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HomeMy WebLinkAbout11.02.17 P&Z Minutes1 Commissioners Attending; Heidi Christensen - Chairman Steve Oakey Rory Kunz Gil Shirley John Bowen Greg Blacker Darrik Farmer Kristi Anderson City Staff and Others: Brad Wolfe – City Council Liaison) Val Christensen – Zoning and Building Official Stephen Zollinger – City Attorney Craig Rindlisbacher – City Planner Tawnya Grover – P&Z Administrative Assistant Colten Murdock & William Klaver – Community Development Interns Chairman Heidi Christensen opened the meeting at 6:30 p.m. Roll Call of Planning and Zoning Commissioners: Attending: Chairman Heidi Christensen, Steve Oakey, Rory Kunz, Gil Shirley, John Bowen, Greg Blacker, Darrik Farmer, and Kristi Anderson. Melanie Davenport, Bruce Sutherland, and Mark Rudd were excused. Minutes: From Planning and Zoning meeting – October 19, 2017 Steve Oakey motioned to approve the Planning & Zoning minutes of October 19, 2017 as recorded. Kristy seconded the motion. Gil Shirley and Rory Kunz abstained for not having been present. VOTE: All in favor. None opposed. Motion carried. Stephen Zollinger announced the short-term rental hearing has been postponed to December 7th, 2017 due to a publication error. The reason HDR1 is allowed to go forth even though there was a publication error is because the density is the same. Removing the commercial component was to be done with a Conditional Use Permit, which is no longer necessary. Council has approved new microphones. Heidi Christensen invited the applicant to come forward and present. Public Hearings: 1. 6:35 p.m. (#17 00537) Silver brook – Jonathon McMullin - to rezone the property at approximately 104 S. 2nd E. as listed by the following legal description from Medium Density One (MDR1) to High Density Residential (HDR1). 2. (#17 00531) Silver brook – Jonathon McMullin - The applicant is also seeking Conditional Use Permits (CUPs) for dormitory and reduced parking to 64% in the Pedestrian Emphasis District (PED). 35 North 1st East Rexburg, ID 83440 Phone: 208.359.3020 Fax: 208.359.3022 www.rexburg.org Planning & Zoning Minutes November 2, 2017 2 Jonathon McMullin presented a request for a rezone at approximately 104 S. 2nd E. for a development called Silver Brook, changing the land from a Medium Density Residential 1 zoning to a High Density Residential 1 zone. The request comes with approval of the comprehensive plan change at City Council. Projects have recently been approved nearby: the Abri Apartments, Blue and Red Door Apartments, and the Windsor Manor Apartments. These properties have all been built as High Density properties. A few existing residential homes are still existing; the owners and Jonathon disagree on a price, so Jonathon has not pursued this at this time. The change in density allows the height of the building to increase and allows reduced setbacks. Steve Oakey asked about the staff review notes and if the applicant has received them. The review notes were read. Jonathon responded, everything will access from Princeton Court. There is a 20’ setback off of Princeton. The majority of the parking is on the West piece of the development. Extra buffering will be included to buffer the parking lot. Storm water will be maintained on the site. A 10’ setback has been designed on 2nd E and is shown on the site plan. He is aware there may need to be a traffic study. There is a net of 100 parking hours. Steve asked if Jonathon has conflict with the staff concerning the staff review notes. Jonathon responded, these items will be easy to resolve. Staff Review Notes: Public Works 1. All vehicular access will have to be off of 1st South. 2. Storm water will have to be detained on site and metered out into the storm drain system. 3. A traffic impact study will be required if the development generates more than 100 net new peak-hour vehicle trips. 4. 2nd East will be widened in the future and it is recommended that the development not be allowed to be any closer than a 10 foot set back from the parcel line along 2nd East. GIS No comments at this time. Planning & Zoning 1. The zoning and proposed use will match if the Comprehensive Plan Map is changed prior to this action. 2. There are single family homes to the south and southeast that will be impacted by the scale of the project. However, there have been similar projects constructed recently directly to the east and through the block to the southwest. This area is in the Pedestrian Emphasis District and as such it is expected that these areas will transition to High Density Residential. Kristi asked about the house to the South of this project. The South neighbor, Mr. Martin and Jonathon are working together to compromise on a fence. The building has been placed more to the north to help with buffering for the neighbors. Craig asked for clarification for location of the zone change. Jonathon showed on the GIS map the east lots that are affected by the zone change. The zone change is affecting the three East parcels and Blue Door. Chairman Heidi Christensen opened the public input portion of the hearing at 6:44 p.m. Favor: Trevor Einerson - 1493 W 5000 N –Over the years, these properties have been purchased with the intent of smaller developments. He has worked with staff for the development to encompass a larger area. A previous developer has been buying properties in this area for fourteen years. Trevor has helped with the acquisition of the properties