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HomeMy WebLinkAboutStaff Report pdf - CUP 18_00193Case No.17 00236 Page 1 SUBJECT: Conditional Use Permit (CUP) application, file #18 00193 – Johnny Watson APPLICANT: Johnny Watson PROPERTY OWNER: BAH Rexburg AC Property PURPOSE: Requesting a Conditional Use Permit to allow Dormitory. PROPERTY LOCATION: 220 S 2nd W Rexburg, ID 8344 COMPREHENSIVE PLAN: Neighborhood Commercial Mixed Use ZONING DISTRICT: Mixed Use (MU) APPLICABLE CRITERIA: City of Rexburg Development Code (Ordinance Code 1115) – § 6.12 Conditional Use Permits AUTHORITY § 6.12 (F) (7) “All other conditional use permits may only be granted after review and recommendation by the Commission and approval by the City Council…” I. BACKGROUND The property was most recently a dormitory apartment complex (Arbor Cove). The buildings have been demolished and the owner is preparing to build a larger project. II. SITE DESCRIPTION The location of the property is approximately 220 S 2nd W, Rexburg, ID. III. ANALYSIS The following are the criteria for granting a conditional use permit. Some of the criteria are followed by staff’s analysis. A conditional use will: a. Constitute a conditional use as established in Table 1, Zoning Districts, Table 2, Land Use Schedule. A CUP is required to allow dormitory use in all residential zones and mixed use zones. 35 North 1st East Rexburg, ID 83440 Phone: 208.359.3020 Fax: 208.359.3022 valc@rexburg.org www.rexburg.org Community Development Department STAFF REPORT Case No.17 00236 Page 2 b. Be in accordance with a specific or general objective of the City’s Comprehensive Plan and the regulations of the City of Rexburg Development Code. Comprehensive Plan The Comprehensive Plan Map identifies the area as Neighborhood Commercial Mixed Use. The use is in accordance with the Comprehensive Plan. Development Code (Ordinance 1115) Dormitory is allowed with a Conditional Use Permit as per the City of Rexburg Development Code Section 3.9.025. Conditional Uses. c. Be designed and constructed in a manner to be harmonious with the existing character of the neighborhood and the zone in which the property is located. At Public hearing for the CUP, the applicant should come prepared to discuss the extra density problems associated with dormitory use. This includes the following: 1. Large parking lot with little or no snow storage area. A development agreement with Public Work should include snow removal on parking lot and a statement describing snow removal plan on adjacent sidewalks. 2. Bicycle parking. As part of CUP for dormitory, staff requests that bicycle parking be identified for a minimum of 1 space for every ten beds. 3. Visitor parking to be provided at six percent of beds. d. Not create a nuisance or safety hazard for neighboring properties in terms of excessive noise or vibration, improperly directed glare or heat, electrical interference, odors, dust or air pollutants, solid waste generation and storage, hazardous materials or waste, excessive traffic generation, or interference with pedestrian traffic. Staff did not identify any problems as described above. e. Be adequately served by essential public facilities and services such as access streets, police and fire protection, drainage structures, refuse disposal, water and sewer service, and schools. If existing facilities are not adequate, the developer shall show that such facilities shall be upgraded sufficiently to serve the proposed use. As per the City Engineer: 1. All storm Drainage will be handled on site. 2. A Traffic Impact Study is currently being evaluated for this development. The findings from this study will determine what additional items will need to be addressed. 3. The sewer line in 3rd west is not adequate size to service the parcel. The City is currently looking at options for increasing this capacity. 4. A development agreement will need to be written for this development. Case No.17 00236 Page 3 f. Not generate traffic in excess of the capacity of public streets or access points serving the proposed use and will assure adequate visibility at traffic access points. A Traffic Impact Study is currently being evaluated for this development. The findings from this study will determine what additional items will need to be addressed. The Planning and Zoning Commission should determine if there are additional pedestrian concerns. g. Be effectively buffered to screen adjoining properties from adverse impacts of noise, building size and resulting shadow, traffic, and parking. The Commission should discuss the possible impacts and if additional screening is required. Parking lot screening is required as per the development code and will be required as part of building permit review. h. Be compatible with the slope of the site and the capacity of the soils and will not be in an area of natural hazards unless suitably designed to protect lives and property. N/A Case No.17 00236 Page 4 i. Not result in the destruction, loss or damage of a historic feature of significance to the community of Rexburg. N/A IV. STAFF RECOMMENDATION Staff can support this request with the following conditions: a. . The project has a large parking lot with little or no snow storage area. A development agreement with Public Work should include a plan for snow removal on parking lot and a statement describing snow removal plan on adjacent sidewalks. b. Bicycle parking. As part of CUP for dormitory, staff requests that bicycle parking be identified for a minimum of 1 space for every ten beds. c. Visitor parking to be provided at six percent of beds and identified on plans. The seventy five percent parking includes these visitor spaces. d. All storm Drainage will be handled on site. e. The findings from the Traffic Impact Study and any infrastructure associated with it are addressed with a development agreement prior to a building permit being issued. f. Sewer line issues are worked out between the City and Owner prior to a building permit being issued.