for the property is High Density Residential Two (HDR2) and Community Business Center (CBC). Chairman Sutherland explained the procedure followed for public hearings. The applicant will come forward to present the proposal to the Commission. The Commission may ask clarifying questions; the public may also ask such questions to better understand the proposal. Staff may also give clarification. Public hearing testimony will then be given from those in favor, those who are neutral, and those who are opposed to the proposal. There will be the staff report, followed by discussion and deliberation by the Commission. The Commission is a recommending body and will make a recommendation to the City Council, who will make the final decision on the request. Leith Sheets, Horrocks Engineers, 901 Pier Drive, Suite 205, Idaho Falls. He presented the proposal requesting reduced parking in the Pedestrian Emphasis Overlay (PEO) for the specified property. The development would be for student housing. They are asking for a parking reduction to 0.5 parking spaces per student. There would be a maximum of 308 students, with a total of about 154 student parking stalls, plus 31 stalls for visitor parking. There would also be one required space for the building manager. They have met the requirements. A rendering of the planned complex was shown. The development will have a good appearance from the street. The location is very close to the University campus. As such, the use of vehicles is more minimized. There will be lots of trees and landscaping. The apartments would be up close to the street. The applicants feel their request is straightforward. Community Development Director Val Christensen pointed out the location on the overhead screen. The property is in the PEO and the infill-redevelopment area. Steve Oakey asked if they wish to reduce the parking in order to have more rooms. Leith Sheetz said they are trying to increase the density. Visitor parking stalls will be in the parking lot that will be built across the street to the west. Steve Oakey asked if the applicant has discussed that parking contracts should address that there are no guarantees for parking. Layne Sheetz said the City Attorney would approve the contracts. Steve Oakey asked how the parking would be monitored. Steven Wood, representing Ball Ventures, the developer, 901 Pier View Drive, Idaho Falls. They also developed the Ivy Apartments complex in Rexburg, which has 900 beds and 17 percent parking (160 resident stalls and 90 visitor stalls). The remainder of those who need parking park in the university L lot. This was a learning experience for them. They only sell parking stalls for the amount of stalls that they have. The parking contracts will explain very clearly regarding having a parking stall or not having a parking stall. They will try to educate the student residents as much as they can on this issue. The visitor parking requirement is challenging. The Ivy provides two shuttles that help the residents to go to campus and to different places in the community. They encourage students to leave their 3 vehicles at home. A shuttle would be of benefit for this new project too, if it is decided to do one at this new location. Steve Oakey asked if there was any spillover of residents’ vehicles out onto the street or in other people’s parking lots. Steven Wood regarding the Ivy location, there really is nothing too close for parking in neighboring locations. Most students use the L lot. John Bowen asked for clarification on the parking contracts. Would a specific parking spot be assigned to a student? Steven Wood said there would be a resident parking spot assigned but not for a specific stall. The contracts are kept electronically regarding keeping close track of parking. John Bowen said if the students do not have specific parking stalls assigned, how would the parking be monitored? Steven Wood said there would be a third party company that will monitor the parking multiple times a week. They would try to be as strict as possible. They do not want the issue to become predatory. As far as the contracting process, it is all electronic and listed on the contract if the resident has a parking stall. Individual vehicle information is taken to help monitor this issue. A letter will be written to each student stating what they can/cannot do regarding the parking. Visitor stalls are also going to be monitored. If a vehicle is in a spot for what is considered too long a time, the issue would be addressed. Heidi Christensen asked the capacity and the percentage of lot L fullness. Steven Wood said they have been told that the university has not hit capacity. Community Development Director Val Christensen stated that the University had indicated there would always be a lot available for students to rent a parking space for long-term parking, for those students who use their cars infrequently. Mark Rudd clarified that the Ivy has only 17 per cent parking. Steven Wood stated that was correct. The request for this new development is 50% percent student parking and 10% visitor parking. The boundary for the PEO was shown on the screen for clarification. Community Development Director Val Christensen did not have additional comments to clarify the request. Chairman Sutherland opened the public input portion of the hearing. In Favor: None Neutral: None Opposed: None Written Input: None Chairman Sutherland closed the public input portion of the hearing. From the Community Development Staff Report: “….The parking ratio within the area identified as “Area 2” on the exhibit map shall be a minimum 4 of 0.5 spaces per student. Other parking (vehicle and bicycle) is required for guests and management as specified below in Sections 9, 10, and 11. Staff feels that 60% (50% student & 10% visitor) is sufficient.” Deliberation comments were received from P&Z Commissioner Greg Blacker, who was not able to be present at this meeting. Commissioner Blacker’s letter was read by Chairman Sutherland: 5 6 Steve Oakey commented that parking should be reflective of marketing demand. Director Christensen said regarding this request, only 8 percent visitor parking is required now by the city. The applicant will provide 10 percent and 50 percent student resident parking. The college has said there are approximately 68 percent of students who bring cars. The city staff looked at the numbers. The college may provide long term parking. At curfew, students would be able to use the visitor spaces and then move their vehicles in the morning. Staff would not recommend to go as low as was done in the past. Staff feels the subject request is sufficient. Melanie Davenport stated that there is not a lot of available property in the