HomeMy WebLinkAboutSTAFF REPORT - 07-00040 - Woodshed Properties - 347 W Main - CUP for 36 TownhomesPlanning and Zoning Department
STAFF REPORT
72 North Center
Rexburg, ID 83440
SUBJECT:
APPLICANT:
PROPERTY OWNER:
PURPOSE:
PROPERTY LOCATION:
PROPERTY ID:
COMPREHENSIVE PLAN:
ZONING DISTRICT:
I•]""I'M
garyi@rexburg.org Phone: 208.359.3020 x374
www.rexburg.org Fax: 208.359.3024
Conditional Use Permit, file # 07 00040
Woodshed Properties
P.O. Box 463
Rigby, ID 83442
Same
Multi -family housing (Townhouses).
—347 West Main
Rexburg, ID 83440
CITY OF
REXBURG
Americas Family Community
RPRRXB10420150, RPRRXB10420210, RPRRXB10421195,
RPRRXB10423020, RPRRXB10423011
Commercial
Medium Density Residential 1 (MDRI) / Professional Overlay
City of Rexburg Development Code (Ordinance Code 926)
§ 6.13 Conditional Use Permits
AUTHORITY § 6.13 (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 applicant has requested a conditional use permit to develop 36 multi -family dwellings, or
townhomes. The development proposal encompasses 4 existing lots and an access easement over a
residential lot.
Land uses that require conditional use permits are allowed within zoning districts if, through
reasonable conditions of approval, the use and/or facility will not adversely impact the neighborhood
and community of which it belongs. Therefore, the City, upon receipt of a CUP request, should
review the proposal and either approve, deny, or approve with conditions.
Case No. 07 00040 Page 1
II. SITE DESCRIPTION
The subject property is 95,400 square feet (2.2 -acres) and is generally located mid -block on S 4th
West, south of Main Street. Land uses in the vicinity are generally single-family homes, -medium
density multi -family dwellings, and businesses. Site access is proposed to be from three streets, Main
Street (90 -feet paved with four lanes and a center refuge lane, 130 feet right-of-way), South 4th West
(30 -feet paved, 100 -feet ROW, with canal running along western ROW), and West 1St South (35 -feet
paved, —100 -feet ROW).
I11. ANALYSIS
The following are the criteria for granting a conditional use permit. Some of the criteria is followed
by staff's analysis. A conditional use will:
a. Constitute a conditional use as established in Table 1, Zoning Districts, and Table 2, Land Use
Schedule.
Five and Six family dwellings per development are land uses that are listed as conditional uses
within the MDRI Zone. A 36 -unit development is not specifically listed as a use conditionally
permitted within the MDR1 zone. The density maximum of 16 -units per acre within the MDRI
Zone is still being observed by the applicant's proposal. Therefore, the Commission should
determine whether this proposal does constitute a conditional use within the MDRI Zone.
b. Be in accordance with a specific or general objective of the City's Comprehensive Plan and the
regulations of this Ordinance.
The City's comprehensive plan has designated the subject property as Commercial. The zoning
district of MDRI/Professional Overlay is generally in compliance with the comprehensive plan,
in that the Professional Overlay allows for commercial uses. The proposed use is entirely
residential. The commission should determine if this proposal, though not commercial is in
compliance with the Plan.
The comprehensive plan states a policy of "limiting access points to arterial roads." Access to the
arterials should be through existing non -arterial roads if feasible, not additional driveway
accesses. As traffic flows to side streets, the City can manage traffic as levels of service (LOS) or
the safety (vehicular, pedestrian, and bicycle) of those impacted intersection become a concern.
This management can come in the form of stop signs, traffic lights, or road way improvement
(i.e. obstruction removal, grading, sidewalk ramp improvements, bike lanes, etc.). Staff
recommends that Main Street not be used as an access, with 4th West and 1St South functioning as
site access for vehicles (see proposed conditions of approval).
