PZ - Staff ReportSTAFF REPORT
COMMUNITY DEVELOPMENT DEPARTMENT
DATE: 11/15/2018
TO: Planning & Zoning Commission
FROM: Josh Beach, Associate Planner
208-884-5533
BRUCE FRECKLETON,
DEVELOPMENT SERVICES
MANAGER,
208-887-2211
SUBJECT: H-2018-0107
ALPINA TOWNHOME SUBDIVISION
PROPERTY LOCATION:
The project is located on the northeast
corner of W. Ustick and N. Linder Roads
I. PROJECT DESCRIPTION
C J f1E NDIAN�,_- --
The applicant, A Team Land Consultants, has submitted the following applications:
L An application for a preliminary plat consisting of 6 single-family building lots and 2 common
lots on 3.99 acres of land in the C -C zoning district;
2. An application for a conditional use permit for a multi -family development consisting of sixty
(60) multi -family residential units within fifteen (15) multi -family structures;
3. An application to modify an existing development agreement to change the previously approved
concept plan with a new concept plan.
II. SUMMARY OF REPORT
A. Project Summary
Acreage
Future Land Use Designation
Existing Land Use
Proposed Land Use(s)
Current Zoning
Proposed Zoning
Lots (# and type; bldg/common)
Phasing plan (# of phases)
Number of Residential Units (type
of units)
Density (gross & net)
Details
3.99
MDR (Medium -Density Residential)
Vacant
60 multi -family units in 15 structures
C -C (Community Commercial)
C -C (Community Commercial)
15 multi -family, 7 common
Single Phase
60 multi -family units
20 net density
Page 1
Open Space (acres, total [%] /
buffer / qualified)
Amenities
Physical Features (waterways,
hazards, flood plain, hillside)
Neighborhood meeting date; # of
attendees:
History (previous approvals)
B. Community Metrics
Details
0.42 of an acre proposed at 11% including 11/2 of the buffers
along W. Ustick and N. Linder as well as dog park and
putting green
Dog park, putting green, gazebo
None
June 13, 2018 with 3 people in attendance
Received annexation and short plat approval in 2014 as
Sugarman Subdivision (AZ -14-007)
6
6
Description
Details
Page
Ada County Highway District
Fire Response Time
3 minutes
Staff report (yes/no)
Yes
7
Requires ACHD
No
1, meaning current resources would be adequate to supply
Commission Action
service.
(yes/no)
Accessibility
Roadway access, traffic
Access (Arterial/Collectors/State
One access to W. Ustick and one Access to N. Linder, both
7
Hwy/Local)(Existing and Proposed)
arterial roadways
1000 gallons per minute, fire sprinklers in the units will be
Traffic Level of Service
Ustick Road — better than E, Linder Road — better than E
7
Stub Street/Interconnectivity/Cross
None
7
Access
West Ada School District
Distance (elem, ms, hs)
Existing Road Network
NA
Existing Arterial Sidewalks /
NA
Capacity of Schools
Buffers
# of Students Enrolled
Proposed Road Improvements
ACHD plans to widen Linder Road, between McMillan and
Distance to other key services
Ustick in 2019.
Fire Service
Distance to Fire Station
Not provided
7
Fire Response Time
3 minutes
7
Resource Reliability
80%, does not meet the target of 85%
7
Risk Identification
1, meaning current resources would be adequate to supply
7
service.
Accessibility
Roadway access, traffic
7
Special/resource needs
An aerial device will not be required.
7
Water Supply
1000 gallons per minute, fire sprinklers in the units will be
7
required
Other Resources
West Ada School District
Distance (elem, ms, hs)
River Valley Elementary — 1 mile; Heritage Middle — 3 mile;
8
Centennial High — 1 and 11/2 miles
Capacity of Schools
# of Students Enrolled
Distance to other key services
Page 2
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IV. NOTICING
A. Newspaper notification published on: 10/26/2018
B. Radius notice mailed to properties within 300 feet on: 10/24/2018
C. Applicant posted notice on site on: 11/2/2018
D. Nextdoor posting: 10/23/2018
V. STAFF ANALYSIS
This property is designated Mixed Use Community (MU -C) on the Comprehensive Plan Future Land
Use Map (FLUM). The purpose of the MU -C designation is to allocate areas where community -
serving uses and dwellings are seamlessly integrated into the urban fabric. The intent is to integrate a
variety of uses, including residential, and to avoid mainly single -use and strip commercial type uses.
Residential uses should comprise a minimum of 20% of the development area at densities ranging
from 6 to 15 dwelling units per acre, and shall consist of at least three land use types.
