HomeMy WebLinkAboutNARRATIVE 4.21.22 - 22-00278 - Covey Apartments - Stegelmeir Ln - PUD in MDR11
Covey Apartments
Narrative for Planned-Unit Development
Submission date: 4/7/2022
INTRODUCTION
At the end of Stegelmeier Lane lies a quiet piece of country land. A covey of partridges had been known to
find respite and recluse there, but soon the partridges will not be the only ones to call it their resting place.
The City of Rexburg is experiencing explosive growth and there are very few homes available to purchase.
For young families, couples, and singles there is a famine of available housing.
Apartment complexes, like Eden Apartments in Rexburg, have sprung up and filled up their units
extraordinarily fast. More recently, Thompson Farms, just across from Stegelmeier Lane, has also completed their
first construction phase and is rapidly filling their vacancies with eager tenants. Young families are struggling with
housing prices, yet because the housing demand remains so high, the current cost of living continues to rise. Even
with the recent completion of housing projects in our city, the announcement of a second Latter-Day Saint Temple
and the ongoing momentum of expansion have accelerated the growth.
Looking outside our once-small town, the national housing market is also booming, resulting in increased
home values and rental rates. In Rexburg, housing prices have nearly doubled in only a few years. With interest rates
rising it will be even more difficult for first-time homebuyers to purchase. Most young families in our area will soon
be unable to afford homes and will need to stay in temporary housing for longer periods than previously. Unless the
housing districts in Rexburg are expanded, rental prices will continue to sky-rocket and young families will be
forced to live elsewhere.
Our goal is to expand the supply of comfortable rental housing in Rexburg. Designating the project as a
Planned-Unit Development (PUD) will help to achieve this goal by increasing the allowable density, creating a
unified, aesthetic environment, and reducing design & construction costs thereby making the development more
affordable.
In consideration of our proposed location, there are many reasons we believe 457 Stegelmeier Ln. will be an
ideal location for a new housing community. With the Thompson Farms project expanding at a rapid pace, and other
nearby properties seeking and receiving rezoning to MDR-1, a housing corridor is being created along this portion of
N. Yellowstone Hwy. A new community here will blend well with the neighboring developments. North Yellowstone is
a smart choice for a housing corridor parallel with the growing business corridor of 2nd east.
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PROJECT DESCRIPTION
The Covey housing project will consist of 24-unit apartment buildings and family amenities, to be
constructed in one phase on the vacant portions of the properties listed below. The proposed property consists of:
• Existing single-family home on 4 acres at 1174 Yellowstone Hwy. (Currently in the process of annexation and
rezone to MDR1)
• Duplex on 0.2 acres at 481 Stegelmeier Ln. (MDR1 Zone)
• 2 Duplexes on 8.2 acres at 445 Stegelmeier Ln (MDR1 Zone)
All property is contiguous. Total area is 12.64 acres.
This application is for a PUD including all the property listed above AND for a PUD excluding the 4-acre
property so the project may proceed if the annexation and/or rezone is not approved. The project meets all Rexburg
requirement for a PUD.
PROPERTY OWNERSHIP & PROPOSED DENSITY
Below is a table showing ownership and acreage for OPTION 1, where the 4-acre single family lot is annexed
and approved for MDR-1 zoning:
457 Stegelmeier Ln. 481 Stegelmeier Ln. (duplex lot) 1174 N. Yellowstone Hwy. Total
Current
Ownership
Barques LLC Temple View Property LLC Mac Brothers Holdings
LLC
-
Proposed
Ownership
Barques LLC Temple View Property LLC Mac Brothers Holdings
LLC & partners
-
Acreage 8.228 0.234 4.182 12.644
If the 4-acre single family lot is not able to be annexed and approved for MDR-1 zoning, then the PUD shall
be constrained only to the following properties as OPTION 2:
457 Stegelmeier Ln. 481 Stegelmeier Ln. (duplex lot) Total
Current Ownership Barques LLC Temple View Property LLC -
Proposed Ownership Barques LLC Temple View Property LLC -
Acreage 8.228 0.234 8.462
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By entitlement, the MDR-1 zone allows for a density of 16 units per acre. This would allow for 202 units on
12.64 acres. With the additional density allowed through scoring points as a PUD, a maximum of 278 units could be
possible (see table below).
Acreage Entitled Density PUD Density
Entitlement 1 16 22
Covey Apartments OPT 1 8.46 135 186
Covey Apartments OPT 2 12.64 202 278
On 1174 N. Yellowstone Hwy. is a single residence, and on the developed portions of Stegelmeier Ln. are (3)
duplexes. In total then, there are (7) existing units on all the properties in consideration. Subtracting the existing
units from the possible PUD Density, it would be feasible to create 271 new units as part of the Covey Apartments
project. The proposed density is for 242 new units. (10) 24-plex buildings will be constructed, (6) of which will be
for 2- and 3-bedroom apartment units. (4) 24-plex buildings will be constructed for exclusively 1-bedroom
apartments. A clubhouse will be constructed, containing (2) additional units as a means of temporary housing,
totaling 242 new units.
