HomeMy WebLinkAboutPUD NARRATIVE - 98-00051 - Eames, Linda - Valinda Townhomes - PUD, Bldg.TO: PLANNING & ZONING COMMISSION
FROM: JOE LAIRD, CITY ENGINEER & BUILDING OFFICIAL
SUBJECT: VALINDA TOWNHOUSES (Linda Eames P.U.D. on 6" So. St.)
DATE: December 9, 1997
Our Rexburg Planned Unit Development Ordinance (copy attached) is not very
comprehensive; consequently, it doesn't give much guidance as to what is acceptable
and what is not. The following are comments that I think the P & Z Comm. need to
consider as they review this proposed development.
1 --- The proposed PUD is in a Medium Density Residential (MHD) Zone. This zone
normally requires a 25' front yard setback. A 20' front yard setback is proposed
for the development. The development shows the normally required 20' backyard
setback. The normally required side yard setback is 6 ft. from property line. This
usually results in a 12' distance between adjacent buildings. The proposed
development consists of duplexes connected at the garages with a 10 ' distance
between adjacent sets of duplexes. The P & Z Comm. can, of course, allow
variances to these normal setbacks for a PUD.
(The Uniform Building Code requires the common wall between the garages to be a
1- hr. fire -rated wall. The eves of the buildings having the 10' separation will have to
have a 1- hr. fire rating also, or the 10' separation will have to be between the eve
lines. (UBC Sec, 705 - Projections)]
2 ---The concept or goal of a PUD is to cluster houses around some type of overall
enhancing area, for example, a pond, a stream, an open meadow, a grove of trees or a
recreational/park development. Normally, a PUD Ordinance sets forth some minimum
area for the size of the PUD, as a fairly good sized area is required to cluster the
buildings around the focused -on, enhancing feature. Other cities have used 2 to 5
acres as a minimum acreage for a PUD. Our ordinance does not specify a minimum
size for a PUD.
This proposed PUD has an overall size of 1.2 acres. The average unit size (gross
area, including interior private street) is 53,470 sq. ft. / 8 units = 6559 sq. ft. / unit. The
average net size (total area, excluding the interior private street) is 39,848 sq. ft./ 8
units = 4981 sq. ft. / unit.
In an LDR-1, a Duplex would require 8000 + 2000 = 10,00 sq. ft. total or 10,000/2 units
= 5000 sq. ft./ unit. This development is in a Medium Density Zone where a Duplex
would require 4500 + 1500 = 6000 sq. ft. total or 6000/2 units = 3000 sq. ft. / unit.
Therefore the required minimum size (3000 sq. ft./ unit) is exceed by the actual average
size (4981 sq. ft. / unit) so it appears that the Development meets the average size
requirement for the Medium Density Zone.
3 --- The PUD plans do not show the following listed features that are supposed to be
included as part of the Site Development Plans:
a. Architectural styles and building design concept;
b. Architectural materials and color;
c. Type of landscaping.
e. Type of solid waste facilities. (I assume each duplex will have it's own
garbage can.)
4 --- The P & Z Comm. needs to approve or disapprove the proposed screening
between the turn -around area on the south and the adjacent residential property.
( Zoning Code 4.7 - A.1 - Screening Requirements, pg. 32)
5 --- Note that the PUD Ordinance says that: "Home Owners' Association by-laws and
other similar deed restrictions, which provide for the control and maintenance of all
common areas, recreation facilities or open space shall meet with the approval of the
Commission." We haven't received a copy of such "Home Owners' Association by-
laws and other similar deed restrictions" to date.
6 --- Where this is a PUD and the lawn/landscaping maintenance will be done by the
Home Owners' Association, I assume there will be a sprinkling system for the lawn/
landscaping areas. This sprinkling system is not shown on the plans. It will require a
separate water meter so the watering bill can be sent to the Home Owners' Association.
7 --- The interior street is 26' wide from curb -to -curb. This does not meet the width
requirements of a normal city street; however, it is probably wide enough for a private
driveway with very low traffic volumes, having two way traffic with no "on -street" vehicle
parking. The plans should include a typical street cross-section that would show the
depths of the proposed layers of asphalt plantmix, 3/4" Aggregate Base and Granular
Borrow. This will not be a city -maintained street. It will be owned and
maintained (and the snow plowed) by the Home Owners' Association. City
garbage trucks, fire trucks, etc. will be entering and leaving the street so the turn-
around area is needed at the south end of the PUD.
8 --- 6 h South Street is not paved. Should this developer be required to put in the
curb and gutter, sidewalk and street paving across the frontage of the proposed PUD?
Most of this block of 6`h South St. has been developed. There are still 3 or 4
undeveloped lots plus this PUD frontage. Does the P & Z Comm. recommend that the
City create a Local Improvement District to put in the curb and gutter, sidewalk, street
paving and storm drainage facilities along this block of 6'h South St? The bridge over
the Rexburg Canal at 4'h West would not be part of this L.I.D. It would be a separate,
future project.
pg -2
9 --- The Site Plan does not show how the on-site storm drainage will be handled.
The site is essentially flat, so I imagine there would be interior storm drainage catch
basins somewhere around the midpoint of the interior street. There would need to be
a 12" diameter storm drain line from these interior catch basins out to a French Drain in
61h South St. where the storm drainage could be picked -up by a future storm drain line
along 60' South St. OR, the PUD developer could put in a storm drainage pump
station and pump the storm drainage to the City's storm drain system at 5'h South St. or
to the Rexburg Canal (if the canal company would allow storm drainage to be pumped
into the canal).
10 --- The PUD Ordinance says that: " Storage areas shall be provided for the
anticipated needs of boats, campers and trailers." The Site Plan does not show any
such Storage Area.
11 --- The PUD concept infers that there will be common open space area(s) and
recreational facilities. These common areas and recreational facilities are not
identified on the Site Plan. Is it intended that the 20' wide backyard areas be the
"common open areas/recreational areas"? Or is it anticipated that these backyard
areas will be fenced off to form separate, individual backyard areas?
12 --- The PUD Ordinance indicates that a "Maintenance Building" of some size and
type shall be provided. The Site Plan does not show any such Maintenance Building.
I doubt if one is needed where the PUD is this small. The need for such maintenance
facilities should be taken care of by the Home Owners' Association.
13 --- The Fire Department says the fire truck/garbage truck turn -around at the south
end of the development needs to be 120 ft. in length (60' either way from the north -
south interior road).
pg -3
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