over the last five years. He worked with Jonathon to acquire the properties. Trevor has walked through each of the homes that have been demolished. He enjoys architecture and older buildings, and the homes in this area were beyond repair and needed to be torn down. He also lived a few blocks to the east. Many land use 3 changes have happened in this area. Princeton Court was the buffer for High Density originally, then the density leapfrogged across 2nd E with the Abri Apartments. He is glad to see the project come together and improve this area. Neutral: None Opposed: None Written Input: None Rebuttal: None Chairman Heidi Christensen closed the public input portion of the hearing at 6:49 PM. She invited staff to report. Staff has no comments at this time. Commission deliberation. John Bowen asked about where the parking areas will be. Most of the parking will be across a secondary road, Princeton Court. Princeton Court is mainly used as an access to Greenbriar Apartments. Jonathon has 135 parking stalls in his parking area. He also has 16 stalls at Blue Door, and some behind the dormitory building. Steve Oakey asks what the minimum request for parking could be. He realizes that much of the development to the West has been designed as parking, sacrificing a large portion of the property to be developed. Jonathon talked with the University and staff, with the conclusion to not go below 60%. University studies show that 68% of students are bringing cars. Apartment complexes currently built, have been approved for less. Jonathon listed their parking percentages. He does not want to go lower than the requested 64%, because he believes it will cause a problem with leasing. Steve Oakey clarified, do you feel pressured by the University, concerning these parking rules? Jonathon talked about the information from the University being helpful in creating a working model. MOTION: Steve Oakey made a motion to recommend to the City Council to pass the rezone as requested due to evolution of the neighborhood and housing requirements that are being forseen. Rory Kunz seconded the motion. Commission Discusses the Motion: The motion is a recommendation to City Council and no further discussion is needed. VOTE: Those in Favor Heidi Christensen - Chairman Steve Oakey Rory Kunz Gil Shirley John Bowen Greg Blacker Darrik Farmer Kristi Anderson Those Opposed None Motion Carried. Chairman Heidi Christensen opened the public hearing at 6:52 p.m. 4 Jonathon McMullin- 260 W 1st N - presented a request for Conditional Use Permits: 1) Dormitory housing and 2) Reduced parking from 75% to 64% in the Pedestrian Emphasis District (PED). It makes sense in this area to have dormitory housing. Many multi-family housing areas are nearby and surrounding this property. The City has done a lot of work in determining areas for dormitory housing. A Conditional Use Permit is more of a formality for the PED district. Chairman Christensen asked for any other clarifying questions: Greg Blacker asked if 64% contains visitor parking. Jonathon answered the parking does contain the needed space for visitors. Certain hours identify when visitors can park, coinciding with the curfew. A parking management plan would identify times when visitors and tenants can park. Darrik asked if there are plans to eliminate parking on the street for 2nd E? Stephen says the engineering department will look at the street in its entirety and make recommendations. Darrik is concerned with more vehicles being parked on the street. Gil Shirley talked about Windsor manor. Windsor was approved for 51% parking and ended up a little short and had to find off-site parking. He is comfortable with the 64%. Jonathon is in communication with property owners around the area where is developing. There is collaboration among the developments to accommodate parking needs. Kristi noticed items on the application reduced commercial component to 5%. Jonathon answered, the application reflects the beginning request for Mixed Use. The request for High Density Residential one obtains the same density and the applicant does not want the commercial component. Chairman Heidi Christensen opened the public input portion of the hearing at 6:57 p.m. Favor: None Neutral: None Opposed: None Written Input: None Rebuttal: None Chairman Heidi Christensen closed the public input portion of the hearing at 6:58 PM. She invited staff to report. Staff has no comments at this time. Commission deliberation. Greg Blacker asked, does 1st South have parking on both sides of the street? Yes. Kristi asked what triggers the traffic study; is this because of the number of parking stalls? 217 stalls are planned. Stephen answered, the council may request the traffic study. Public works looks at the number of parking stalls and the traffic that will coexist. They will make recommendations for managing the traffic on 1st South and 2nd East. Darrik is concerned about all the parking being on one side causing street crowding. The stalls closest to the housing and the on-street parking will be used first, before the West parking lot. The more cars parked on the street, the greater the number of potential accidents. The technical aspects of these concerns will be reviewed by Public Works. Kristi clarified the request is for 64%, because on the application 65% was listed. Stephen responded, when staff became involved with the design of the project, some of the parking stalls were needed for buffering, thus the reduced request. MOTION: Steve Oakey motioned City Council approve the request for conditional use permits as requested due to proximity to the campus, walking distance, reduced cars on the road, and location in the PED. Darrik seconded the motion. 