PEO. You have to decide whether you want growth and density in the overlay, or if you want to have parking. You just cannot have both. What is being presented tonight is basically the same thing that BYU-Idaho wanted when they planned Center Square (dorms consolidated and parking plan for close and farther away). It would have to be decided whether to choose between parking or housing, and what the priority should be. Heidi Christensen asked how many residents there could be if 75 percent parking were necessary. The developer said this project would probably not be feasible with that percentage. Rory Kunz disagreed with Mr. Blacker’s statement that it is the Commission’s duty to protect the integrity and reputation of the city. Commissioner Kunz felt it the Commission’s job to either allow the request or not. The question is does the request fit within the bounds already set. If so, then he would vote yes on this request. The latest project that asked for reduced parking a couple months ago is a block east of the subject property and had a similar parking reduction request granted. Steve Oakey said what is being requested is a simple land use issue. Because property is so expensive, parking is not free. He quoted 3 recommendations from UCLA professor Donald Shoup (author of The High Cost of Free Parking) - charge the fair market price for parking, spend the revenue on public services like sidewalk and street repair, and eliminate all parking requirements from private businesses. John Norquist, former mayor of Milwaukee, also suggested parking requirements in that city be eliminated, especially in dense areas. This adds solidity and credence to what Commissioner Davenport said about deciding whether parking or housing would be the priority. Mr. Oakey would be in favor of the parking reduction. Melanie Davenport said the longer that the process takes, the slower would be the progress of the ability of the University to grow. Chairman Sutherland said in his years of experience in serving the community, the University would do what it has to do. If it has to build apartments, it will do so. If the University builds apartments, the public sector would not have that opportunity – the city, schools, etc would lose tax money for funds. He agrees with Commissioner Kunz. This is a land use issue. The Commission is a land use board. The question is, does it fit and should the CUP request be granted. John Bowen asked Director Christensen to clarify the request for 50 percent parking. 7 Director Christensen said that percent would be the minimum. Parking should be a premium, but the city does not want it to be problematic. This would be for 60 per cent, because 10 percent of the request would be for visitor parking and 50 percent would be for student resident parking. Commissioner Bowen stated if that is the staff recommendation and standard, he would feel good about voting in favor of this request. Mark Rudd commented that he likes the idea that these applicants are the same owners as the Ivy Apartments, and through experience they now know what parking problems to avoid. The request fits the city criteria. Mark Rudd motioned to recommend approval to City Council of a Conditional Use Permit for the property at approximately 359West 4th South, to allow a lowered number of parking spaces, (0.5 spaces per student), through use of the Pedestrian Emphasis Overlay (PEO), specifically 60% (50% student parking & 10% visitor parking). Rory Kunz seconded the motion. The “Standards Applicable to Conditional Use Permits,” Section 6.12B of the Rexburg Development Code No. 1115, apply to all Conditional Use Permits. None opposed. Motion carried. Unfinished/Old Business: None New Business: 1. Juniper Sands – Preliminary Plat – Approximately 801 West 7th South – Bron Leatham Bron Leatham, the applicant, 1272 North Yellowstone Hwy. He presented the preliminary plat proposal. The subject property was pointed out on the overhead screen map. They have been in communication with the Cooks, who own the adjacent land just east of the subject property. The plan would be to also develop their property. He addressed the Rocky Mountain Power concern regarding utility pole alignment. They are in communication with Rocky Mountain Power and do not expect any problems He also addressed staff review comments regarding having access for the Cook property off of the new city street, and that the 79 foot right of way needs to be the full width through the entire property. Mr. Leatham stated that they have received from Horrocks a statement as to when the roundabout would be necessary. They can work with this information on the Development Agreements with the city. John Bowen asked about the roundabout location. It was explained that the future roundabout would be on 7th South in the area in front of the Cook property, and it would be done at the time deemed that it is necessary. They are working through this with the City and the property owners. 8 The roundabout would be needed for traffic flow as the property to the west and south and north develops over the next 10-15 years. Director Christensen said all staff points have been covered through the presentation and the discussion. Melanie Davenport asked if Mr. Christensen had seen the Horrocks recommendation for the roundabout. Director Christensen said the issue actually originated with city engineering department. Horrocks is more about the numbers of when a roundabout would be needed. All of these concerns will be addressed in the development agreements between the city and the developer. Melanie Davenport motioned to recommend approval to the City Council of the Juniper Sands Preliminary Plat (located at approximately 801 West 7th South). Steve Oakey seconded the motion. None opposed. Motion carried. Compliance: None Non-controversial Items Added to the Agenda: None Report on Projects: None Tabled Requests: None Building Permit Application Report: None Heads Up: For March 16, 2017 P&Z meeting: 1. Conditional Use Permit – 342 West 1st South, #704 – Requesting a Conditional Use Permit to allow a short-term rental in the MDR1(Medium Density Residential 1 Zone , per the Rexburg Development Code Ordinance No. 1115 - Andrew Cargal 2. Comprehensive Plan Map Amendments – City of Rexburg Area 1 – South Yellowstone specified area – Neighborhood Commercial /Mixed Use and Commercial TO Moderate-High Density Residential Area 2 – West Main specified area – Low-Moderate Density Residential and Moderate- High Density Residential TO Neighborhood Commercial/Mixed Use 3. Development Code Ordinance Amendment – City of Rexburg -proposed amendments to the document concerning substantive and non-substantive items. The meeting was adjourned at 7:30 pm.