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Home My WebLink AboutStaff Report CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF March 2, 2006 STAFF REPORT P & Z Commission Hearing Hearing Date: 3/2/2006 , ~(.' ctG~~; di ~~;l , ; 1:",\11(0 ,; I'" pt r TO: FROM: SUBJECT: Planning & Zoning Commission Joseph Guenther, Associate City Planner Quenzer Commons #9 . CUP-06-005 Conditional Use Permit to amend the original planned development for the Quenzer Commons #9 subdivision to allow zero lot line setbacks in an R-8 District. 1. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST The applicant, Brighton Corp, is requesting a conditional approval to amend CUP-02-007 which was approved for this subdivision to allow for reductions to the minimum requirements for the following: setbacks (front, from 20' to 10' for alley lots & IS' for living area; rear, from 15' to 15' and 5' if side entry garage; side, from 5' per story to 5' with no additional setback per story; and street side, from 20' to 10' for alley lots & 15' for standard lots), landscape buffer (from 20' to 15' between office & single- family residential), lot size (from 6,500 s.f. to 3,520 s.f. for al1ey~loaded units & 5,500 s.f. for standard lots), lot frontage (from 65' to 32' for alley-loaded lots & 50' for standard lots), and house size (from 1,301 s.f. to 1,101 S.f. for up to 10% of the lots). One block length was also allowed to exceed the maximum length of 1,000 feet. The applicant is requesting that Lots 1-6 Block 27, Lots 1~7 Block 28, Lots 1-7 Block 29, and Lots 1-7 Block 30 of Quenzer Commons Subdivision Number 9 (FP-05-026) be amended to allow zero lot line setbacks. 2. SUMMARY RECOMMENDATION Staff recommends approval of the subject use request with the conditions contained in Exhibit B. Note; the UDC allows zero lot line setbacks for single family attached products where the lot size is a minimum of 4000 square feet. The smallest lots are in Blocks 29 and 30 are 102x38 or 3872 square foot lots. 3. PROPOSED MOTIONS Approval I move to approve File Number CUP-06-005 as presented in the staff report for the hearing date of March 2, 2006, with the attached site plan with the following modifications to the conditions of approval: (add any proposed modifications). Denial I move to deny File Number CUP-06-005 as presented in the staff report for the hearing date of March 2, 2006, with the attached site plan for the following reasons: (you must state specific reasons for denial. They should address how the applicant might re-do the application to gain your recommendation for approval). Continue I move to continue the public hearing for File Number CUP-06-005 to (date certain). (You should state the reason for the continuance.) Quenzer Commons #9 CUP.06-005 PAGE 1 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF March 2, 2006 4. APPLICATION AND PROPERTY FACTS a. Site Address/Location: SW SE Quarter of 4n 1 e 31 b. Owner/Applicant: Brighton Corp 12601 W. Explorer Boise ID83713 c. Representative: Jay Walker, Brighton Corp d. Present Zoning: R~8 e. Present Comprehensive Plan Designation: Medium Density Residential f. Description of Applicant's Request: 1. CUP site plan (attached as Exhibit AI) h. Applicant's Statement/Justification (reference submittal material): The applicant has submitted the CUP request to accommodate a new design of garage attachment. The residences will remain detached as shown in the site plan. The proposal is consistent with the underlying district and will provide an alternate design for Quenzer Commons #9 alley loaded single family products. 5. PROCESS FACTS a. The subject application will in fact constitute a conditional use as determined by UDC 1I-2C- 1. By reason of the provisions ofUDC 1I-5B-6, a public hearing is required before the Planning Commission for all Conditional Use hearings. Newspaper notifications published on: February 13, 2006 and February 27,2006 d. Radius notices mailed to properties within 300 feet on: February 3, 2006 e. Applicant posted notice on site by: February 16,2006 6. LAND USE a. Existing Land Use(s): Residential b. Description of Character of Surrounding Area Adjacent Land Use and Zoning: Existing residential development, Quenzer Commons. e. Existing Constraints and Opportunities 1. Public Works Location of sewer: Already serviced through Quenzer #9. Location of water: Already serviced through Quenzer #9. Issues or concerns: f. Conditional Use Information Vacation must be completed. 