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 intent of the MDRI zone is to "Protect stable neighborhoods of detached single-family
dwellings on smaller lots and multi -family housing not to exceed four (4) dwelling units per
development as a use by right." Conditional uses within the zone are to be:
1) Compatible with an atmosphere of low building heights.
2) Low traffic volumes
3) Ample off-street parking
4) Low nuisance potential
If the intent of the zone is to recognize that a mix of single-family homes and multi -family
dwelling are to co -exist, and that the multi -family developments are to "fit in" with the lower
density developments, staff would recommend (also found in the proposed conditions of
Case No. 07 00040 Page 2
approval) the following, should the Commission determine the proposed use to be conditionally
permitted:
1) Landscape buffering and fencing along perimeter of site where residential uses abut shall be
installed and maintained per landscape plan that shall be submitted and approved as part of
the site plan/building permit process. This may require modifications to the submitted site
plan, in that proposed driveways will need to allow for a landscape strip sufficient in width to
allow for adequate trees and buffering. The ordinance has determined adequate width to be at
least four feet.
2) In order to maintain a mixture of architectural styles that are found amongst single-family
areas and smaller scale multi -family developments, the development should include a mixture
of architectural styles that vary between buildings. As a minimum, three architectural styles
amongst individual buildings should be incorporated in the development, with no buildings
adjacent to each other utilizing the same style. The degree of architectural variance should be
proposed by the applicant and submitted for review and approval to the City's Design
Standards Review Committee prior to the applicant submitting a building permit.
3) Proposed entrances should be enhanced through landscaping. This should include all
mechanical equipment installed as part of the development to be adequately screened from
the ROW and from adjacent property. Trash receptacles should be located in the interior of
the lot and should be fully enclosed so that receptacle and screening do not dominate the view
of the development from the public ROW.
4) Lighting should be low in height (not to exceed 15 -feet) and not create glare, and as a
minimum shall adhere to the City's lighting ordinance.
d. Not create a nuisance or safety hazard for neighboring properties in terms of excessive noise
or vibration, improperly directed glare or !teat, electrical interference, odors, dust or air
pollutants, solid waste generation and storage, hazardous materials or waste, excessive traffic
generation, or interference with pedestrian traffic.
Regarding glare, heat, electrical interference, dust, air pollutants, noise, vibration, odors:
Adherence to City standards should prevent these impact from becoming a nuisance.
Regarding solid waste generation and storage, excessive traffic generation, or interference with
pedestrian traffic: Solid waste generation and storage- Trash receptacles should be located in the
interior of the lot and should be fully enclosed so that the receptacles do not dominate the view of
the development from the public ROW.
According to the Institute of Transportation Engineers (ITE) trip generation manual', townhomes
can be expected to generate approximately 211 average daily trip (that is one trip leaving the site
and another trip when the vehicle returns). To offer some comparison, a single-family home
generates an average of 10 trips per day, whereas a townhome generates only an average of 5.86
trips per day. The Commission should determine if this constitutes excessive traffic for the area,
which is comprised of local streets near the Main Street arterial.
As pedestrian and bicycle traffic is generated or increased, it becomes necessary to ensure that all
exterior sidewalk adjacent to the site (including the property over which the access easement has
been granted) are installed or repaired (to City standards) prior to the occupancy of any of the
proposed structures (see proposed conditions of approval). A strong pedestrian connection from
the site to Main Street should be established. All sidewalks both exterior and interior should be
' "Trip Generation," Institute of Transportation Engineers, 7t° Edition, 2003 (ITE Land Use #230 Residential
Condomimium/Townhouse.
Case No. 07 00040 Page 3
interconnected and should connect to the main entrances of each unit (see proposed condition of
approval). To encourage alternative travel options, which are likely to decrease vehicular trip
generation, bicycle parking should be provided, both long term (several hour stay, weather
protected) and short term (visitors -two hours or less). As a minimum for multi -family dwellings,
long-term spaces should be provided at a ratio of 1 space per 4 dwelling units and short-term at a
ratio of 1 space per 20 dwelling units). For this development this would require 9 long-term
spaces and 2 short-term spaces. Staff can provide design options for applicant.
