CC - Staff ReportSTAFF REPORT
COMMUNITY DEVELOPMENT DEPARTMENT
HEARING 5/21/2019
DATE:
TO: Mayor & City Council
FROM: Kevin Holmes, Associate Planner
208-884-5533
Bruce Freckleton, Development
Services Manager
208-887-2211
SUBJECT: H-2019-0052
Orchard Creek Pump House- VAR
LOCATION: North side of Lake Hazel Road; east of
S. Eagle Road (Lot 1, Block 1 of
Bicentennial Farms No. 1), in the S '/2 of
the SW '/4 of Section 33, Township 3N.,
Range 1 E.
I. PROJECT DESCRIPTION
E IDIAI�T�
The applicant requests a variance to deviate from the dimensional standards of the R-8 district listed
in UDC Table 11-2A-6 to allow for the construction of a 350 square foot structure within the required
setbacks and street landscape buffer. The structure will serve multiple purposes of a pump house for
subdivision irrigation equipment, an entrance/shade structure for a dog park to be used as a
subdivision amenity, and a subdivision entryway feature.
II. SUMMARY OF REPORT
A. Project Summary
Acreage
Future Land Use Designation
Existing Land Use
Proposed Land Use(s)
Current Zoning
Proposed Zoning
Physical Features (waterways,
hazards, flood plain, hillside)
Neighborhood meeting date; # of
attendees:
History (previous approvals)
Details
2.28
Medium -High Density Residential
Vacant
Subdivision accessory structure and amenity
R-8
NA
Ten Mile Creek runs along the west boundary of the site
April 3, 2019; 0 attendees
AZ -14-012; PP -14-014; H-2018-0027 (Final Plat)
Page 1
B. Project Area Maps
Future Land Use Map
Zoning Map
III. APPLICANT INFORMATION
n
n
Aerial Map
Planned Development Map
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A. Applicant:
Brian Garrett, OA+D — 210 N. 6t1i Street, Boise, ID 83702
B. Owner:
Toll ID I, LLC c/o Toll Bros., Inc. — 250 Gibraltor Road, Horsham, PA 19044
C. Representative:
Chad Hamilton, Trek Commercial Development — 3023 E. Copper Point Drive, Meridian, ID 83642
Page 2
IV. NOTICING
City Council
Posting Date
Newspaper Notification
5/3/2019
Radius notification mailed to
properties within 300 feet
4/30/2019
Radius notification published on
4/30/2019
Nextdoor posting
4/30/2019
V. STAFF ANALYSIS
Per the applicant, the position of this structure is a result of the Nampa & Meridian Irrigation District
and the previous property owner placing an irrigation pump and related equipment at this location. In
order for the irrigation pumps to be supplied power, Idaho Power requires the pump to be contained
in an enclosed structure. This facility will serve the irrigation needs of the surrounding subdivision
and is a requirement of the development to provide a pressurized irrigation system for the Orchard
Creek development in accord with UDC 11-3A-15. During the construction of the facility, the
applicant chose to relocate the facility closer towards Lake Hazel in order to provide more of a
recreational amenity for the subdivision. Because the pump facility was not located on a separate lot
as required by the UDC, it is now proposed to be located within the entryway corridor street buffer
along Lake Hazel Road which violates the setback requirements of the R-8 dimensional standards.
The applicant requests a variance to deviate from the dimensional standards of the R-8 district listed
in UDC Table 11-2A-6. Because this site is located on an entryway corridor, E. Lake Hazel Rd.,
Table 11-2A-6 requires a thirty-five foot (35') landscape buffer. The southwest corner of the structure
is proposed to be located approximately 28' from the right-of-way of E. Lake Hazel Rd. which puts it
in the required landscape buffer, see Exhibit D.
