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HomeMy WebLinkAboutSTAFF REPORT - 18-00708 - 150 E 2nd N - CUP DormitoryCase No.17 00236 Page 1 SUBJECT: Conditional Use Permit (CUP) application, file #18 00708 APPLICANT: Cy Hepworth PROPERTY OWNER: Cy Hepworth PURPOSE: Requesting a Conditional Use Permit to allow Dormitory. PROPERTY LOCATION: 150 E 2nd North Rexburg, ID 83440 COMPREHENSIVE PLAN: Neighborhood Commercial Mixed Use ZONING DISTRICT: Community Business Center (CBC) 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 single family home. The applicant has purchased it and is requesting to change the use to dormitory. II. SITE DESCRIPTION The location of the property is approximately 150 E 2nd North, 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. 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. 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 Comprehensive Plan The Comprehensive Plan Map identifies the area as “Neighborhood Commercial Mixed Use ”. With a CUP, 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. The closest neighbors to this proposed request are single family dwellings and commercial. The block that the request is on is primarily comprised of single family residential. There is still a strong single family residential presence on the block. Staff feels that the request is not in-line with the existing uses. 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. Dormitory generates additional noise and may be problematic for existing single family uses. 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. The site plan that was provided on 2/5/19 is not drawn to scale. Snow storage is not identified. The driveway from the North is not 20' wide and not wide enough for two-way traffic. An easement is needed to make the driveway a minimum of 20' wide. Storm drainage, buffering, easements and other requirements of Section 3.14 have not been provided. 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. The City Engineer did not have concerns at this time. g. Be effectively buffered to screen adjoining properties from adverse impacts of noise, building size and resulting shadow, traffic, and parking. Staff does not feel that there is adequate distance to screen dormitory from single family. 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 3 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 not support this request at this time.