1. Side lot lines as depicted on the site plan shall be allowed to be zero lot lines. Quenzer Commons #9 CUP-06-005 PAGE 2 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF March 2, 2006 7. COMMENTS MEETING On February 10,2006 Planning Staff held an agency comments meeting. The agencies and departments present include: Meridian Fire Department, Meridian Police Department, Meridian Parks Department, Meridian Public Works Department, and the Sanitary Services Company. Staff has included all new comments and recommended actions as Conditions of Approval in the attached Exhibit B. 8. COMPREHENSIVE PLAN POLICIES AND GOALS The subject site is designated 'Medium Density Residential' on the North Meridian Comprehensive Plan Future Land Use Map which is under progress for adoption. Currently the site is designated a Low Density Residential on the 2002 Comprehensive Plan, and the applicant has requested a step up in density. In Chapter VII ofthe Comprehensive Plan, medium density is defined as areas including single~ family homes at densities of three to eight dwelling units per acre. Support a variety of residential categories (low-, medium-, 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 (Chapter VII, Goal IV, Objective C, Action 10) 9. ZONING ORDINANCE Purpose Statement of Zone: MEDIUM DENSITY RESIDENTIAL DISTRICT (R~8) the purpose ofthe residential districts is to provide for a range of housing opportunities consistent with the Meridian Comprehensive Plan. Connection to the City of Meridian water and sewer systems is a requirement for all residential districts. Residential districts are distinguished by the allowable density of dwelling units per acre and corresponding housing types that can be accommodated within the density range. Residential land uses are also allowed within the O-T, TN-C, and TN-R districts as set forth in Chapter 3 Article D. 10. ANALYSIS a. Analysis of Facts Leading to Staff Recommendation CONDITIONAL USE PERMIT ANALYSIS: Based on the policies and goals contained in the Comprehensive Plan and the general compliance of the proposed development with the Zoning Ordinance, staff believes that this is a good location for the proposed public use and allowing the proposed buildings will promote the best interests of the City of Meridian. Please see Exhibit D for detailed analysis of facts and findings. Alley Streets: The current Alley to Alley configuration is in the process of being amended as shown on the site plan to accommodate the 36' inside turning radius for fire protection and waste servlCes. Side vard setbacks: The proposal is generally consistent for alley loaded products in and R-8 district. Several of these lots are slightly smaller than the UDC required 4000 square feet but were approved under a planned development ofthe MCc. b. Staff Recommendation: Staff recommends approval of CUP-06-005 for the Quenzer Commons #9 as presented in the staff report for the hearing date of March 2, 2006 based on the Findings of Fact as listed in Exhibit D and subject to the conditions of approval as listed in Exhibit B as attached to this report. Staff has prepared findings consistent with this recommendation. 11. EXIDBITS Quenzer Commons #9 CUP-06-005 PAGE 3 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF March 2, 2006 A. Drawings 1. CUP Site Plan B. Conditions of Approval 1. Planning Department 2. Fire Department C. Legal Description D. Required Findings from Zoning Ordinance Quenzer Commons #9 CUP-06-005 PAGE 4 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF March 2, 2006 A. Drawings 1. CUP Site Plan A-I """""'--"",,-~-,,----""" "'-'---"'----"'""""""',-,-----""",, i l:;g;;:¥2~~i~¥'~:f;;;:J.~~~i:;-Î~:~-,"-"~"~"~~:~f~';;;f~~TI-"::":~! : rl'(/:R 1¡!'l-r!tl¡R II¡Pfl¡f-~rl~"q"]I:~::11¡i ""¡,~~ 'ðþj' ,i~I;¡'DI 'I "v' I: III/I !~:: ,", J:~~:L;J!¡: ~ :H~~!fL~, j!l,i : I' ',,' ",,' , "',, ,."" ,', ' I : 1,,11i j-'--_C'i¡:,""-It j:lii~ ':: ~'lllt-~+~ iil i ,dlr----j i t-f :!:: : : "--+:i l---4,-""d) : - fF~~~:~~- t~" I IIDi:OdIt!J!