The applicant requests a preliminary plat, a development agreement modification and conditional use
permit application to develop the proposed multi -family lots with sixty (60) dwelling units. The
overall gross density of the project is 20 dwelling units to the acre. Staff finds that the proposed
development is not consistent with the MU -C land use designation for the following reasons:
1. The proposed density is above the range set forth in the comprehensive plan.
2. The applicant is not proposing a mix land use types.
3. The project doesn't integrate with the surrounding area. There is no pedestrian or vehicle
connectivity between the proposed project and the properties to the north or to the east.
4. Staff feels that the current approvals for the site are superior to the proposal and should
remain in place.
A. Comprehensive Plan Policies:
Staff finds the following Comprehensive Plan policies to be applicable to this property and apply
to the proposed use (Staffs comments in italics):
"Provide for a wide diversity of housing types (single-family, modular, mobile homes and multi-
family arrangements) and choices between ownership and rental dwelling units for all income
groups in a variety of locations suitable for residential development." (3.07.03B)
The development of multi family homes on this site will contribute to the variety of housing types
available in this part of the City, however the density is greater than anticipated by the
comprehensive plan, there is not a mix of land use types and the applicant isn't proposing any
interconnectivity with the surrounding area.
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"Support a variety of residential categories (low-, medium-, medium-high and high-density
single -family, multi-family, townhouses, duplexes, apartments, condominiums, etc.) for the
purpose of providing the City with a range of affordable housing opportunities." (3.07.01E)
The applicant is proposing to construct high density residential on the subject property; however
the MU-C designation calls for a mixture of land use types. The applicant has not provided the
necessary mix that the designation calls for.
"Restrict private curb cuts and access points on collectors and arterial streets." (3.06.02D)
The applicant is proposing to have one access to N. Linder and one to W. Ustick.
"Review new development for appropriate opportunities to connect local roads and collectors to
adjacent properties (stub streets)." (3.03.020)
The applicant has not provided cross-access to any other adjacent properties. Further, staff feels
that in order to do so, a public street will be required to better facilitate traffic from those parcels
out to the arterial roadways.
"Permit new development only where urban services can be reasonably provided at the time of
final approval and development is contiguous to the City." (3.01.01F)
Urban services can be provided to this property upon development.
"Require all new and reconstructed parking lots to provide landscaping in internal islands and
along streets." (2.01.04B)
Landscaping is proposed within planter islands in the parking areas on this site as shown on the
landscape plan attached in Exhibit B.
"Locate high-density development, where possible, near open space corridors, or other permanent
major open space and park facilities, Old Town, and near major access thoroughfares."
(3.07.02L)
The proposed multi family development is located in close proximity to major access
thoroughfares (i. e. I-84 and Ten Mile Road Road) within the City.
"Elevate quality of design for houses and apartments; evaluate the need for design review
guidelines for single -family homes." (3.07.020)
The multi family structures within the proposed development will be subject to the design
standards in UDC 11-3A-19 and the guidelines in the Architectural Standards Manual. Further
refinement to the design of these structures is required in order for the project to meet the design
review requirements.
"Provide housing options close to employment and shopping centers." (3.07.02D)
Because of its location in close proximity to the Ten Mile Interchange (which is rapidly
developing), as well as major transportation corridors (I--84 and Ten Mile Road), this property is
ideal for providing higher density housing options.
B. Dimensional Standards:
Development of the site should be consistent with the dimensional standards listed in UDC Table
11-2B-3 for the C-C district.
Page 5
C. Concept Plan:
A concept plan was submitted that depicts the fifteen residential buildings and site
amenities.
D. Specific Use Standards:
Specific Use Standards: The specific use standards for multi -family developments listed
in UDC 11-4-3-27 apply to development of this site as follows: (Staff's comments in
italics)
A minimum of 80 square feet (s.f.) of private useable open space is required to be
provided for each unit. The floor plans submitted with the Certificate of Zoning
Compliance application should depict 80 s.f. of private open space for each
unit.
Developments with 20 units or more shall provide a property management office,
a maintenance storage area, a central mailbox location with provisions for parcel
mail that provides safe pedestrian and/or vehicular access and a directory map of
the development at an entrance or convenient location for those entering the
development.
At a minimum, 250 s.f. of common open space is required for each unit
containing more than 500 s.f. and up to 1,200 s.f. of living area. All of the
proposed units are between 500 and 1,200 square feet; therefore, a minimum of
15, 000 square feet or 0.34 of an acre of common open space is required. The
applicant is proposing 18,672 square feet of open space, or 0.42 of an acre.
For multi -family developments between 50 and 75 units, 3 site amenities are
required to be provided with at least one from each category listed in UDC 11-4-
3-27D. The applicant proposes a dog run, a putting green, gazebos and benches
as amenities in compliance with UDC standards. The applicant is required to
provide one amenity from each of the three sections as set forth in UDC 11-4-3-
27. The applicant is missing two amenities. One is missing from the quality of
life section and one from the open space section as set forth in UDC 11-4-3-27.