5 Commission Discusses the Motion: The motion is a recommendation to City Council and no further discussion is needed. VOTE: Those in Favor Heidi Christensen - Chairman Steve Oakey Rory Kunz Gil Shirley John Bowen Greg Blacker Darrik Farmer Kristi Anderson Those Opposed None Motion Carried. The hearing closed at 7:02 p.m. Unfinished/Old Business: None New Business: Paul Bringhurst – 160 W. Canyon Crest Road, Alpine, Utah - presented his pre- application for a Planned Unit Development Master Plan for Thompson Farms at approximately 472 N Yellowstone Highway. Previously, he was requesting a rezone before the Commission. The zones and the location of those zones were reviewed. City Council agreed and approved with the zoning. One of the conditions of the rezone is a configuration of streets to grid the zones and divide and border the different zones. He is presenting the Development Master Plan as a pre- application conference. MDR LDR Commercial 6 The PUD ordinance of Rexburg allows the clustering of buildings to create meaningful open space. Paul is requesting the clustering on only the medium density portion of this development. The medium density will be an apartment community. This is proposed to be an apartment community with seven-3 story building and three-2 story buildings. The idea was to graduate down to the lower-density zone. The LDR will be single-story and two-story townhomes. He identified a clubhouse and open space with circular sidewalk and pavilion which flows through to the townhomes open space. The townhomes are oriented with the intention of a walking street. Circulation would be from alleys to the public roads. This design has also been created with socioeconomics in mind. A couple could start in the apartments, move to ownership of townhomes, and then purchase a single-family lot. The commercial area is the most in flux in the project. Until tenants are acquired, little is known about the needs of those businesses. It is anticipated that perhaps an office and food store could go in the commercial area. The idea is an opportunity for employment for the small community. Staff was concerned with the three access points to Yellowstone Highway. The zoning fronted all of Yellowstone Highway originally as commercial. Each of the commercial entities would have been requesting individual accesses to Yellowstone Highway. The applicant has tried to limit the number of accesses. For viability, these three accesses are necessary to access the leasing office, the collector road, and the commercial zone. A traffic study has been discussed with Paul. There are a total of 300 units with 10 buildings in the MDR. The units in the northeast low-density section have been clustered to create the open space. He has created in his design, a connection with developments to the east. 83 points bonus points are needed for 20.9 dwelling units per (1) acre for a planned unit development. The ordinance requires you to do one sub-category in each category. “Yes” was marked next to each item they think they will meet on a list on the plan. Civil and architecture plans will be the next step and he would come back and explain the point system and how he feels the plan meets the criteria. Steve Oakey asked if Paul planned on having the dwelling be privately managed. The onsite property manager will live in the clubhouse and manage the alley areas as private. The amenities are intended for the residents. An H.O.A. would maintain the open space. The snow will be removed on site. Dumpsters will be strategically located at the end of the private parking for the community. Steve asked about broad streets. Public streets and private streets were identified. He is thinking about minimizing the City cost of maintaining the streets in winter and allows the streets to be narrowed if they are kept private. Paul says private roads makes the HOA fee go up. He has not done the analysis to determine if the market could do a higher HOA fee. Steve responded, more public roads means taxes go up. Paul responded, the buyers are more sensitive to HOA fees, than they are taxes. He assumed the City would prefer public roads, but he is willing to do either. Craig Rindlisbacher clarified that the streets that are public are intended to connect to the grid. Gil was concerned about snow removal and emergency access. These will all be reviewed in the plat process. Rory asked if the circular sections were round-abouts. They aren’t, it is an illusion with the placement of the trees. The intersections are square. Chairman Heidi Christensen asked for any further questions and thanked Paul for his presentation. 7 Report on Projects: None Tabled Requests: None Building Permit Application Report: None Heads Up: November 7th, 2017 Commissioners Invited to Attend Parks Plan Workshop with Consultant at North Pointe on the 3rd Floor. November 16th, 2017 Meeting Cancelled November 29th Work Meeting with City Council 5:30p.m. -Presentation from BYU-I December 7th P&Z Hearings 1. Short-term rental task force – Rory Kunz Adjourn: Rory Kunz motioned to adjourn the meeting. Gil Shirley seconded the motion. None opposed. Motion carried. The meeting was adjourned at 7:20 p.m. until November 2nd, 2017.