HomeMy WebLinkAboutSTAFF REPORT - 09-00206 - 2420 University Blvd - CUP for LDS Seminary at high schoolCommunity Development Department
STAFF REPORT
12 North Center
Rexburg, ID 83440
SUBJECT:
APPLICANT:
PROPERTY OWNER:
PURPOSE:
PROPERTY LOCATION:
PROPERTY ID:
COMPREHENSIVE PLAN
ZONING DISTRICT:
APPLICABLE CRITERIA:
valci@rexburg.org Phone: 208.359.3020
www.rexburg.org Fax: 208.359.3024
Conditional Use Permit, file # 09 00206
L.D.S. Seminary
JRW & Associates
1152 Bond Ave
Rexburg, ID 83440
LDS Church
50 East North Temple
Salt Lake City, UT
CITY OF
REXBURG
ow
Americai Family Community
Request to operate an L.D.S. Seminary for the new Madison High School
2300 W. 1500 S./ 840 S. 12`h W
Rexburg, ID 83440
RPRXBCA0350001
Low Density Residential, Public Facility
Transitional Agriculture 1
City of Rexburg Development Code (Ordinance Code 926)
§5.8 Required Number of Parking Spaces
§ 6.13 Conditional Use Permits
AUTHORITY § 6.13 (17)(7) "The Planning and Zoning Commission may, without
approval of the Council, grant the following conditional use permits:... (7)Permits for developments with four
or less dwelling units... "
I. 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. 09 00206 Page 1
} I. BACKGROUND
The applicant has requested a conditional use permit to allow construction and operation of a high
school LDS seminary building.
Land uses that require conditional use permits are allowed within a zone 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.
II. SITE DESCRIPTION
The subject property is adjacent to the new Madison High School property off University Boulevard.
The surrounding neighborhood is predominantly agricultural use with some single family homes in
the area, particularly to the east (Willowbrook Subdivision).
III. 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], Zoning Districts, and Table 2, Land Use
Schedule.
The proposed use is listed as a conditionally permitted use under Section 3.28.020(F) of the
Development Code; therefore, this criterion is met.
b. Be in accordance with a specific or general objective of the City's Comprehensive Plan and the
regulations of this Ordinance.
The plan recognizes schools and there ancillary uses as allowed in residential zones. The zoning
ordinance requires a conditional use permit. As conditioned, this criterion is met
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 surrounding land uses include single-family homes and mostly agricultural land. Being
subject to the City's architectural design standards will ensure that the site will be built more to a
pedestrian/neighborhood scale by requiring large expanses of walls and rooflines to be
architecturally "broken up," for example. As conditioned, this criterion is met
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.
Regarding glare and heat, the City's established lighting standards should be adhered to.
Regarding electrical interference, no impacts are foreseeable. Regarding dust and air pollutants,
the City has nuisance laws that should be adhered to. In addition, during development of the site
(site disturbance), blowing dust should be minimized through dust control measures, such as
establishing a vegetative cover after site disturbance, mulching, irrigation, or organic spray -on
adhesives, where appropriate. Should dust generated from the site become a problem for the
Case No. 09 00206 Page 2
adjacent properties, a dust control plan should be submitted immediately to the City Engineer for
review and approval. After the site has been developed, all disturbed areas should be re -vegetated
within 21 -days, or as weather permits.
Regarding solid waste generation and storage, trash receptacles should be fully screened from the
public right-of-way and should not be visible from adjacent residential property.
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 subject property is located within the City limits and is therefore served by essential services
other than water and sewer service. Based on existing and proposed public services being
provided, this criterion is met. In addition, site development will undergo review by the public
works department to ensure all required city services and utilities are supplied.
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 has looked at the site plan and has given his approval..
g. Be effectively buffered to screen adjoining properties from adverse impacts of noise, building
size and resulting shadow, traffic, and parking.
Regarding noise, the hours of operation will be typical to most schools, in that peak occupancy
will occur during fall, winter, and spring days. There will be some evening gatheraing as well as
potentially meetings for community use. Most noise will be generated during the day with
vehicles coming and going. A landscape plan should be submitted as part of site plan review and
building permit review.
The proposed buildings should be consistent with other new buildings in the City. Specifically,
the City has incorporated architectural design standards that are intended to increase the
aesthetics of the City as well as create more human scale buildings and environements. This
building and all accessory buildings should be subject to the commercial and residential design
standards. The Design Review Committee should explore the design and negotiate with the
designer a building that most closely meets the intent of the design standards (see conditions of
approval). The proposed structure and site being subject to the City's architectural design
standards should negate and potential building size impacts.
The City requires minimum setbacks and screening for parking areas. These requirements will be
reviewed during the site plan/landscape plan review phase when the applicant submits a building
permit application. The Commission should point out any significant areas of concern for staff to
follow up with during the site plan review phase.
The Commission should determine if the proposal as proposed, or with conditions satisfies this
criterion.
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.
Not applicable
Case No. 09 00206 Page 3
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.
Proposed Conditions of Approval
1. Trash receptacles shall be fully screened from the public right-of-way and should not be visible from
residential property.
2. 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.
3. Commercial lighting standards per the City's development code shall be adhered to.
4. One way to ensure that the development incorporates what the City has established as good
architectural and site design, the proposed building and site shall adhere to the City's design standards
or as negotiated with the established Design Review Committee (DRC).
5. A landscape plan shall be submitted as part of site plan review.
6. The City Engineer has requested that as a condition, access from the parking lot must never be
allowed through the rear of the property or in any manner except as currently identified on the
submitted plan. Access must be directly onto the street right-of-way.
Case No. 09 00206 Page 4