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HomeMy WebLinkAboutSTAFF REPORT - 09-00306 - Nauvoo House - CUP add 45 units in 5 new bldgs (250 more students)Community Development Department STAFF REPORT 35 North I�' East Rexburg, ID 83440 SUBJECT: APPLICANT: PROPERTY OWNER: PURPOSE: PROPERTY LOCATION: (PROPERTY ID: COMPREHENSIVE PLAN: ZONING DISTRICT: APPLICABLE CRITERIA: AUTHORITY I. BACKGROUND volc@rexburg.org Phone: 208.359.3020 www.rexburg.org Fax: 208.359.3024 Conditional Use Permit, file # 09 00306 — Nauvoo House Nauvoo House LLC/ Chris Carr 1434 E. 820 North Orem, UT 84097 See applicant information Conditional Use Permit to add 45 additional units 175 West 5'h South Rexburg, ID 83440 109t7Xra1.11XI l➢11IU7 High Density Residential High Density Residential 2/ Professional Overlay C I T Y O F REXBURG Americe4 Family Community City of Rexburg Development Code (Ordinance Code 926) § 6.13 Conditional Use Permits § 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... " The subject property is currently part of the Nauvoo single student apartment complex. The applicant has additional land that has not been developed. The existing apartment complex has vacant land available for additional buildings. II. SITE DESCRIPTION Nauvoo is an existing single student housing project and sits on approximately 6 acres. The land that } will contain the new buildings is approximately 3/4 of an -acre In addition, another %i acre of parking is planned for the new units. This project is adjacent to the BYU-I maintenance yard to the west. The existing Nauvoo complex is to the north and the west. To the south is a vacant parcel that Case No. 09 00306 Page 1 is currently being designed for additional student housing. The new units will become part of the existing apartment complex and will share access, green space and parking. ANALYSIS The following are the criteria for granting a conditional use permit. Some of the criteria are 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. The High Density Residential 2 (HDR2) zoning requires a conditional use when a complex has over 24 units. The existing complex that these units are being part of is over 24 units and the proposed project will add 45 new units. Therefore, this proposal does constitute a conditional use within the HD2 Zone. b. Be in accordance with a specific or general objective of the City's Comprehensive Plan and the regulations of this Ordinance. Comprehensive Plan The City's comprehensive plan has designated the subject property as High Density Residential. The request is in accordance to the Comprehensive Plan. Development Code With regards to the City's Ordinances, the adopted Development Code (ordinance 926) regulates development and land uses. Thi's project is in a HDR2 zone. The use requested is consistent with the zone. A conditional use permit is required due to the fact that over 24 units will be present in this complex. The complex has more parking than is currently required by the PEZ Zone 1 standard which allows only 15% visitor parking. Green space and snow storage required area will be reviewed at time of site plan review. PEZ Ordinance Currently, there are 64 units with approximately 384 students. The application is for an additional 45 units with approximately 270 additional students. This project lies in the PEZ 1 zone and therefore with Commission approval can have parking percentages as little as 10.% with one for manager. The 10% minimum is for visitor parking only and is 66 spaces. Therefore, the minimum parking required is 66 spaces. The current plan shows about 340 spaces. Without the PEZ Zone, 539 parking spaces would be required. This project requires a conditional use permit. Therefore, the Commission can address whether or not the 340 spaces are adequate. The Pez Ordinance (#1021) requires among other things, that each property owner that utilizes the parking reduction "shall clearly specify on all rental contracts or agreements whether or not a vehicle parking space is provided". The ordinance further requires that bicycle parking be pruvided at I per each ten students and is Ponstmewd on concrete, asphalt or paverg and shall he, connected to the parking lot etc. Also, sidewalk maintenance (snow removal) is required as part of the agreement. The property owner to the south of this project has a conceptual plan currently being reviewed by the City Staff. This plan identifies a pedestrian path between the two projects that would connect to a path crossing the university Lana to the main campus. 1 tie mz, uramance has lank concerning this very issue. Staff recommends that this issue be addressed as part of the Conditional Use Permit (see Proposed Conditions of Approval). . Case No. 09 00306 Page 2 Staff has determined that there is another issue that needs to be discussed or clarified with the Commission (see Proposed Conditions of Approval). The existing complex is made up of very long buildings. The current design standards would not allow these long buildings. The applicant has designed separate buildings that would meet the length requirements. However, shared stairways connect the buildings. The building code would allow these to be considered separate structures (depending upon how they are constructed). The question for the commission would be if the design of the stairways is such that they do not make the separate buildings appear as look like one building and therefore violate the design standards. c. Be designed and constructed in a manner to be harmonious with the existing character of the neighborhood and the zone in which theproperty is located. The neighborhood is comprised of apartments and the University maintenance yard. The units will have to pass design standards. 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, heat, electrical interference, dust, air pollutants, noise, vibration, odors: Adherence to City standards should prevent these impacts from becoming a nuisance. The City Engineer determined that the increase in traffic for this project was insignificant, therefore staff did riot perform a quantified analysis on this issue. The Commission may requite a traffic study. Staff is not recommending a study be completed. 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 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 City Engineer found that additional traffic created by this project was acceptable. 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. Staff found that parking buffering is provided by buildings. Building size is compatible with surrounding uses. 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. i. Not result in the destruction, loss or damage of a historic feature of significance to the community of Rexburg. Not applicable Case No. 09 00306 Page 3 I III. 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. Work with adjoining property owner to the south to create a pedestrian pathway on the south boundary of this project. Dedicate 50% of the land required for this path, provide 50% of construction cost and provide an easement for its use. The Community Development Director shall approve the path as part of the Site Plan Review. 2. Stairway construction between buildings shall be designed in a manner to clearly emphasis the breakup of length of the buildings. The Design Review Committee shall meet prior to the issuance of building permit to review and approve the design. 3. Trash dumpsters/receptacles shall be located within the interior (behind front building line, but minimum is required setbacks) of the lot and shall be enclosed. 4. A site plan reflecting all conditions of approval and incorporating all City standards, e.g. landscaping, parking, snow storage, etc. shall be submitted and approved by the City prior to the issuance of a building permit. 5. 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. ' 6. To encourage alternative travel options, i.e. bicycling, bike racks and hard surface must be provided. Location of racks need to be shown on revised site plan. This requirement is identified in the PEZ Ordinance. 7. Sidewalk and pathway maintenance to be performed as per the PEZ Ordinance. 8. Parking Contracts to be approved by the City Attorney. 9. Requirements of the PEZ Zone Ordinance to be applied to this project. 10. Buildings to meet design standards. 11. Storm drainage and other Engineering considerations to be reviewed and approved by the City Engineer. Case No. 09 00306 Page 4