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 suck facilities shall be
upgraded sufficiently to serve the proposed use.
The site is served by all essential public facilities and services; therefore, this criterion is met.
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 commission should consider information provided in criterion D regarding traffic and access
safety to determine if this criterion is met. The Commission should also consider the
Comprehensive plan policy of limiting access to arterial streets (Main Street), see criterion B for
analysis.
The Commission should determine if through reasonable conditions of approval this criterion can
be met.
g. Be effectively buffered to screen adjoining properties from adverse impacts of noise, building
size and resulting shadow, traffic, and parking.
The Commission should explore this criterion and identify any impacts and determine if they can
be minimized or eliminated through reasonable conditions of approval. Staff has provided an
analysis on the development and recommended buffering (see criterion C).
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.
Site development and engineering will be reviewed and approved by the City Engineer. Site is
relatively flat with no foreseeable terrain or soil challenges. Site is not within the 100 -year flood,
based the Federal Insurance Rate Map (FIRM).
Not result in the destruction, loss or damage of a historic feature of significance to the
community of Rexburg.
Not applicable
IV. STAFF RECOMMENDATION
Staff recommends that the Commission take public testimony, and determine if the proposed
conditional use permit can be approved, denied, or approved with conditions. Staff has proposed
some conditions of approval should the Commission choose to approve with conditions.
Case No. 07 00040 Page 4
Proposed Conditions of Approval
1. A site plan reflecting all conditions of approval and incorporating all City standards, e.g. landscaping,
parking, etc. shall be submitted and approved by the City prior to the issuance of a building permit.
2. Site shall include 30% landscaping.
3. There shall be no direct site access to Main Street, in harmony with the City's comprehensive plan
policy to protect the traffic bearing capacities of arterial streets.
4. Landscape buffering and fencing along perimeter of site where residential uses abut shall be installed
and maintained per a landscape plan that shall be submitted and approved as part of the site
plan/building permit process. Proposed driveways will need to allow for a landscape strip sufficient in
width to allow for adequate trees and buffering. The ordinance has determined adequate width to be at
least four feet.
5. In order to maintain a mixture of architectural styles that are found amongst single-family areas and
smaller scale multi -family developments, the development shall include a mixture of architectural
styles that vary between buildings. As a minimum, three architectural styles amongst individual
buildings shall be incorporated in the development, with no buildings adjacent to each other utilizing
the same style. The degree of architectural variance shall be proposed by the applicant and submitted
for review and approval to the City's Design Standards Review Committee prior to the submitting of
any building permits.
6. Proposed project entrances shall be enhanced through landscaping. This requirement shall include all
mechanical equipment installed as part of the development to be adequately screened from the ROW
and from adjacent property. Trash receptacles shall be located in the interior of the lot and shall be
fully enclosed so that receptacle and screening do not dominate the view of the development from the
public ROW.
7. Lighting shall be low (under 15 -feet in height) and not create glare, and as a minimum shall adhere to
the City's lighting ordinance.
8. As pedestrian and bicycle traffic is generated, all exterior sidewalks adjacent to the site (including
property over which access easement has been granted) shall be installed or repaired (to City
standards) prior to the occupancy of any of the proposed structures
9. All sidewalks both exterior (adjacent to the site) and interior to the development, shall be
interconnected and shall connect to the main entrances of each unit.
10. To encourage alternative travel options, which are likely to decrease vehicular trip generation,
bicycle parking shall be provided, both long term (several hour stay, weather protected) and short
term (visitors- two hours or less). As a minimum for multi -family dwellings, long-term spaces shall
be provided at a ratio of 1 space per 4 dwelling units and short-term at a ratio of 1 space per 20
dwelling units). For this development this would require 9 long-term spaces and 2 short-term spaces.
Staff can provide design options for applicant
Case No. 07 00040 Page 5