HomeMy WebLinkAboutCC - Staff Report for 8-20 COMMUNITY DEVELOPMENT C��fEPIDIAN*,,
DEPARTMENT REPORT
HEARING 8/20/2024 9
Legend 1�
DATE: Project Location
TO: Mayor&City Council Area of Impact
�= City Limitstii
FROM: Sonya Allen,Associate Planner ®Analysis --- _ _T .
208-884-5533
sallen@meridiancity.org -@
APPLICANT: Engineering Solutions
SUBJECT: H-2024-0031 _
Brundage Estates—MDA
LOCATION: 3770 S. Linder Rd., in the west %2 of
Section 25,T.3N.,R.1 W. -- -
I. PROJECT OVERVIEW
A. Summary
Request for a new development agreement for Brundage Estates as required with annexation of the
property(A7--13-014, Ord. #14-1594).
B. Issues/Waivers
None
C. Recommendation
Staff: Approval with the provisions included below in Section IV.
D. Decision
To be determined
II. COMMUNITY METRICS
Table 1: Land Use
Description Details Map Ref.
Existing Land Use(s)/Proposed Use There is currently one single-family home on this rural -
residential/agricultural property
Proposed Land Use(s) A total of 366 single-family homes are entitled to develop on this site
Existing Zoning R-4(medium low-density residential) VLA.2
Future Land Use Designation LDR(Low-density Residential)&MDR(Medium-density VI.A.3
Residential)
Table 2: Process Facts
Description Details
Preapplication Meeting date _ 6/4/2024
Neighborhood Meeting 6/20/2024
City of Meridian I Department Report 1. Project Overview
Description Details
Site posting date 8/10/2024
III. STAFF ANALYSIS
Comprehensive Plan and Unified Development Code (UDC)
A. General Overview
This property was annexed in 2014 with the Victory South annexation,which was a Category B
annexation of approximately 310.08-acres of land by the City of Meridian(AZ-13-014, Ord. #14-1594).
One of the provisions of the Declaration of Consent to Annexation was that the property owner may not
develop(or receive development approval)until such time as the property owners and the City execute a
Development Agreement(DA).
A preliminary plat for Brundage Estates Subdivision was approved in 2016,followed by several time
extensions,the most recent of which is currently in process. The developer is now nearing submittal of a
final plat application,which constitutes"development"; therefore, a DA is requested as required.
The preliminary plat entitles the property to develop with 366 building lots,20 common lots and one(1)
other lot on 136.63-acres of land in the R-4 zoning district as shown in Section VI.0 below. An 8-acre
City park is planned within the development as well as the extension of W. Harris Street,a mid-mile
east/west collector street,from the east boundary of the site to the west to S. Linder Rd. in accord with
ACHD's Master Street Map,which will improve transportation in this area(see landscape plan and
conceptual park master plan in Section VI.D below).
When the preliminary plat was approved, a step-down in density was approved on the southern portion
of the property from medium-to low-density residential to match that on the northern portion of the
property. The proposed development will provide larger lot sizes (i.e. average of 10,193 square feet)than
is typical these days with an overall gross density of 2.68 units per acre, which is consistent with Policy
#2.01.01 in the Comprehensive Plan,which states, "Encourage diverse housing options suitable for
various income levels, household sizes, and lifestyle preferences."The provision of a City park is also
consistent with Policy#4.02.02,which states,"Provide a variety ofpark types (neighborhood parks,
community parks, regional parks) with a diversity of uses and activities interspersed throughout the
community."
Staff recommends the proposed DA include provisions for future development of this property to
be consistent with the approved preliminary plat,landscape plan and conceptual park master
plan.As conditions of the concurrent time extension application,Staff recommends 10-foot wide
detached sidewalks are provided in lieu of 5-foot sidewalks along S.Linder Rd. and W.Harris St.
for public safety; and internal local and collector streets align with stub streets to this property.
Staff recommends these provisions are also included in the DA.
Conceptual building elevations were approved for future homes within the development with the
preliminary plat application as shown in Section VI.E. These approved elevations incorporate a variety
of field and accent materials including stucco; a large number of windows/glazing; and lap,board&
batten and shake siding with stone accents and architectural elements consisting of corbels to emphasize
roof gables,masonry/stone columns at the entries,trim around windows, etc. A variety of color changes
are incorporated as well for interest and accents.
Because the developer of this subdivision is different from the original developer, alternate elevations
are proposed to be included in the new DA, as shown in Section VI.F below. The proposed elevations
lack the variety in materials, colors, and architectural details and elements shared with the community,
supported by City Council, and memorialized in the original approvals.Many of these of these
elevations do not meet the minimum,baseline standards in the Architectural Standards Manual(ASM)
pertaining to building form, architectural elements and materials, as follows:
City of Meridian I Department Report III. Staff Analysis
Building Form(pp. D-7 &D-8):
• Goal#R3.10—Articulate building forms, including,but not limited to,massing,walls, and roofs,
with appropriately scaled modulations that contribute to the development of visually aesthetic
and well-articulated building designs. Applies to building fagades visible from a public street or
public spaces.