¡;¡Ll~ Iii Tri{¡;/IH/'; I :;I:-mJ'~'IH¡1 "~:. ~11::~ qfJ" ' biLl ~I 3d' U 11' I i Iii, " I ¡¡'_I] Jim! q/I& ¡ITJII I \ I!' i~i ' ;: ¡'4ï~P:~-~ \ \~~~~-~~E~~ 1'~\>W:ÎI(1'Î. \11 ù \ ' : ,I~ ~ Ò 0 " \~\ W \~\\\", -",\\\\ \ )\( ~(I ii~~~ \\\(l\~\'r~\ 1\,,( ,À\U:l1 UHf \~~ """---", - --"'-"'---'-"---- """--""'~-, """""""'--~"'- ,,>,\ \\ CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF March 2, 2006 B. Conditions of Approval 1. PLANNING DEPARTMENT 1.1 Applicant shall meet all terms of the approved Preliminary Plats (PP-02.007 & PP-05-005), Conditional Use Permit/Planned Development (CUP-02-007), and Development Agreement (Inst. No. 102078396). 1.2 Comply with the conditions and comments of all City Departments, and other agencies. 1.3 If construction has not begun within 18 months of City Council approval, a new conditional use permit must be obtained prior to the start of development. 2. FIRE DEPARTMENT 2.1 Building setbacks shall be per the International Building Code for one and two story construction. 3. PUBLIC WORKS 3.1 The applicant shall vacate all easements on the interior lot lines that are planned to be spanned by the attached garages. Public Works has no additional concerns with this application. 3.2 B-1 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF March 2, 2006 C. Legal Description C - 1 Engineering North West, LLC 423 N. Ancestor Place, Suite 180 Boi$Ö, Idoho 83704 (208) 376--"000 . FIIX (208) 376.5556 Project No. OS~O17-00 Date: April 5, 2005 QUENZER COMMONS SUBDIVISION NO.9 FINAL PLAT DESCRIPTION A parcel of land located in the N 112 of the SE 1/4, and the SW 1/4 of the NE 1/4 of Section 3], T. 4 N., R. I E., B.M., Meridian, Ada County, Idaho, more particularly described as foJlows: Commencing at the section comer common to Sections 31 and 32 of said T. 4 N., R 1 E., and Sections 5 and 6 ofT. 3 N., R. IE.. .B.M.; Thence North 00°3] '35" EaSt, 2659.04 feel on the section line common to said Sections 31 and 32 to the 1/4 section comer common to said Sections 31 and 32; Thence North 89°46'20" West, 354.43 feet on ¡he east~west mid-section line of said Section 31 to the northwest comer of Quenzer Commons Subdivision No.8, as same is shown on the Plat thereof recorded in Book of Plats at Page of Ada County Records, s¡úd point bcing the REAL POINT OF BEGINNING; ThðI1ce leaving said mid-section line, South 00"30'18" West, 308.40 feet on the westerly boundary line of said Quenzer Commons Subdivision No.8 to the northeast comer of Quenzer Conunons Subdivision No.1, as same is shown on the Plat thereof recorded in Book 85 of Plats at Page 9511 of Ada County Records; Thence on the nonhedy boundary line of said Quenzer Commons Subdivision No.1 for the l'ollowing courses and distances: Thct1ce North 89°46'20" West. 160.00 feet; Thence SoUth 00"30'18" West, 12.54 feet; Thence North 89"46'20" West, 500.65 fecI; Thence South 78° 11'II" West, 50.04 feet; Thence South 82"04'53" West. 1I1.18 fee!; Thence South 08"56'23" Ea.qt, 94.00 feet; Thence SoUth 04°15'48" &st, 70.66 feet; Qo<IU'&>" Comm"", No.9 !'I..II'Io, Pac.""" I'nge I of2 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF March 2, 2006 Thence North 90"00'00" West, 269.90 feet; Thence North 05°59'14" West, 55.00 feet; Thence North 09°27'34" West, 123.01 feet; ThenccNorth 13"27'17" West, 75.75 feet; Thence North 68~'38'14" East, 9.45 feet; Thence North 21"21'46" West. 291.07 feet, a portion ofsaid line being on the easterly boundary line of said Quenzer Commons Subdlvision No. I and the remainder of said line being on the easterJy boundary line of Quenzer Commons Subdivision No.7, as same is shown on the PI,I! thereof recorded in Book 91 of Plats at Page tO7 J3 of Ada County Records to the northeast comer of said Quenzer Commons Subdivision No.7, said point also being a point on the southerly boundary line of Cobre Basin Subdivision No.3, as same is shown (m the Plat thereof recorded in Book: 89 of }>Iats atPagc 10305 of Ada County Records; Thence South 89° 15'53" East, 250.22 feet on said southerly boundary line to the southeast WIner of said Cobre Basin Subdivision No.3; Thence leaving said CobreBasin Subdivision No, 3, South 00"35'21" West, 10.00 feet (fOllncrly described as South 00°36'09" West) to the center..ea¡¡t 1116 th section comer of said Section 31; Thence South 89°46'20. East, 963-33 feet 011 the east-west mid-section line of said Section 31 to the real point of beginning. Said parcel contains 9.71. acres more or less. PREPARED BY: J~ngineering NorthWest, LLC James R. Washburn, I>LS QQ.",cf CO""""'" N". 