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HomeMy WebLinkAboutCrossfield Sub RZ-09-002CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER ~E ID$ IAN; ~J In the Matter of Rezone of 10.13 Acres of Land from the R-8 Zoning District to the TN-R Zoning District, by Pride, LLC. Case No(s). RZ-09-002 For the City Council Hearing Dates of: July 7, and 14, 2009 (Findings on the July 28, 2009 City Council agenda) A. Findings of Fact 1. Hearing Facts (see attached Staff Report for the hearing date of July 14, 2009, incorporated by reference) 2. Process Facts (see attached Staff Report for the hearing date of July 14, 2009, incorporated by reference) 3. Application and Property Facts (see attached Staff Report for the hearing date of July 14, 2009, incorporated by reference) 4. Required Findings per the Unified Development Code (see attached Staff Report for the hearing date of July 14, 2009, incorporated by reference) B. Conclusions of Law 1. The City of Meridian shall exercise the powers conferred upon it by the "Local Land Use Planning Act of 1975," codified at Chapter 65, Title 67, Idaho Code (I.C. §67-6503). 2. The Meridian City Council takes judicial notice of its Unified Development Code codified at Title 11 Meridian City Code, and all current zoning maps thereof. The City of Meridian has, by ordinance, established the Impact Area and the Amended Comprehensive Plan of the City of Meridian, which was adopted August 6, 2002, Resolution No. 02-382 and Maps. 3. The conditions shall be reviewable by the City Council pursuant to Meridian City Code § 11-SA. 4. Due consideration has been given to the comment(s) received from the governmental subdivisions providing services in the City of Meridian planning jurisdiction. CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER CASE NO(S). RZ-09-002 5. It is found public facilities and services required by the proposed development will not impose expense upon the public if the attached conditions of approval are imposed. 6. That the City has granted an order of approval in accordance with this Decision, which shall be signed by the Mayor and City Clerk and then a copy served by the Clerk upon the applicant, the Planning Department, the Public Works Department and any affected party requesting notice. 7. That this approval is subject to the Legal Description, Preliminary Plat, and the Conditions of Approval all in the attached Staff Report for the hearing date of July 14, 2009, incorporated by reference. The conditions are concluded to be reasonable and the applicant shall meet such requirements as a condition of approval of the application. C. Decision and Order Pursuant to the City Council's authority as provided in Meridian City Code § 11-SA and based upon the above and foregoing Findings of Fact which are herein adopted, it is hereby ordered that: 1. The applicant's Annexation as evidenced by having submitted the legal description and exhibit map stamped and dated April 2, 2009 by D. Terry Peugh, PLS, is hereby conditionally approved; and, 2. A Development Agreement is required with approval of the subject annexation and shall include the provisions noted in the attached Staff Report for the hearing date of July 14, 2009, incorporated by reference. D. Notice of Final Action and Right to Regulatory Takings Analysis The Applicant is hereby notified that pursuant to Idaho Code 67-8003, a denial of a plat or conditional use permit entitles the Owner to request a regulatory taking analysis. Such request must be in writing, and must be filed with the City Clerk not more than twenty-eight (28) days after the final decision concerning the matter at issue. A request for a regulatory takings analysis will toll the time period within which a Petition for Judicial Review maybe filed. Z. Please take notice that this is a final action of the governing body of the City of Meridian, pursuant to Idaho Code § 67-6521 an affected person being a person who has an interest in real property which maybe adversely affected by the issuance or denial of the conditional use permit approval may within twenty-eight (28) days after the date of this decision and order seek a judicial review as provided by Chapter 52, Title 67, Idaho Code. E. Attached: Staff Report for the hearing date of July 14, 2009. CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER CASE NO(S). RZ-09-002 -2- B?'on of the City Council at its regular meeting held on the ~ ~ day of J V , 2009. COUNCIL MEMBER DAVID ZAREMBA VOTED COUNCIL MEMBER BRAD HOAGLUN COUNCIL MEMBER CHARLIE ROUNTREE COUNCIL MEMBER KEITH BIRD MAYOR TAMMY de WEERD (TIE BREAKER) Att t: ~~ ~G~~ qp$ ~ > rsy p~~ nraao ~ $ '~ ' ~ ~ ~~ ,, ~ Jaycee Holman, City Clerk ~o~(~ ,~ ~' ~o~v-o~ ~~,~~~~~ 1~® Copy served upon Applicant, The P artme: Attorney. By: Dated: ity Clerk's Office VOTED VOTED VOTED~I ~ VOTED de Weerd Public Works Department and City a~~ CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER CASE NO(S). RZ-09-002 -3- STAFF