R3.1F—Incorporate visually heavier and more massive elements or materials, such as stone or
masonry,primarily at the base of buildings,and lighter elements and materials such as siding,
above. This excludes columns, supports,modulated walls,architectural features, and roof
elements. (Applies to the modern cottage and modern farmhouse elevations)
RESIDEN
Pi Visually heavier material such as stone or masonry should generally he located or begin at Ehe
base of the building,buE may continuously cover any area upwards on the fande,so long as they
appropriately transition into other materials,modulation,or roof farms.
• Goal#R3.20—Residential designs should articulate fagades into smaller components and break
up monotonous wall planes by integrating horizontal and vertical elements.
R3.2A—Use any combination of material, color,modulation,or other articulation to delineate
and break up wall planes greater than 20-feet by 10-feet or wall planes exceeding 200 total
square feet(whichever is more stringent). Applies to public oriented building fagades visible
from a public street or public spaces. (Applies to the modern cottage and modern farmhouse
elevations)
• Goal#R3.40—Modulate and articulate roof forms to create building profile interest and to
reduce the appearance of building mass and scale.Applies to public oriented fagades visible
from a public street,public spaces,and pedestrian environments.
R3.4D—Sloped roofs shall have a significant pitch,to be no less than 5/12 (22-1/2 deg).
(possibly applies to prarie and prairie elevations)
R3.4E—Sloped roofs must extend at least 12 inches beyond the face of walls. (Applies to
modern cottage and possibly mid-century modern)
Architectural Elements (pp. D-13 and D-14): (applies to most if not all of the elevations)
• Goal#R4.10—Use architectural elements and detailing to add interest and contribute to an
aesthetic building character. Applies to building fagades visible from a public street or public
spaces.
R4.1 A—Provide detailing that transition or frame fagade material changes,and that integrate
architectural elements such as lighting, doorways and windows. Examples include but are not
City of Meridian I Department Report III. Staff Analysis
limited to: cornice work, decorative caps on brick or stone, decorative lintels,porch railing,
transom light, and shutters.
Goal#R4.20—Strategically locate focal points as key elements within the building design to
enhance architectural character. Applies to building facades visible from a public street or public
space.
R4.2A-Provide details that emphasize focal elements such as building corners, entries, or
unique features. Detail examples include but are not limited to: quoin or rustication, canopies,
and columns, or using roof lines and modulation to direct views.At least one focal element is
required and must be accented with a contrast in color,texture, or modulation of the wall or roof
plane.
F_
Nook
as This single family residential home has a number of added architectural elements including.{A} the envy;{J}stone column bases with caps to anchor the building;and{F}shutters and trim
corbels to emphasise roof gables;{8}transom windows to create more interest;(C)stained wood around windows and vents to accent and transition materials.
columns and accents,to frame the entry and front of the house;Q sidelights to emphasize
Materials(pp. D-17,D-18,D-19): (applies to most if not all of the elevations)
• Goal#R5.20—Incorporate material and color changes as integrated details of the building
design;maintain architectural integrity and promote a quality appearance and character.Applies
to building fagades visible from a public street,public space,and pedestrian environments.
R5.2A—Use a cohesive color scheme featuring a minimum of two field colors, a trim color, and
an accent color or unique material. Garage door colors must coincide with this scheme or other
accents.
R5.2B—For each wall plane area greater than 20-feet in length or height,and visible from
prescribed areas,incorporate at least two distinct field materials,patterns,or colors in any
combination, for at least 25% of the visible area. Windows or portals with qualifying accent
materials may count toward this requirement,when meeting overall material requirements for
the fagade elevation.
• Goal#R5.30—Use colors that complement building materials and support innovative and good
design practices. Applies to building fagades visible from a public street,public spaces,and
pedestrian environments.
City of Meridian I Department Report III. Staff Analysis
R5.3A—Use of subtle,neutral, or natural tones must be integrated with at least one accent or
field material.
RESIDENTIAL-SF
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» This single-family home contains a number of materials to integrate and relate design elements fafade materials wrap around outside corners and are finished off with trim or other transitional
to another.These include:(A)distinct trim colors;(g}board and batten tiding in a neutral matenal.The home also includes a number of roof slopes and ridges coinciding with modulation.
held color,to compliment accent colors and stone materials;{Q window trim and stone ledges
to integrate windows;Of gutters colored to match tnm;and{E)a stone field matenal used to
anchor the building and transition into other materials,with ledges trim,and stone caps.All stone wow
Staff discussed these concerns with the Applicant prior to application submittal and advised the
Applicant to heighten the design of their elevations; however,the developer preferred to stay with their
established product type.Note:Although single-family detached dwellings are not typically required to
comply with the design standards in the ASM, instead receiving higher level review typical with
annexations and preliminary plats, UDC I1-5B-8B.2 does allow compliance to be required with a DA.
Previous concepts proposed with the preliminary plat were in closer conformance to these standards;
therefore, compliance with the standards was not required.
