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HomeMy WebLinkAboutPZ - Applicant Reply to Staff Report 1 September 5, 2024 To: Meridian City Planning & Zoning Commission Sonya Allen, Associate Planner Cc: Meridian City Clerk From: Amanda McNutt Re: H-2024-0014 Apex Farr – MDA, PP and RZ (aka Pinnacle) In response to the Conditions of Approval for Apex Farr Subdivision (H-2024-0014), we agree with the comments and conditions, unless the item is highlighted in yellow. On the highlighted items, I have noted either a modification or deletion of the Condition, as follows: IV. CITY/AGENCY COMMENTS & CONDITIONS A. Meridian Planning Division 1. A new Development Agreement (DA) shall be required as a provision of the MDA and RZ applications. The previous DA’s [i.e. South Meridian - Arbor Ridge (H-2015-0019, Inst. #2016-007071); Shafer View Terrace (H-2020-0117, Inst. #2021-102396); and Apex (H-2020-0066 Inst. #2020-178120)] shall no longer be in effect for the subject property. Prior to approval of the rezone ordinance, a new DA shall be entered into between the City of Meridian, the property owner at the time of rezone ordinance adoption, and the developer. A final plat application shall not be submitted until the rezone is finalized. 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 Rezone and MDA request. The new DA shall incorporate the following provisions: i. Future development of the subject property shall be generally consistent with the conceptual development plan, preliminary plat, landscape plan, open space and site amenity exhibit included below in Section VII, the conditions contained herein and the standards in the Unified Development Code (UDC). ii. The subject property shall be subdivided prior to submittal of any building permit applications for the residential portion of the development and prior 2 to issuance of any Certificates of Occupancies within the commercial portion of the development. iii. A 10-foot wide multi-use pathway shall be constructed within the Williams Northwest gas pipeline easement in accord with the Pathways Master Plan. iv. Depict 10-foot wide detached sidewalks/pathways along both sides of all collector streets (i.e. E. Crescendo St., S. Sublimity Ave., E. Quartz Creek St., Apex Way and Elevated Way) and within the street buffer along S. Locust Grove Rd., an arterial street in lieu of on-street bicycle lanes. Delete Condition 1.iv. Comment: The approved and/or constructed portions of E. Crescendo St., S. Sublimity Ave., E. Quartz Creek St., Apex Way and Elevated Way have on street parking, a 5 foot detached sidewalk, and bike lanes. To create consistency and flow within the neighborhood, we request that this configuration be continued. According to ACHD, collector road standards have not changed, and this design conforms to their requirements. v. Future development shall comply with the Williams Pipeline Developer’s Handbook. vi. The rear and/or sides of 2-story homes facing S. Locust Grove Rd. and the collector streets (i.e. E. Crescendo St., S. Sublimity Ave., E. Quartz Creek St., Apex Way and Elevated 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 exempt from this requirement. 2. The final plat shall include the following revisions: i. Depict a 25-foot wide street buffer along S. Locust Grove Rd., an arterial street; 20-foot wide street buffers along all collector streets (i.e. E. Crescendo St., S. Sublimity Ave., E. Quartz Creek St., Apex Way and Elevated Way); and a 10-foot wide street buffer is required along the local street (i.e. E. Phenomenal St.) in the C-C district. ii. All street buffers shall be depicted in a common lot or on a permanent dedicated buffer easement in accord with UDC 11-3B-7C.2a. iii. Depict 10-foot wide detached sidewalks/pathways along both sides of all collector streets (i.e. E. Crescendo St., S. Sublimity Ave., E. Quartz Creek St., Apex Way and Elevated Way) and within the street buffer along S. Locust Grove Rd., an arterial street, in lieu of on-street bicycle lanes. 3 Delete Condition 2.iii. Comment: See Condition 1.iv, above, for justification. iv. A 14-foot wide public use easement shall be depicted on the final plat for the multi-use pathways required by the Park’s Dept. per the Pathways Master Plan where they lie outside of public right-of-way. The easement shall be submitted to the Planning Division and recorded prior to City Engineer signature on the final plat and the recorded instrument number shall be included on the plat. v. Solid fencing adjacent to common driveways is prohibited, unless separated by a minimum five-foot wide landscaped buffer planted with shrubs, lawn or other vegetative groundcover as set forth in UDC 11-6C- 3D.5; include a buffer if fencing is proposed. vi. For all common driveways, a perpetual ingress/egress easement shall be depicted on the plat and a note shall be included for requirement