Loading...
HomeMy WebLinkAboutREASON FOR DECISION - 18-00699 - 445 E 7th N - Preliminary PlatReason for Decision City of Rexburg 35 North 10 East Phone: 208.359.3020 Rexburg, ID 83440 www.rexburg.org Fax: 208.359.3022 Preliminary Plat 18-00699 — E Th & Stonebridge CITY OF REXBURG OW Americas Family Community 1. December 12, 2018, A request for a short plat was received from Blake Jolley and Wade Surveying. However, it was determined due to the roadway dedications required, a preliminary plat application and process will be needed. A preliminary plat application was filled out and submitted. 2. December 13, 2018, fees for the application were paid. 3. January 3, 2019, A Staff Review Summary was sent to Wade Surveying and Blake Jolley. 4. January 15, 2019, a site plan was submitted for review. 5. January 21, 2019, Blake Jolley inquired about required setbacks. 6. January 28, 2019, Tawnya responded to the email with the setback information. A Staff Review Summary was sent to Wade Surveying. 7. February 5, 2019, an agenda was send to Cy asking him to present his application. 8. February 6, 2019, Rev. (2) and Rev. (3) were received. During a telephone conversation with Blake Jolley, Val Christensen, and Tawnya Grover, Blake was notified of the upcoming meeting for the preliminary plat presentation. Staff learned Blake is not pursuing a Planned Unit Development (PUD). 9. February 7, 2019, the application was presented to the Planning & Zoning Commission. dp=i (#18-00699) 7h & Stonebridge — Preliminary Plat — 103 Townhomes are proposed in the Medium -Density Residential 1 zoning part of the property on the west side of the church located at 475 E 7`h N. (action) vnoaseorRoxcrumwrgy m' `�: ...,.....-..__...__,... mom. Staff Report: Public Works Director Keith Davidson taught on a preliminary plat, Staff is looking for the utilities to be laid out, street right-of-way widths, and storm drain calculations. The preliminary plat would be a plan view with the lines on top to make sure the utilities will work for the development. The final plat is just looking at the metes and bounds descriptions, making sure the sign blocks are correct, the canals should be indicated, and irrigation requirements met. Some of the lines didn't come through on the preliminary plat; water and sewer lines need to be extended to property lines. There a couple of items that have not been taken care of yet. There is an irrigation ditch that runs through this property and services properties to the south. Mr. Jolley is working with the properties to the south to see if the irrigation ditch can go away. If the irrigation ditch cannot go away, Mr. Jolley will have to account for that. Grading will be looked at on the construction drawings. Lighting will also be required on the construction drawings. Mr. Jolley is in the process of doing a traffic impact study, and as soon as Keith gets those results back, he can determine what corrections will be needed. The preliminary plat helps to draft the development agreement. A development agreement lays out the requirements for the developer including building of the roadway, expanding 7"' N, area charges, and the developer's portion of the traffic signal. A sidewalk will also be need to connect this development to Covey Cove to the west. Chairman Melanie Davenport suggested "Development Agreement" be defined in the definitions section. Attorney Zollinger said the development agreement requirements are determined by the location and needs of a property are individual for each property. Commissioner Kristi Anderson asked about the funding for the traffic light changes. ITD met, but no decisions were made. Keith Davidson is trying to set up a meeting with the Jason Mensiger, District Engineer at ITD, who wants to negotiate items concerning Hwy 33. There are no clear decisions from ITD at this time. Presenter: Blake Jolley — 1150 Hollipark Dr. — Connect Engineering — The preliminary plat takes place on the West side of the church boundary to the storage units, behind the homes to the south, and along 7' N. The plat will be a one -lot plat that will house townhomes. Some of the units are one -bed, one -bath, and some are two -bed, 1 -bath units. Each one is a single story with a single -car garage and a tandem space in front of the garage. Blake has been working with staff to address the comments brought up by Keith. The latest drawings were received yesterday, and a quick review has been completed. Keith has shared the requirements still needed with Blake. Blake is willing to work on addressing Keith's comments and the reouirements of the CAto Commissioner Vince Haley asked if the units all look the same. The one -bed units have a garage out front. The two -bed units have a garage that is inset between the units to help mitigate the noise between units. The applicant showed where different units were located on the plat. Commissioner Haley identified a parking lot. Blake tries to provide some guest spaces and this parking lot is a guest parking lot. On -street parallel parking also allows some guest parking spaces. Commissioner Steve Oakey asked if the applicant thinks he can market his development. Blake does believe he can market his product; there are 103 units. Blake's client also purchased the land to the east of the church. This part of the land is zoned LDR2 and will allow duplexes as a maximum. The project he is presenting today will be a test for the market. Whichever units sell the best, those units will be built as duplexes on the remaining west side of the property in the LDR2 section. Commissioner Vince Haley asked if there would be a formally formed HOA, because the project is not a Planned Unit Development (PUD). The development will remain under one ownership. The owner will be responsible for the maintenance including storm water retention and snow removal; the area outside of the public right-of-way will be maintained by the