Landscaping is required to comply with UDC 11-4-3-27-F. All street facing
elevations shall have landscaping along their foundation as follows: the
landscaped area shall be at least 3 -feet wide and have an evergreen shrub with a
minimum mature height of 24 inches for every 3 linear feet of foundation. The
remainder of the area shall be landscaped with ground cover plans. The current
plans do not meet this requirement and the applicant will need to revise them to
meet the requirements of the UDC.
The development is required to record legally binding documents that state the
maintenance and ownership responsibilities for the management of the
development, including, but not limited to, structures, parking, common areas,
and other development features.
E. Access:
Access to the site is proposed from W. Ustick Road, and N. Linder Road. ACHD has
limited the access to N. Linder and W. Ustick to right-in/right-out only. Staff also has
Page 6
concerns that the applicant is not providing cross -access to either the parcel to the north
or the east. Additionally, in order to provide access to the parcels to the east and north a
public street will likely be required on the eastern property line.
F. Parking:
Per UDC 11-3C-6, parking for multi -family uses is based on the number of bedrooms. In this
case, each unit contains 2-3 bedrooms, which requires 2 parking spaces per unit and one in a
covered space. Based on the number of units (60), the applicant is required to provide 120
parking spaces with 60 covered.
The applicant is proposing 143 parking spaces for the development with 120 spaces
required.
G. Landscaping
A 25 -foot wide street buffer is required to be constructed along both N. Linder and W.
Ustick Roads, both arterial roadways, as set forth in UDC Table 11-2A-7. Landscaping is
required to be provided within the buffers as set forth in UDC 11 -3B -7C. With the
exception of the double sidewalk in certain section of the landscape buffer, the proposed
landscape plan is in compliance with the aforementioned standards.
H. Fencing
All fencing is required to comply with the standards listed in UDC 11-3A-6 and 11-3A-7.
I. Certificate of Zoning Compliance
The applicant is required to obtain approval of a Certificate of Zoning Compliance
application for establishment of the new use and to ensure all site improvements comply
with the provisions of the UDC and the conditions in this report prior to construction, in
accord with UDC 11-5B-1.
J. Design Review:
The applicant is required to submit an application for Design Review concurrent with the
Certificate of Zoning Compliance application in accord with UDC 11-5B-8. The site and
building design is required to be generally consistent with the elevations and site plan
submitted with this application and the standards listed in UDC 11-3A-19 and the City of
Meridian Architectural Standards Manual.
K. Utilities:
Enter Utilities Analysis.
VI. DECISION
A. Staff:
Staff recommends denial of the subject MDA and consequently the PP and CUP requests
based on the following reasons:
The proposal does not comply with the requirements of the Mixed Use -Community designation
because the proposed density is greater than the range proposed in the Comprehensive Plan.
Page 7
The proposal does not provide a mix land use type in order to comply with the Mixed Use—
Community designation.
The project doesn't integrate with the surrounding area. There is no pedestrian or vehicle
connectivity between the proposed project and the properties to the north or to the east.
Staff feels that the current approvals for the site are superior to the proposal and should
remain in place.
For these reasons, Staff does not feel it's in the best interest of the City to modify the existing
development agreement to accommodate the current development proposal.
B. Ada County Highway District (ACHD):
http://weblink.meridiancity.org/WebLink8/DocView.aspx?id=l 57525
C. Meridian Fire Department:
http://weblink.meridiancity.org/weblink8/0/doc/157209/Pa eg l aspx
D. West Ada School District:
http://weblink.meridiancity.org/weblink8/0/doc/I57974/Pa 57974/Page l.aspx
E. Central District Health Department (CDHD):
http://weblink.meridiancity.org/WebLink8/DocView.as]2x?id=l 56405
F. COMPASS:
http://weblink.meridiancity.org/weblink8/0/doc/157016/Pa eg l.aspx
G. Department of Environmental Quality (DEQ):
http://weblink.meridiancity.org/weblink8/0/doc/156946/Pa eg l.aspx
H. Idaho Transportation Department (ITD):
http://weblink.meridiancity.org/weblink8/0/doc/157259/Pa eg l aspx
I. Nampa & Meridian Irrigation District (NMID):
http://weblink.meridiancity.org/weblink8/0/doc/I57307/Pa eg l aspx
Page 8
VII. EXHIBITS
A. Site Plan
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Page 9
B. Landscape Plan
Page 10
C. Existing Concept Plan
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VIII. FINDINGS
Preliminary Plat
In consideration of a preliminary plat, combined preliminary and final plat, or short plat,
the decision-making body shall make the following findings:
a. The plat is in conformance with the Comprehensive Plan;
Staff finds that the proposed plat is not in substantial compliance with the adopted
Comprehensive Plan in regard to land usebe cause the proposal is above the target density for
the Mixed Use -Community Comprehensive Plan designation, does not provide a mixture of
land uses and does not provide connectivity between the subject property and the propertis to
the north and east. Please see Comprehensive Plan Policies and Goals, Section VII, of the
Staff Report for more information.
b. Public services are available or can be made available and are adequate to
accommodate the proposed development;
Staff finds that public services will be provided to the subject property upon development.
