HomeMy WebLinkAboutRFD - 19-00719 - 431 S 2nd W - CUP for reduced front yard setback and parking in PED & DormitoryPut
Reason for Decision
City of Rexburg
35 North Int East Phone: 208.359.3020
Rexburg, 083440 www.rexburg.org Fax: 208.359.3022
Conditional Use Permit 19-00719
431S2"dW
For reduced front yard setback and reduced parking in the PED
and dormitory in HDR1
C I TY OF
REXBURC
America's Family Communit
November 8, 2019, A pre -construction meeting was held with Ray McDougal, Will Sharp
and Charles Holmes. A preliminary concept drawing was presented needing many changes
and added dimensions. At that time, the applicant indicated it would be dormitory housing.
There was discussion of reducing the front yard setback. Parking problems could not be
determined without dimensions.
2. November 26, 2019, Application was received to request a Conditional Use Permit for a
4-plex rental to non -approved students. The application did not indicate the previous
requests discussed during the pre -construction meeting. Tawnya called and confirmed with
Charles Holmes, he is requesting reduced front yard setback and reduced parking and
dormitory. A deed with the land's legal description and a site plan with dimensions was
requested and received. Fees were paid.
3. November 26 -December 12, 2019, During reviews, Staff noticed the site plan did not meet.
4. December 10, 2019, The Staff Review Summary was sent to the applicant;; revisions to the
Site Plan were requested.
5. December 4, 2019, Notice was sent to the paper to be published on December 17h, 2019
and December 31", 2019.
6. December 17`h, 2019, Notice was also mailed to all property owners within 350' of the
parcels.
7. December 30', 2019, Notice was posted on the property.
8. January 2"d 2020, Charles Holmes presented his application to the Planning & Zoning
Commission.
6:40PM — Charles Holmes - 431 S 2" W - Conditional Use Permit to allow reduced
front yard setbacks and reduced parking in the Pedestrian Emphasis District (PED)
and to allow dormitory housing (19-00719). This will be the only building within a one -
block radius to have reduced front yard setbacks if approved. (action)
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Charles Holmes — 360 Conifer, Glendale, California - He bought the property in 2007.
He lived here a while ago and then moved out of the area. He has been working with
South Fork Design, and they will explain the plans for the property to make the project
financially viable. Charles feels the property is a bit of an eyesore; it was built in 1940
and has log cabin walls inside.
Val Christensen — 430 S 3`d E — Charles has asked Val to present. The roundabout was
shown. Colonial House is north. Near Nauvoo House. One of the considerations is
this is a leftover lot. The different owners of the buildings around it did not buy the
property. The owners of the proposed property held out over the years. The house is
currently rented, but Val does not feel it is in the best interest of the city to have a single-
family home in this area, where higher -density is allowed. Having dormitory, single -
student living located in close proximity to each other cuts down on cars on the streets
and in single-family neighborhoods. Val lives near dormitory and he feels the noise level
increases where dormitory is in place. He also lives a house away from a standard
housing complex.
Envision Madison, form -based codes and the Comprehensive Plan support
densifying these areas. The proposal is for a 2 -story structure of 4 units. They would
like to bring the house out to the street. Part of the request is to reduce the parking in
the PED. Val suggests going to the 60% allowed visitor parking. Alan Parkinson
stated the application was for reduced parking to 75%, which was shown on the plans
submitted to the city. Val continued, some concerns were this building sticking out
farther than all the others on the street. Val showed Windsor on the parcel line. All the
houses along this road are already set back. This apartment complex does not look out
of place. An apartment on 2"d E is 10' from property line. It is a 4 -story building with a
mansard roof making it look more like a 3 -story building. He sees the concern bringing
a building out to the street when it is taller. A nursing home to the south is on the
property line and the houses along the street are all set back. On 4d' S, Brigham's Mill is
built out to the property line with everything else set back around it. 3' W & 5`h S close
to where the proposal is and the building is built out to the right of way with buildings.
set back around it. Val feels this is a good project. If the density is not placed around
the University, the apartment buildings will spread out. He sees dormitory housing
across 2"d E, where it was previously suggested this housing would not breach.
Steve Oakey asked about the parking, setbacks and dormitory. Melanie Davenport
asked how many units will there be? Charles answered there will be four units.
Melanie Davenport said the application suggested 75% reduced parking. Chairman
Rory Kunz asked the applicant what the proposal is actually requesting. Stephen
Zollinger, City Attorney, stated the applicant has to provide the amount of parking stalls
they proposed or greater. The stalls proposed are at the 75% ratio.
Kristi Anderson asked for the definition for non -approved student housing. Charles
bought the property because in his off-track he was taking one class. He tried to live in
Shelbourne Apartments and he had to take the minimum amount of credits the college
requires to live in approved student housing. The group of people he is serving are
people who are going to school, but not meeting the minimum requirements, such as
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divorced people, those taking less than the minimum number of credits, people who
graduate and want to stay and work for a while, etc. People who are going to the hair
college could live there. When Charles took a full schedule of classes, he could once
again live in approved housing. Charles said there is a large demand for this type of
housing; his units are always rented.
Staff Report: Alan Parkinson — The request fits within the requirements of the high-
density residential zone. The request is for #1 to reduce the setbacks to 5' (standard is
20' with a boulevard strip), #2 dormitory -style housing, and #3 reduced parking of 75%.
Staff recommends approval with the following conditions: all storm drainage needs to
be handled on site per the City Engineer and the maneuvering for two of the parking
stalls needs to be resolved.