owner, except the water and sewer easements. Who will be your target market? The owner owns properties like these in different places throughout Idaho, Wyoming, and Montana. They see a variety of people who rent these units. Attorney Zollinger stated the Commission should be looking at whether they like the geographic design and layout. Mr. Keith Davidson will figure out if the infrastructure will work. Commissioner Greg Blacker asked about the pedestrian access. Sidewalks are on both sides of Stonebridge for future connection. Kristi Anderson asked about the greenspace. The plans say "43% is the provided landscape". There are 40' -50' between units. The light color on the plans is landscaping of some sort. Commissioner Esplin clarified the street will be widened in front of the property at 7`° N. Blake Jolley stated the road isn't uniform through this area. Blake is trying to square everything back up; he will add curb, gutter, and sidewalk, and the additional street width as part of his improvements. The road will have to be widened to the corner of the home on the west boundary on 7`h N, but the sidewalk will connect in front of the homes to the Covey Cove development. If Keith and Blake can work it out, the one section that connects down to 7`h N will also be widened. The hope is something like the agreements with Eden Apartments. Commissioner Keith Esplin asked who pays for the highway widening? The property owners cannot be required to widen the road. In the past, Keith Davidson said in the past, the City traded the improvement for the land to widen the road. Commissioner Vince Haley clarified the road would be widened to the West line. Keith Davidson said, unless the traffic impact study came in and said the impact of the development on the area warranted the widening of the road, the entire road would not be widened. A fairly significant development would have to go in to warrant larger than a 2 -lane road. Commissioner Keith Esplin remembered a comment Attorney Zollinger made, wondering why the road was not widened at the time Stonebridge was built. Attorney Zollinger said Stonebridge as a development would have been required to widen the road, but the widening did not get done. He does not know why the road did not get widened when Stonebridge went in; the Stonebridge subdivision fronts 7'h N and the practice of the City has been the development would have to dedicate right-of-way and widen the road. Keith Davidson said this was originally a country area, which has changed into a city area. One of the challenges with Stonebridge is the power line; the power company has an easement and to move the power line would have cost $1 million ten years ago. Chairman Melanie Davenport recognized sometimes things do get missed. Commissioner Vince Haley asked if approval from the landowners would be required to widen the road and put in the sidewalk. An alternative way may be possible for pedestrian connectivity, possibly on the south side of the road. Thomson Farms was reviewed: sidewalk, or get across the road to the pathway for pedestrian connectivity. Attorney Zollinger said if an agreement cannot be reached, with the three homeowners, then when the properties change hands or require permission from the City, the City would influence them to widen the road at that time. Commissioner Vince Haley said he would hate for the property owners to not agree and hold up the project. The types of units Blake is wanting to put in sell very quickly. I MOTION: Motion to recommend approval of the preliminary plat, because it meets the requirements of the City for a preliminary plat., Action: Motion, Moved by Kristi Anderson, Seconded by Todd Marx. Vote: Motion carried by unanimous roll call vote (summary: Yes = 7). Yes: Greg Blacker, Keith Esplin, Kristi Anderson, Melanie Davenport, Steve Oakey, Todd Marx, Vince Haley. City Council Meeting — February 20, 2019 A. Preliminary Plat #18-00699 East 7' North and Stonebridge St — Stephen Zollinger City Attorney Zollinger reviewed the Preliminary Plat for the East 7'h North and Stonebridge Street development. Mayor Merrill indicated this area is developing quickly. This development will add additional traffic and cause traffic concerns when drivers are trying to make a left turn onto 2"d East. Council Member Busby asked if the city is reviewing the added costs for infrastructure and traffic issues these new developments could cause. City Attorney Zollinger explained development agreements are entered into with the developers in the area as they complete the application processes. For this particular Preliminary Plat city staff is recommending that its approval be contingent upon Public Works acceptance. The Public Works Department had issues with the plat that needed to be corrected. The corrections are not reflected on this plat. The developers have indicated the changes will be made and submitted back to the Public Works Department. The department handles all of the development agreements and they also put together the formula that dictates the amount that each of these developments will contribute for impacts to the infrastructure including the traffic signal. Council Member Mann asked if the development is community housing or are they going to be individual owned. City Attorney Zollinger said the development is townhome rentals. Public Works Director Davidson explained a traffic study is performed to determine the costs of infrastructure assessed to each development including sidewalks, curb, gutter and stop lights. Council Member Flora moved to approve the Preliminary Plat at approximately East 7`h North and Stonebridge Street with the condition that the plat met Public Works approval; Council Member Busby seconded the motion; Mayor Merrill asked for a vote: Those votin ave Those vodn�PLay Council Member Flora None Council Member Wolfe Council Member Busby Council Member Mann Council President Smith The motion carried