(See Exhibit B of the Staff Report for more details from public service providers)
c. The plat is in conformance with scheduled public improvements in accord with the
City's capital improvement program;
Because City water and sewer and any other utilities will be provided by the developer at
their own cost, Staff finds that the subdivision will not require the expenditure of capital
improvement funds.
d. There is public financial capability of supporting services for the proposed
development;
Staff recommends the Commission and Council rely upon comments from the public service
providers (i.e., Police, Fire, ACHD, etc.) to determine this finding. (See Exhibit B for more
detail.)
e. The development will not be detrimental to the public health, safety or general welfare;
and
Staff is not aware of any health, safety, or environmental problems associated with the
platting of this property that should be brought to the Commission or Council's attention.
ACHD and ITD consider road safety issues in their analyses. Staff recommends that the
Commission and Council consider any public testimony that may be presented when
determining whether or not the proposed subdivision may cause health, safety or
environmental problems of which Staff is unaware.
f. The development preserves significant natural, scenic or historic features.
Staff is not aware of any significant natural, scenic or historic features on this site that need to
be preserved.
Conditional Use Permit (UDC 11 -5B -6E)
The Commission and Council shall base its determination on the Conditional Use Permit
request upon the following:
a. That the site is large enough to accommodate the proposed use and meet all the
dimensional and development regulations in the district in which the use is located.
Page 12
Staff finds that the subject property is large enough to accommodate the proposed use and the
dimensional & development regulations of the C -C district.
b. That the proposed use will be harmonious with the Meridian Comprehensive Plan and
in accord with the requirements of this Title.
Staff finds that the proposed use is consistent and harmonious with the UDC, however the
lack of three distinct land use types, the density greater than what is allowed and the lack of
connectivity within the MU -C Comprehensive Plan designation is not harmonious with the
Comprehensive Plan Future Land Use Map designation of MU -C for this site.
c. That the design, construction, operation and maintenance will be compatible with other
uses in the general neighborhood and with the existing or intended character of the
general vicinity and that such use will not adversely change the essential character of
the same area.
Staff finds that the general design, construction, operation and maintenance of the multi-
family development should be compatible with existing residential and uses in the vicinity.
Further, staff finds that the proposed project will be compatible with the existing and intended
character of the area and will not adversely change the character thereof.
Staff recommends that the Commission and Council consider any public testimony that may
be presented to determine whether or not the proposal will adversely affect other properties in
the area.
d. That the proposed use, if it complies with all conditions of the approval imposed, will
not adversely affect other property in the vicinity.
Staff finds that the proposed development should not adversely affect other property in the
vicinity. If approved, conditions of approval will be included in Exhibit B of this staff report
to ensure the proposed use will not adversely affect other properties in the vicinity.
e. That the proposed use will be served adequately by essential public facilities and
services such as highways, streets, schools, parks, police and fire protection, drainage
structures, refuse disposal, water, and sewer.
Staff finds that sanitary sewer, domestic water, refuse disposal, and irrigation are currently
available to the subject property. Staff finds that the proposed use will be served adequately
by all of the public facilities and services listed above.
L That the proposed use will not create excessive additional costs for public facilities and
services and will not be detrimental to the economic welfare of the community.
If approved, the applicant will be financing any improvements required for development.
Staff finds there will not be excessive additional requirements at public cost and that the
proposed use will not be detrimental to the community's economic welfare.
g. That the proposed use will not involve activities or processes, materials, equipment and
conditions of operation that will be detrimental to any persons, property or the general
welfare by reason of excessive production of traffic, noise, smoke, fumes, glare or odors.
Staff finds that the proposed development should not involve activities that will create
nuisances that would be detrimental to the general welfare of the surrounding area. However,
the Commission and Council should rely on public testimony from adjacent neighbors to
determine if the proposed lighted fields and outdoor speaker system and large volume of
Page 13
traffic generated by the proposed use will be detrimental to their welfare in determining this
finding.
h. That the proposed use will not result in the destruction, loss or damage of a natural,
scenic or historic feature considered to be of major importance.
Staff finds that the proposed development will not result in the destruction, loss or damage of
any natural feature(s) of major importance. Staff recommends that the Commission and
Council reference any public testimony that may be presented to determine whether or not the
proposed development may destroy or damage a natural or scenic feature(s) of major
importance of which staff is unaware.
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