REPORT Hearing Date: July 7, 2009 (Continued to July 14, 2009) TO: Mayor & City Council FROM: Sonya Wafters, Associate City Planner 208-884-5533 SUBJECT: RZ-09-002 -Crossfield E ID~IAN~-- 1 Fi I. SUNIlVIARY DESCRII'TION OF APPLICANT'S REQUEST The applicant, Pride, LLC, has applied to Rezone (RZ) 10.13 acres of land in Crossfield Subdivision from the R-8 (medium density residential) zoning district to the TN-R (traditional neighborhood residential) zoning district. The applicant has submitted a conceptual site plan and building elevations for the multi-family units that show how the property may develop in the future. The plan depicts Smulti-family structures consisting of 80 dwelling units, a pool, clubhouse, 20 alley-loaded single-family residential lots, 2 attached single-family residential lots, and 3 detached single-family residential lots. See Section 10 of the staff report for more information. II. SUMMARY RECOMMENDATION Staff is recommending approval of the proposed rezone based on the Findings of Fact and Conclusions of Law in Exhibit D with the requirement of a Development Agreement that includes the provisions noted in Exhibit B of the staff report. Please note that the conceptual site plan and structure design for the multi-family development is not consistent with the required design guidelines. However, given that that there is no accompanying design review application with the rezone, staff is recommending approval of the rezone. The Meridian Planning & Zon1IIg Commission heard this item on June 4.2009. At the public hearing they moved to recommend approval of the subiect RZ request. a. Summary of Commission Public Hearing: i. In favor: Becky McKay ii. In opposition: None iii. Commenting: Lori Luke; Carol Devers; and Joe Simunich iv. Written testimony: None v. Staff presenting application: Sonya Wafters vi. Other staff commenting on application: Anna Canning b. Key Issue(s) of Discussion by Commission: i. The layout and design of the proposed multi-family development in relation to the Cm's design guidelines and vision for neighborhood center designated areas; ii. The off-site extension of Venable Lane by the developer for access to Crossfield subdivision• iii. The type of fencing to be installed adiacent to Venable Lane; iv. The reauirement for a stub street to be provided to Venable Lane for future connectivity c. Key Commission Change(s) to Staff Recommendation: i. Delete DA provision #1.2d and comment #3.12 in Exhibit B that reauire a private/public street to be provided within the multi-family portion of the site for addressing purposes; Crossfield Sub 4 RZ PAGE 1 ii. Add a new DA provision that requires the developer to provide an address identification sign at each entrance to the multi-family development (see DA provision #1.2s); iii. Add a DA provision reauirins< the developer to work with Staff and ACIID to construct a partial collector road from Ustick to Stanhope utilizing the risht-of-way offered as a donation by Joe Simunich during the public hearing (see DA provision #1.2h1; d. Outstanding Issue(s) for City Council: i. The requirement for the off-site construction of Venable Lane as a urovision of the subiect rezone. as III. PROPOSED MOTION Approval After considering all staff, applicant and public testimony, I move to approve File Number RZ-09- 002, as presented in the staff report for the hearing date of July 14, 2009 with the following modifications: (Add any proposed modifications.) Crossfield Sub 4 RZ PAGE 2 Denial After considering all staff, applicant and public testimony, I move to deny File Number RZ-09-002, as presented during the hearing on July 14, 2009, for the following reasons: (You should state specific reasons for denial of the annexation and you must state specific reason(s) for the denial of the plat.) Continuance I move to continue File Number RZ-09-002 to the hearing date of (insert continued hearing date here) for the following reason(s): (You should state specific reason(s) for continuance.) IV. APPLICATION AND PROPERTY FACTS A. Site Address/Location: The subject rezone area is located on the south side of W. Ustick Road, east of N. Blairmore Way, in Crossfield Subdivision, in the NW % of Section 1, Township 3 North, Range 1 West. B. Owner(s): Russell D. Hunemiller 3299 Davis Drive Meridian, ID 83642 C. Applicant: Pride, LLC 3299 Davis Drive Meridian, ID 83642 D. Representative: Becky McKay, Engineering Solutions, LLP 1029 N. Rosario Street, Ste. 100 Meridian, ID 83642 E. Applicant's Statement/Justification: Please see applicant's narrative for this information. V. PROCESS FACTS A. The subject application is for a rezone. A public hearing is required before the Planning & Zoning Commission and City Council on this matter, consistent with Meridian City Code Title 11, Chapter 5. B. Newspaper notifications published on: May 18, and June 1, 2009 (Commission); June 15, and 29, 2009 (City Council) C. Notices mailed to subject property owners on: May 14, 2009 (Commission); June 11, 2009 (City Council) D. Applicant posted notice on site(s) on: May 21, 2009 (Commission); June 26, 2009 (City Council) VI. LAND USE A. Existing Land Use(s) and Zoning: The site is currently vacant and zoned R-8. B. Character of Surrounding Area and Adjacent Land Use and Zoning: This property is currently Crossfield Sub 4 RZ PAGE 3 surrounded by residentially zoned land in Crossfield Subdivision, rural residential property, and commercial property. 