of maintenance of a paved surface capable of supporting fire vehicles and equipment in accord with UDC 11-6C-3CD.8. vii. Depict cross-access/ingress-egress easements between all of the commercial lots (i.e. Lots 1-6, Block 23) in accord with UDC 11-3A-3A.2. viii. Reconfigure Block 12 to comply with the block face standards listed in UDC 11-6C-3F, unless otherwise waived by City Council. The Applicant requests City Council waive the block face standards on both sides of Block 12 that face W. Precipice Dr. and W. Vertex Dr. ix. Revise the alignment of the north/south drive that provides access to the residential lots in Block 23 to reflect the updated layout shown on the landscape plan. x. Remove Lot 24, Block 2 to enlarge the mew area and to reflect the updated layout shown on the landscape plan. xi. Depict a north/south public street between the residential lots and the commercial lots in Block 23 with parking on at least one (1) side of the street. Delete Condition 2.xi. Comment: An additional street connection is not supported by ACHD due to the proximity of intersections on the collector roadway. It would also add another non-perpendicular street crossing of the Williams gas pipeline. Williams requires that road crossings be limited as much as possible, and when a crossing occurs, it should be perpendicular. Additionally, the requested change by staff would limit the type and variety of commercial users would be limited, because the number of parking stalls in this configuration 4 would be reduced by about 22%. Finally, an unneeded road would separate the C-C uses from the rest of the neighborhood further impacts pedestrian access. xii. Revise the layout of the lots in Block 2 to comply with ACHD’s requirements for public alleys so that these lots only have frontage on one (1) named street. Delete Condition 2.xii. Comment: Some homes will have access on two named streets which staff does not favor by citing it will “likely create confusion for emergency responders”. The addressing will be based off the private street in accordance with code, and street/house numbers can be clearly posted to avoid confusion. xiii. Depict a sidewalk along the northeast side of W. Precipice Dr. as set forth in UDC 11-3A-17D. Delete Condition 2.xiii. Comment: According to an email received from ACHD on August 8th, 2024, both ACHD and the City were agreeable to not require a sidewalk on the north side of Precipice Dr. There are no homes on the north side of the street, and a sidewalk is available for pedestrian use on the south side. Only 24 homes front Precipice Dr, and due to the expansive pathway system in the “center” of the neighborhood which connects the major amenities, pedestrians are not likely to use Precipice Dr as a thoroughfare. The steep grade, irrigation lateral, and existing gravel access restrict our ability to provide the sidewalk to the north. xiv. Depict traffic calming (i.e. a reduced 29-foot wide street section for W. Precipice Dr., bulb-outs and choke points) within the development as shown on the exhibit in Section VII.E as allowed by ACHD. 3. At the time of final plat, the landscape plan shall include the following revisions: MODIFY 3. Comment: Include “At the time of final plat,” to the beginning of this sentence. i. Depict a 25-foot wide street buffer along S. Locust Grove Rd., an arterial street; 20-foot wide street buffers along all collector streets (i.e. E. Crescendo St., S. Sublimity Ave., E. Quartz Creek St., Apex Way and Elevated Way); and a 10-foot wide street buffer along E. Phenomenal St., a local street, in the C-C district, in accord with UDC Tables 11-2A-6, 11- 2A-7 and 11-2B-3. 5 ii. All required street buffers shall be landscaped in accord with the standards listed in UDC 11-3B-7C. The arterial and collector street buffers shall comply with the enhanced buffer requirements listed in UDC 11-3G-3B.3 because they were counted toward open space requirements. iii. Parkways along local residential streets shall comply with the standards listed in UDC 11-3G-3B.4 when counted toward open space requirements as proposed. iv. Stormwater detention facilities shall comply with the standards in UDC 11 -3G-3B.5 when counted toward open space requirements as proposed. v. Include mitigation information on the landscape plan that demonstrates compliance with the standards in UDC 11-3B-10.C.5. vi. Depict 10-foot wide detached sidewalks/pathways along both sides of all collector streets (i.e. E. Crescendo St., S. Sublimity Ave., E. Quartz Creek St., Apex Way and Elevated Way) and within the street buffer along S. Locust Grove Rd., an arterial street, in lieu of on-street bicycle lanes. Delete Condition 3.vi Comment: See Condition 1.iv for justification. vii. Solid fencing adjacent to common driveways is prohibited, unless separated by a minimum five-foot wide landscaped buffer planted with shrubs, lawn