The difference between the entitled density and the PUD density is 76 units, of which the proposed
apartment project will take advantage of only 49 of the gained PUD Density. For the project to be granted
acceptance with the proposed density, it will need a Planned-Unit Development score of at least 65 points out of
100 (49/76 = 0.65). Potential points to be awarded are broken down in the remainder of this narrative.
PURPOSEFUL DESIGN
The features of a Planned-Unit Development can be broken into five (5) subsections:
• Energy efficiency
• Building Design
• Parking Area
• Recreational Facilities
• Landscaping/Green Space
These categories are broken-down and addressed below:
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*Images shown are conceptual renderings. Building materials and vegetation may not match the proposed elements in this narrat ive
1. ENERGY EFFICIENCY
No solar design or LEED accreditation is proposed for the Covey Apartments project. However, the wall &
ceiling insulation shall be greater than the minimums required by the IECC1. The walls be
insulated with R-19 fiberglass insulation batts plus R-6 Zip sheathing panels. According to
IECC Table C402.1.3, the minimum insulation value required for this building is either R-13
cavity insulation + R-7.5 continuous insulation, or R-20 cavity insulation + 3.8 continuous
insulation. R-20 is a non-standard value for insulation batts, so R-19 will be used, but the
Zip panels will exceed the minimum requirement with a continuous value of R-6.
The attic space above the third floor will have blown insulation of at least R-50,
which is greater than R-49, the minimum requirement.
2. BUILDING DESIGN
The name, “Covey” refers to a covey of birds, specifically partridges in our case. Partridges have often been
spotted wandering through the undeveloped field and have inspired the name and theme of this project. Some
inspiration for the color scheme has been borrowed from the Partridge bird. The exterior materials2 are proposed as
follows:
1 Up to 10 points, Rexburg Development Code 10.09.010 “Density Bonus Design Categories” 1a
2 Up to 20 points, Rexburg Development Code 10.09.010 “Density Bonus Design Categories” 2a
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The main portion of the building facades will be Hardie board fiber-cement siding. Some colors will feature a
blue and an earthy-brown tone, inspired by the partridge. To create more contrast and visual appeal, some white
and gray will also be used, as well as variance between horizontal siding and vertical board & batten.
Accenting other portions of the building will be a faux stone of a
natural-toned color. The proposed buildings shall also be roofed with long
lasting, high-profile asphalt shingles3.
To create a central theme beyond the colors of the buildings, the
complex will also feature unified lighting4, landscaping, and other special
features5. Walkway lighting, parking lighting, and building lighting shall be
unified and continuous throughout the development.
Special features on the lot will include the installation of highly
visible and aesthetically pleasing signage. There will be a sign at the entrance to the parking lot and signage on the
building facades. Each building will feature large, unified text indicating the building numbers, and on the foremost
building, the “Covey Apartments” signage shall be reiterated.
Refer to the section below, “Landscaping & Green Space”, for more information on the proposed landscape.
3. PARKING AREA
For a visual representation of the proposed parking area, refer to the attached site plans. The parking lot
shall be constructed to meet the following key features:
● Parking Screening6: over the proposed 400 total stalls will be partially screened with landscaping berms as
follows: Tiny Wine Ninebark Shrubs shall be spaced at 4’-6” on-center around all the edges of the main
parking lot. Every 4th shrub shall be a Torspirea shrub for variation. Refer to the Landscape & Green Space
section below for more information on landscaping.
● Landscaped Islands7: The site design includes more than 30 interior landscape islands in addition to
landscaping around the perimeters of the parking lot. Landscaped islands are shown at each interior corner,
around accessible parking spaces, by trash enclosures, in locations to designate temporary snow storage
areas, and in general to prevent long stretches of asphalt.
● Shade Trees8: Shade trees are provided at each of the landscaped islands, as well as primarily on the East
side of the property, where there will be an open space between the parking lot and the adjacent property.
3 Up to 15 points, Rexburg Development Code 10.09.010 “Density Bonus Design Categories” 2b
4 Up to 15 points, Rexburg Development Code 10.09.010 “Density Bonus Design Categories” 2c2
5 Up to 20 points, Rexburg Development Code 10.09.010 “Density Bonus Design Categories” 2c4
6 Up to 20 points, Rexburg Development Code 10.09.010 “Density Bonus Design Categories” 2d1
7 Up to 15 points, Rexburg Development Code 10.09.010 “Density Bonus Design Categories” 2d2
8 Up to 15 points, Rexburg Development Code 10.09.010 “Density Bonus Design Categories” 2d3
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● Bicycle Parking9: Bicycle Parking areas are proposed according to the site plan to be adjacent to the
sidewalk, near the center of each building, and within 40’ or less from each building entrance. Each bicycle
parking rack shall have at least 6 spaces for locking & leaving bicycles. There are 11 proposed bicycle racks
in total, making a total of 66 bicycle parking spaces. The amount of bicycle spaces is equal to 13.5% of the
488 motorized vehicle parking stalls.