Page 3
Table 11-2A-6:
DIMENSIONAL STANDARDS FOR THE R-8 DISTRICT
R-8 Standard
Requirement
Minimum property sizeldwelling unit (in square feet)
4,000
Minimum street frontage (in feet)_
40
PIWith alley loaded garage, side entry garage, or private mew lots
32
'street setback' to garage (in feet):
Local
20
Collector
25
Alley
Sheet setback' to living area (in feet)'
Local
10
Collector
25
Alley
Intenor side setback (in feet)
5
Rear setback (in feet)
12
Street landscape bufor2 (in feet):
Collector
20
RPonal
25
Entryway corridor
35
® Interstate
50
mum building height (infeet)
Notes'
1 _ Measured from back of sidewalk or property line where there is no adjacent sidewalk
2_ A reduction to the width of the buffer maybe requested asset forth in subsection 11-3B-7C1c of this title_
NOTE: The dimensional "street setback" standards listed in Table 11-2A-6 are intended to be
requirements for residential structures and are not necessarily meant to apply to quasi -commercial
structures such as this pump house/amenity/entrance building. This is apparent by the language
used to describe the standards, such as "dwelling unit", "garage", and "living area': As this
structure is not a residential use, and does not have a "living area" but rather is a subdivision
amenity and pump house, staff believes it is appropriate to look to commercial zones for guidance
on what appropriate setbacks are. Per Table 11-2B-3, commercial setbacks are generally zero feet
(0') and measurements are taken from the ultimate location of the right-of-way. Staff supports the
application of these commercial standards to this structure and as such, the residential dimensions
of Table 11-2A-6 do not apply. Staff has discussed internally codifying this determination with a
future UDC text amendment.
The lot that houses the structure is an unusual shape and contains a number of constraints which
reduce the buildable area. These include the Ten Mile Creek and an ACHD easement along the
western boundary, a City of Meridian water easement to the north, a collector street (S. Arable Way)
to the east, and an arterial road (E. Lake Hazel Rd.) to the south. While these site features do pose
limitations, staff believes there is sufficient space for a structure of this size without encroaching into
the required landscape buffer. However, relocating the structure elsewhere on the property would not
be feasible at this time as the irrigation facility is currently supplying water to the development.
Further, the applicant does not have additional land area to place the irrigation facility on a separate
dedicated lot in accord with UDC 11 -3B -6E.
In regards to public safety, this structure meets the requirements of vision triangle in accord with
UDC 11 -3A -3B. Staff has no concerns of the impact of this structure with any other public safety
issues.
Page 4
Staff supports the design and multi-purpose use of the structure. The appearance of the building is
visually attractive and emulates design features of other site amenities in the Orchard Creek
Subdivision (platted as Bicentennial Farms No. 1). The multi -use building benefits the subdivision as
a whole as it provides an additional amenity on an irregular shaped lot that would otherwise be
landscaped as open space.
Staff has received a complete Certificate of Zoning Compliance (CZC) and Design Review (DES)
application which originally brought this code violation to light. Should Council grant this variance,
staff will review the proposed development for compliance with all applicable City of Meridian code
and design requirements through the CZC/DES process.
VI. DECISION
A. Staff:
Staff is recommending denial of the subject Variance application based on the Findings
listed in Section VII of the Staff Report.
B. City Council:
Enter Summary of City Council Decision.
Page 5
VII. EXHIBITS (ATTACH AS PDF DOCUMENTS TO THE STAFF REPORT.)
A. Site Plan (date: 3/31/2019)
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The City Council shall apply the standards listed in Idaho Code 67-6516 and all the findings listed in
Section 11 -5B -4.E of the UDC to review the variance request. In order to grant a variance, the
Council shall make the following findings:
A. The variance shall not grant a right or special privilege that is not otherwise allowed in the
district:
In regard to the variance to UDC 11-2A-6 for the encroachment into the landscape buffer, Staff
finds granting a variance would grant a right or special privilege that is not otherwise allowed in
the district because there is sufficient space for a structure of this size without encroaching into
the required landscape buffer.
B. The variance relieves an undue hardship because of characteristics of the site;
Because the site is constrained by the Ten Mile Creek and ACHD and City of Meridian easements,
Staff finds granting the variance would relieve an undue hardship because of characteristics of the
site. If the structure was to be moved outside of the landscape buffer to comply with code the size
of the dog park would be limited, reducing the benefits to subdivision residents. Further, relocating
the structure elsewhere on the property would not be feasible at this time as the irrigation facility
is currently supplying water to the development and the applicant does not have additional land
area to place the irrigation facility on a separate dedicated lot in accord with UDC 11 -3B -6E.
C. The variance shall not be detrimental to the public health, safety, and welfare.
Staff finds granting the variance would not be detrimental to the public health, safety, and welfare.
Page 11