Vince Haley asked if dual -access is required. Because of the shallow depth of the lot,
dual -access is not required. 24' driveways have been shown on the Site Plan. Ray
McDougal from the audience talked about the elevations of the property. Elevations
are such that it is possible to use the city's storm drain with proper equipment; a holding
area and restrictor were mentioned. This is subject to approval of Keith Davidson, the
Public Works Director. Vince asked if the road is anticipated to connect into
University. As far as Alan knows, the right of ways are already in place. Vince asked,
does the road narrow right in front of the house? Trees showing in the aerial map make
it difficult to see the sidewalks and road width. The sidewalk would need to widen to 8'
to get the reduced front yard setback. Stephen Zollinger says even if the road narrows,
the right of way does not. The nursing home was built before the right of way was
obtained; it was built in the middle of a pasture. Melanie Davenport what is on the
East side? On the West side, is that Brookside? The rest of the street is built out as
apartments or parking.
IR Chairman Rory Kunz opened the public input portion of the hearing at 7:08 p.m
Favor: None
Neutral: None
Opposed: None
Written Input: None
Rebuttal: None
Chairman Rory Kunz asked if anyone else would like to speak? He closed the public
input portion of the hearing at 7:08p.m.
Kristi Anderson's says the Pedestrian Emphasis District focuses on dormitory housing
for approved students for BYU-Idaho so they can walk to their school. Her one
concern is this housing complex could be filled with people who do need to drive and
the parking would be needed. She feels this affects her thoughts for reducing the
amount of parking required. Chairman Rory Kunz says the use of the property needs
to be looked at secondary to the land request and primarily based on the use and its
compatibility with the other uses of the area. Vince Haley thought about this as well,
possibly non-traditional students. If he was Steve Oakey, he says this is up to the
landowner and I would not live there if I need parking and there is not any. Melanie
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Davenport says she feels the 75% is a good amount, especially for snow storage. As far
as the setback, one of the considerations the Commission has given in the past is the
architectural style. The architectural style, she feels, would qualify for having the reduced
setbacks. The current building is tucked back away from the road and this would bring
the house forward. She would be in favor of keeping the parking at 75% and approving
the setbacks.
IR MOTION: Recommends the City Council approve the application for the
Conditional Use Permit for reduced setback to 51, reduced parking at 75% and
dormitory -style housing based on the conditions recommended by Staff, because
it brings a property that is outdated into better compliance with the area and is
for the benefit of the City. Action: Approve, Moved by Keith Esplin, Seconded by
Steve Oakey.
Conditions:
1. All storm drainage needs to be handled on site and worked out to the
approval of the City Engineer.
2. Parking stalls and maneuvering areas be approved by the City Engineer.
Corrunission Discusses the Motion: None.
0 VOTE: Motion carried by unanimous roll call vote (summary: Yes = 7).
Yes: Chairman Rory Kunz, Keith Esplin, Kristi Anderson, Melanie Davenport,
Steve Oakey, Todd Marx, Vince Haley.
This request will go to City Council at their next meeting on January 81h.
City Council Meeting January 8, 2020
1. Conditional Use Permit (CUP) Reducing Front Yard Setbacks and Parking for Dormitory in
the Pedestrian Emphasis District (PED) #19-00719 — Alan Parkinson
Planning and Zoning Coordinator Grover explained the Conditional Use Permit for reducing
front yard setbacks and parking for dormitory in the Pedestrian Emphasis District (PED) and
reviewed a map of the property on the overhead screen.
Page 4 of 6
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PRO VER TY( MNER(S):
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PURPOSE:
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lettere Pahing in rhe Poeolm m Empbmis llildrl
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APPLICA RLE CRITERIA:
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AU'FDORITY:
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II. ANALYSIS
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Page 5 of 6
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d Dn'elopnr.It, Cori, (Ooliruumr 1.100)
the applicant Int, Inco woiRiug n'iih Sfa(fon:+Sitc Plan tbat .accts the• nquircnunts
of the Deeelopnmm ( urie.
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l'he City linginecr did not pace concerns :n tlrix lin...
r. He fjerlh'eh'hla..d lorrrc•rn ndjnioirrh Pr'nprrlierjrnrn rtdrorse improve nJTniro.
brdlding .vlzrmu/ rr+n/ling shndnny ua�c, nnApmking.
Parking will neud to bo buffered from the.nrret and adjacent neighbors.
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u r%nalurnl lroanrdn' ladto, ru/wb l/drriy led to pr'nre,I lire,. ngJ/nD/rerU•.
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un -site.
2. biancuvcrinirucas Fc resalocA.
(11N, 19 Wil.
Council Member Flora said the development will fill a need for out cotmnunity for non-BYU-
Idaho approved housing.
Council Member Flora moved to approve the Conditional Use Permit (CUP) Reducing Front
Yard Setbacks and Parking for Dormitory in the Pedestrian Emphasis District (PED);
Discussion: Council Member Busby asked about the conditions the Planning and Zoning
Commissioner recommended. Planning and Zoning Coordinator Grover said one of the conditions
was storm drainage will need to be handled on site and the second condition was maneuvering area
for two of the parking stalls; Council Member Walker seconded the motion; Mayor Merrill asked for
a vote:
Those voting ave Those voting nay
Council Member Flora None
Council Member Mann
Council Member Busby
Council Member Walker
Council Member Johnson
The motion carried
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