1. North: Vacant commercial property, zoned C-C 2. East: Rural residential property, zoned RUT in Ada County 3. South: Platted but undeveloped single-family residential, zoned R-8 4. West: Platted but undeveloped single-family residential, zoned R-8 C. History of Previous Actions: • This property was annexed and zoned (AZ-OS-015) R-8 in 2005. (Note: A development agreement was not required with the annexation.) A preliminary plat (PP-OS-017) consisting of 245 single-family residential lots and 27 other/common lots on 59.3 acres. A conditional use permit/planned development (CUP-OS-022) was also approved with the annexation and plat. The CUP/PD approved a combination of single-family attached and detached homes, accessory dwelling units, and a potential daycare, with reductions to building setbacks, lot frontages, lot sizes, house sizes, and an increased maximum block length. • The portion of this site that lies south of W. Parkstone Street (Crossfield Subdivision No. 2) was approved for final plat (FP-06-025) in 2006 and recorded in 2007. The portion of this site that lies north of W. Parkstone Street (Crossfield Subdivision No. 4) was approved for final plat (FP-09-004) by City Council on May 12, 2009 but has not yet been recorded. D. Utilities: 1. Public Works: a. Location of sewer: Service is located in W Parkstone St and W Stanhope St. b. Location of water: Service is located in W Parkstone St and W Stanhope St c. Issues or concerns: Existing utilities may need to be removed or relocated at the developer's expense to accommodate any required changes to the site layout and design. E. Physical Features: Canals/Ditches Irrigation: Staff is unaware of any canals or ditches that may traverse this property. 2. Hazards: Staff is not aware of any hazards that exist on this property. 3. Flood Plain: These properties do not lie within a floodplain or floodway. F. Access: No new access points are proposed to the subject property with this application. VII. COMPREHENSIVE PLAN POLICIES AND GOALS The subject property is designated as "Mixed Use Community (MU-C)" within a "Neighborhood Center (NC)" on the Comprehensive Plan Future Land Use Map. Per Chapter VII of the Comprehensive Plan (page 103), the MU-C designation allows up to 25 acres ofnon-residential uses in a neighborhood center, up to 200,000 square feet ofnon-residential building area, and residential densities of 3 to 15 units per acre. Per Chapter VII of the Comprehensive Plan (page 101), the NC designation provides for a blend of high density residential, small scale commercial, entertainment, office, and open space uses that are Crossfield Sub 4 RZ PAGE 4 geared to serve all residents within a one to two square mile area. The development is encouraged to be designed according to the conceptual neighborhood center plan depicted in Figure VII-3 in the Comprehensive Plan (see Exhibit A.3). The purpose of these centers is to create a centralized, pedestrian-oriented, identifiable and day-to-day service oriented focal point for neighborhood districts. Forty percent of all land within NC's shall be developed for residential uses. The centers should offer an internal circulation system that connects with adjacent neighborhoods or regional pathways. They will also serve as public transit locations for future park and ride lots, bus stops, shuttle bus stops or other alternative modes of transportation. The applicant is proposing a mix ofmulti-family and single-family residential uses at an overall gross density of 10.37 dwelling units per acre and net density of 12.34 dwelling units per acre, which is consistent with the MU-C designation of 3 to 15 units per acre. There is not asmall-scale commerciaUentertainment/office/open space component planned for the site as detailed in the NC designation, only residential. However, there is commercial property zoned C-C and C-N across the street on the north side of Ustick Road, which should provide the commercial component of the NC designated area. Additionally, there is an undeveloped 15 acre parcel to the east in Ada County also designated NC. The City recently adopted a Design Manual as an addendum to the Comprehensive Plan. The intent of the Design Manual is to establish a set of guiding principles and flexible standards that encourage creativity as opposed to mandating specific standards. Because the subject property lies within the NC designation on the future land use map, the design guidelines for residential and urban developments