9 fín>II'¡" D<o<:-"o< ¡'.go 2"r~ C - 2 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF March 2, 2006 D. Required Findings from Zoning Ordinance CUP Findings: The Commission shall base its determination on the Conditional Use Permit request upon the following: 1. 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. Vehicles should not interfere with internal traffic flows or traffic flows on the adjacent properties. All proposed building setbacks and landscaping meet the minimum standards outlined in the UDC 1I-2B, and with associated platting conditions of approval. The Commission finds that the subject property is large enough to accommodate the required yards (setbacks), open spaces, parking, landscaping and other features required by the ordinance. 2. That the proposed use will be harmonious with the Meridian Comprehensive Plan and in accord with the reqnirements of this Title. The Commission finds that the designated Comprehensive Designation is Medium Density Residential. The property is existing residential zoning and is consistent with the Comprehensive Plan 3. That the design, constrnction, 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. The Commission is generally supportive of the site plan design. The Commission believes the applicant has designed to accommodate the mixes of uses as well as shown compatibility with future residential uses. The Commission finds that if the applicant complies with the conditions outlined in this report, the general design, construction, operation, and maintenance should be compatible with other uses in the general neighborhood and with the existing and intended character of the area. 4. That the proposed use, if it complies with all conditions of the approval imposed, will not adversely affect other property in the vicinity. The Commission finds that if the applicant complies with the conditions outlined in this report, the proposed setback lines use will not adversely affect other property in the area. The Commission and Council should rely upon any public testimony provided to determine if the development will adversely affect the other property in the vicinity. 5. 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. D - 1 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF March 2, 2006 The Ada County Highway District Board of Commissioners previously acted on the CUP/PP applications and has allowed the alley loaded products for the project. The Commission and Council should reference any written and/or verbal testimony submitted by any public service provider, regarding their ability to adequately service this project. 6. 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. The Commission finds there will not be excessive additional requirements at public cost and that the proposed zoning and subsequent development will not be detrimental to the community's economic welfare. 7. 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. The Commission recognizes that traffic and noise will not increase with the approval of use in this location; however, the Commission does not believe that the amount generated will be detrimental to the general welfare of the public. The Commission does not anticipate the proposed use will create excessive noise, smoke, fumes, glare, or odors. The Commission finds that the proposed use will not be detrimental to people, property or the general welfare ofthe area. 8. 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. The Commission finds that there should not be any other health, safety or environmental problems associated with this proposal that should be brought to the Commission's attention. ACHD considers road safety issues in their analysis. No hazardous features were identified on this site. D - 2