HomeMy WebLinkAboutSTAFF REPORT - 09-00207 - Southeast of Roundabout - CUP for LDS Church in SummerfieldCommunity Development Department
STAFF REPORT
Rexburg, ID 83440
SUBJECT:
APPLICANT:
PROPERTY OWNER:
PURPOSE:
?PROPERTY LOCATION:
f
PROPERTY ID:
COMPREHENSIVE PLAN:
ZONING DISTRICT:
APPLICABLE CRITERIA:
volc@rexburg.org Phone: 208.359.3020
www.rexburg.org Fax: 208.359.3024
Conditional Use Permit, file # 09 00207
JRW & Associates
1152 Bond Ave
Rexburg, ID 83440
B&K Rexburg, LLC
P.O. Box 51298
Idaho Falls, ID 83405
C IT Y OF
REXBURG
QV
Anwira's Family Community
Request to operate an L.D.S. ward church in the Summerfield
Development
2540 W. 1000 S
Rexburg, ID 83440
RPRXBCA0264803
Low Density Residential
LDR2
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 00207 Page 1
I. BACKGROUND
The applicant has requested a conditional use permit to allow construction and operation of a LDS
Chapel. 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.
II. SITE DESCRIPTION
The subject property is a 5.357 acre parcel located on the west side of Rexburg generally the
northwest of the corner of 7`h South and S 12`h West in the new Summerfield subdivision. The
proposed area is designated for use as a church lot on the Summerfield Plat.
The surrounding neighborhood is predominantly agricultural use with some single family homes in
the area, particularly to the east (Willowbrook Subdivision). The new Burton Elementary School is
south across 7`h South.
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 City's adopted comprehensive plan, Rexburg: 2010 lists as an Action Step under the
Transportation and Circulation section, "Make it easier and safer for people to travel by foot or
by bicycle by developing bike paths, lanes, and routes which connect residential neighborhoods,
schools, and employment. The previous sentence is general in nature but should also include
churches. Locating churches within the boundaries of the users is consistent with the objectives
of the Comprehensive Plan. People can walk to meetings. This reduces the amount of potential
vehicle/use.
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, schools and mostly agricultural land.
The City has architectural design standards for buildings. One way to ensure that the
development incorporates what the City has established as good architectural and site design, a
condition of approval could be that the proposed building and site adhere to the City's design
standards or as negotiated with the established Design Review Committee (DRC). 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 rooftines to be
architecturally "broken up," for example. As conditioned, this criterion is met
Case No. 09 00207 Page 2
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
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.
Regarding excessive traffic generation, or interference with pedestrian traffic, the building lot is
located on the corner of two residential streets that service the neighborhood that will be the
location of the congregation who will be using the building. Staff finds the potential traffic
generation as being "typical" and within guidelines.
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 bd
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. All necessary infrastructure will be extended at the
applicant's expense. Staff has made recommendation in conditions of approval. The City will
maintain the water and sewer lines once installed and inspected. 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 of Rexburg Engineer has reviewed the proposed use and location and has determined it
to meet city guidelines.
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 churches. 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.
Case No. 09 00207 Page 3
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
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. The latest submitted plat needs to be expanded to include this property.
2. All necessary infrastructure will be extended at the applicant's expense and must be kpproved by the
City Engineer.
3. Trash receptacles shall be fully screened from the public right-of-way and should not be visible from
adjacent residential property.
4. 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.
5. Commercial lighting standards per the City's development code shall be adhered to.
6. Large equipment that is to be located on the subject property and is to used for
heating/cooling/ventilation of the proposed building(s), or similar uses, shall be located the maximum
feasible distance from any adjacent residential dwelling unit, and shall incorporate any current
technology that reduces noise generation.
7. The proposed building and site shall adhere to the City's design standards or as negotiated with the
established Design Review Committee (DRC).
8. A landscape plan shall be submitted as part of site plan review. Parking lot buffers shall be included.
Case No. 09 00207 Page 4