4. RECREATIONAL FACILITIES
Although the Covey Apartments are intended to be an affordable housing community, there will be
impressive amenities for the resident families. The following are proposed:
● Active Recreation10: A playground, pavilion, basketball court, and pickleball courts shall be constructed as
part of the project. They have been positioned toward the center of the development with the primary intent
that children will not need to cross the parking lot to access outdoor play-areas. The playground and
pavilion are located between the 2- and 3-bedroom buildings to invite a family environment. The sport
courts are located closer to the 1-bedroom apartments, where individuals or young couples will be most
likely to reside.
● Common Building11: In addition to the
outdoor amenities, we proposed a
clubhouse be constructed near the front
of the new housing entrance. The
clubhouse will contain areas for
maintenance and operation of the
apartments, as well as (2) additional
living units, common spaces for living,
and indoor games.
5. LANDSCAPING & GREEN SPACE
Landscaping is an integral part to creating a unified, beautiful environment for the residents and community
of Rexburg. Below are some examples of the trees to be featured on the property (refer to landscape plan):
9 Up to 10 points, Rexburg Development Code 10.09.010 “Density Bonus Design Categories” 2d6
10 Between 5 to 35 points, Rexburg Development Code 10.09.010 “Density Bonus Design Categories” 2e1A
11 Up to 20 points, Rexburg Development Code 10.09.010 “Density Bonus Design Categories” 2e1B
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Autumn Brilliance Serviceberry Chanticleer Pear Skyline Honeylocust Autumn Purple Ash
The referred landscape plan shows several shrubs and trees beyond the minimum requirements12. In total,
there are 150 trees planned (121 required) and 528 shrubs planned (484 required).
The trees and shrubs selected are commonly planted in Eastern Idaho because of their drought-tolerant
qualities13. The Autumn Serviceberry tree is drought tolerant and disease resistant. The Chanticleer Pear is also
tolerant to drought. The Skyline Honeylocust tree is vigorous and adaptable and can grow in almost any condition.
The Autumn Purple Ash is moderately drought tolerant. Concerning the shrubs, the Tiny Wine Ninebark is drought
tolerant, and the Torspirea is both cold tolerant and drought tolerant.
In addition to landscaped areas, there will be an abundance of “open green space”. Municipal code requires
that developments in the MDR-1 zone have a minimum of 10% open green space, and a minimum of 20%
landscaped area (which is inclusive of the 10% open green space). 12.41 acres is equal to 540,610 square feet. 10%
of the property will constitute a minimum of 54,061 SF green space. The 20% required landscape area will total
128,122 SF. For simplicity and clarity, the landscape plan refers to square footage primarily within the island within
the loop of the parking lot. Within this area, there is 61,344 SF of open green space shown and 123,838 SF of
landscaped area. Taking the whole lot into account, it will certainly meet the landscaping requirements and in
excess.
As previously mentioned, the open green space is designed14 to keep amenities close to the tenants and
prevent children from crossing the parking lot to access the playground. In addition, buildings have a greater than
required rear setback, and tenants will not feel like they are looking into their neighbor’s back windows. The central
open area shall also be sunken lower than the parking lot and will be used to discretely retain a portion of the
stormwater15.
12 Up to 20 points, Rexburg Development Code 10.09.010 “Density Bonus Design Categories” 2f1
13 Up to 10 points, Rexburg Development Code 10.09.010 “Density Bonus Design Categories” 2g4
14 Up to 20 points, Rexburg Development Code 10.09.010 “Density Bonus Design Categories” 2g1
15 Up to 20 points, Rexburg Development Code 10.09.010 “Density Bonus Design Categories” 2g2
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SUMMARY
The Covey Apartments community is intended to be a beautiful, comfortable, and conveniently located for
many of our young Rexburg families. The added PUD development density will help ease the stress of the current
housing demand and help keep young families in Rexburg. The feature of 1-, 2-, and 3-bedroom housing units will
also allow for tenants to grow in-place16 as couples marry or children are born. Families will be able to upgrade to
larger units and stay in the community. The outdoor amenities will benefit the growing children and the adults
alike.
With 457 Stegelmeier Ln. being in an ideal position for development, and a housing corridor beginning to
form in the surrounding area, it is hoped the project will be accepted as a Planned-Unit Development and awarded
the submitted points17 for approval of the increased density.
16 Up to 40 points, Rexburg Development Code 10.09.010 “Density Bonus Design Cat egories” 2i
17 This narrative covers a number of items that would total a possibility of 265 points if full points were awarded for each subject