Staff finds the existing elevations to be of a higher quality of design in terms of the baseline
standards in building form, architectural elements,materials and colors.Therefore, Staff is not in
support of the proposed modification without changes to the elevations to comply with the design
standards noted above. Staff recommends the Applicant make revisions to the elevations to comply
prior to City Council taking action on this application. This may require continuance of the
hearing to a later date if the Applicant is unable to make these changes prior to the Council
hearing.
Further, and which is typical of developments along major roadways, because the rear and/or
sides of homes facing S.Linder Rd.,W.Harris St. and S.Oakbriar Way will be highly visible,
Staff recommends a provision in the DA that requires these elevations to incorporate articulation
through changes in two or more of the following: modulation(e.g.projections, recesses,step-
backs,pop-outs),bays,banding,porches,balconies,material types, or other integrated
City of Meridian I Department Report III. Staff Analysis
architectural elements to break up monotonous wall planes and roof lines.Single-story homes are
exempt from this requirement.
Table 3: Proiect Overview
Description Details
History AZ-13-014 Victory South(Ord.#14-1594);H-2016-0001 (PP Brundage
Estates);A-2018-0231 (1"time extension);TECC-2020-0001 (2"d time
extension);TECC-2022-0001 (3'time extension);TECC-2024-0002(4'
time extension—currently in process)
Acreage 0.20-acre
B. History and Process
The preliminary plat(H-2016-0001)for this property was approved in 2016. Three (3)previous time
extensions have been approved for this subdivision, a fourth is currently in process.
IV. CITY/AGENCY COMMENTS & CONDITIONS
Staff recommends the Applicant make revisions to the proposed elevations to comply with the design
standards noted above in Section III prior to City Council taking action on this application. This may
require continuance of the hearing to a later date if the Applicant is unable to make these changes prior
to the Council hearing.
A. Meridian Planning Division
1. A Development Agreement(DA) is required as a provision of annexation of this property and shall
be entered into between the City of Meridian,the property owner(s),and the developer. The DA
shall be signed by the property owner and returned to the Planning Division within six(6)months of
the date of City Council approval of the Findings of Fact, Conclusions of Law and Decision&Order
for the subject application.A final plat application shall not be submitted until the DA has been
recorded. The DA shall,at minimum, incorporate the following provisions:
a. Future development of this site shall be generally consistent with the preliminary plat, landscape
plan and conceptual park master plan approved with H-2016-0001 and the associated conditions
of approval, including those associated with subsequent time extension applications(i.e. A-
2018-0231,TECC-2020-0001,TECC-2022-0001, TECC-2024-0002).
b. A 10-foot wide detached sidewalk shall be constructed within the required street buffers along S.
Linder Rd. and W. Harris St. as required with TECC-2024-0002.
c. All internal local and collector streets shall align with stub streets to this property.
d. The rear and/or sides of homes facing S. Linder Rd.,W. Harris St. and S. Oakbriar Way shall
incorporate articulation through changes in two or more of the following: modulation(e.g.
projections,recesses, step-backs,pop-outs),bays,banding,porches,balconies,material types, or
other integrated architectural elements to break up monotonous wall planes and roof lines that
are visible from the subject public streets. Single-story homes are exemptfrom this requirement.
Other Agency comments may be accessed in the Proiect file, included in the public record.
V. ACTION
A. Staff:
Staff recommends approval of the proposed MDA application per the analysis in Section III, including
changes to the elevations to comply with the design standards in the ASM, and the recommended
provisions in Section IV above.
City of Meridian I Department Report V. Action
ProjectA. City Council:
Pending
VI. EXHIBITS
A.
Project Overview)
Aerial1.
Legend
Project Location
Area of Impact
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City of Meridian Department Report VI. Exhibits
D. Approved Landscape Plan& Conceptual Park Master Plan
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City of Meridian Department Report VI. Exhibits
E. Approved Conceptual Building Elevations/Photos
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City of Meridian Department Report VI. Exhibits
F. Proposed Conceptual Building Elevations—NOT APPROVED
JUNIPER COLLECTION
BROOKSIDE COLLECTION
PR RIF
MODERN COTTAGE
MODERN FARM 1i].1SE
MID-CENTURY MODERN
City of Meridian Department Report VI. Exhibits
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RIVE RBEND COLLECTION
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City of Meridian Department Report VI. Exhibits
G. Service Accessibility Report
PARCEL S1225233910 SERVICE ACCESSIBILITY
Overall Score: 22 11 th Percentile
Description
Location In City Limits
Extension Sewer Trunkshed mains a 500 ft.from parcel
Floodplain Either not within the 100 yrfloodplain or a 2 acres
Emergency Services Fire Response time a 9 min.
Emergency Services Police Meets response time goals most of the time
Pathways Within 1/4 mile of current pathways
Transit Not within 1/4 of current or future transit route
Arterial Road Buildout Status Ultimate configuration(#of lanes in master streets YELLOW
plan)a existing(#of lanes)&road IS in 5 yr work plan
School Walking Proximity From 1/2 to 1 mile walking YELLOW
School Drivability Not within 2 miles driving of existing or future school
Park Walkability No park within walking distance by park type
Report generated on 07-31-2024 by MERIDIA%sallen
City of Meridian I Department Report VI. Exhibits