or other vegetative groundcover as set forth in UDC 11-6C- 3D.5; if fencing is proposed, depict a buffer. Construction of this buffer is the responsibility of the developer and not the adjacent homeowner. viii. Depict a sidewalk along the northeast side of W. Precipice Dr. as set forth in UDC 11-3A-17D. Delete Condition 3.viii Comment: See Condition 2.xii for justification. ix. Depict a north/south public street between the residential lots and the commercial lots in Block 23 with parking on at least one (1) side of the street. Delete Condition 3.ix Comment: See Condition 2.xi for justification. x. Depict landscaping in common open space areas in accord with the standards listed in UDC 11-3G-5B. xi. Depict landscaping along all pathways in accord with the standards listed in UDC 11-3B-12C. 4. The fitness course shall to have a minimum of six (6) stations permanently installed in accord with UDC 11-3G-3C.6. 5. The dog park shall have bags for dog waste disposal, a double entrance gate, bench(es) and fencing to enclose a minimum of 5,000 square feet and secured open space for an off-leash dog park in accord with UDC 11-3G-3C.9. 6 6. The swimming pool shall be constructed in ground and meet all Building Code requirements in accord with UDC 11-3G-3D.1. 7. The tot lots shall have commercial grade play equipment scaled and designed for the use and safety of younger children and benches for seating shall be nearby in accord with UDC 11-3G-3D.3. 8. The bicycle repair station is required to be a fixed installation with tools and an air pump per UDC 11-3G-4F.2. 9. Either apply for alternative compliance to UDC 11-6C-3D.1 to be allowed four (4) driveways on one (1) side of the common driveway for Lots 72-75, Block 12; or, remove one (1) lot in this location to comply with the standard, if alternative compliance is requested, the application shall be submitted concurrently with the final plat application. MODIFY 9. Comment: Include “if alternative compliance is requested, the application shall be submitted concurrently with the final plat application.” at the end of this sentence. 10. Prior to submittal of the final plat for City Engineer signature, a 14-foot wide public pedestrian easement shall be submitted to the Planning Division, approved by City Council and recorded for the multi-use pathway along the Williams Northwest gas pipeline and any other pathways required by the Park’s Department in accord with the Pathways Master Plan that are outside of public right-of-way. Include the recorded instrument number of the easement(s) along with a depiction of the easement(s) on the final plat. 11. All private streets constructed within the subdivision shall comply with the standards listed in UDC 11-3F-4. A separate application is required to be submitted for approval of private street(s) and shall be submitted concurrently with the final plat application. 12. All waterways, except natural waterways, are required to be piped unless used as a water amenity or linear open space, in which case they may be left open as set forth in UDC 11-3A-6. 13. Off-street parking is required to be provided for all single-family residential units in accord with the standards for such listed in UDC Table 11-3C-6; and for non- residential uses in the commercial district in accord with UDC 11-3C-6B. Bicycle parking is required for non-residential uses as set forth in UDC 11-3C-6G; bicycle parking facilities shall comply with the standards listed in UDC 11-3C-5C. 14. A 25-foot wide buffer to residential uses shall be provided with development of the commercial lots (i.e. Lots 1, 5 and 6, Block 23). The Applicant requests City Council approval of no buffer in this area on the C-C zoned property with the provision of a 15-foot wide common mew on the residential portion, which will 7 include landscaping and a sidewalk. If Council grants the request, a reduction to the buffer width shall not affect building setbacks; all structures shall be set back from the property line a minimum of the buffer width required in the applicable zoning district. 15. The existing structures on the site shall be removed prior to City Engineer signature on the final plat phase in which they are located. 16. Administrative design review shall be required for future commercial structures on Lots 1-6, Block 23 and the swimming pool and associated structure in accord with the design standards in the Architectural Standards Manual. 17. All waterways, except natural waterways, intersecting, crossing or lying within the area being development are required to be piped unless used as a water amenity or linear open space, in which case they may be left open as set forth in UDC 11-3A-6. If left open, fencing may be required in accord with the standards listed in UDC 11-3A-6C. 18. Permanent addresses cannot be assigned until Ada County has approved the proposed street names.