apply to development of this site. Staff has reviewed these guidelines and found the proposed concept plan is not consistent with the majority of the criteria (see Section IX, Analysis, below a detailed analysis). Staff finds the following Comprehensive Plan policies to be applicable to this application and apply to the proposed residential use of this property (staff analysis in italics): When the City established its Area of City Impact, it planned to provide City services to the subject property. The City of Meridian currently provides municipal services to the subject properties in the following manner: • Sanitary sewer and water service is available to be extended to the subject property. • The lands are serviced by the Meridian Fire Department (MFD). • The lands are serviced by the Meridian Police Department (MPD). • The roadways adjacent to the subject lands are currently owned and maintained by the Ada County Highway District (ACtID). This service will not change. • The subject lands are currently serviced by the Joint School District #2. This service will not change. • The subject lands are currently serviced by the Meridian Library District. This service will not change. Municipal, fee-supported, services will be provided by the Meridian Building Department, the Meridian Public Works Department, the Meridian Water Department, the Meridian Wastewater Department, the Meridian Planning Department, Meridian Utility Billing Services, and Sanitary Services Company. • "Consider development applications that apply the neighborhood center concept." (Chapter VII, Goal I, Objective B, Action 1, page 109) The conceptual site plan proposed by the applicant does not reflect full compliance with the neighborhood center concept as shown in Figure VII-3 of the Comprehensive Plan. Although the plan does include a range of residential. densities in the proposed multi family, attached & Crossfield Sub 4 RZ PAGE 5 detached single family residential, and alley loaded residential, it does not contain a commercial component. • "Locate small-scale neighborhood commercial areas within planned residential developments as part of the development plan." (Chapter VII, Goal I, Objective B, Action 3, page 109) The applicant is not proposing a commercial component with the proposed residential development. However, there are existing and future commercial uses and a future school site across the street on the north side of Ustick Road that contribute to the variety of uses desired in NC designated areas. • "Restrict curb cuts and access points on collectors and arterial streets." (Chapter VII, Goal TV, Objective D, Action 2, page 114) There are no direct access points to Ustick Road, an arterial street, proposed with this application. Access to the subject property is provided from internal public local streets. • "Require appropriate landscape and buffers along transportation corridor (setback, vegetation, low walls, berms, etc.) (Chapter VII, Goal IV, Objective D, Action 5, page 114) A 30 foot wide landscape buffer is required along Ustick Road as depicted on the concept plan. All landscaping should be installed in accordance with the standards listed in UDC 11-3B-7C, Landscape Buffers along Streets. • "Elevate quality of design for houses and apartments." (Chapter VII, Goal V, Objective B, page 116) Staff believes that the proposed elevations for the multi family structures do not demonstrate quality design based on the criteria listed in the City s design manual for urban and residential developments. Therefore, staff is recommending that the structures and site design include elements detailed in the aforementioned sections of the design manual. "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, page 113) Staff believes that the proposed multi family (>8 units/acre) along with the single family attached and detached and alley loaded units (3-8 units per acre) will contribute to the range of housing opportunities available in the City. VIII. UNIFIED DEVELOPMENT CODE A. Purpose Statement of Zone: The purpose of the TN-R district is to provide for a variety of residential land uses including attached and detached single-family residential, duplex, townhouse, and multi-family. A TN-R district includes open spaces and promotes pedestrian activity through well designed and varied streetscapes that also provide for the safe and efficient movement of vehicular traffic. Most dwelling units should be accessed from alleys. The maximum density of the TN-R district is fifteen (15) units per acre. The minimum density is eight (8) units per acre. Density should decrease away from the center and closer to conventional residential districts. The TN-R district should be generally located adjacent to a TN-C district, along a transit corridor, or within a mixed use neighborhood. For the purposes of this title, the term residential district shall also include the traditional neighborhood residential district. B. Schedule of Use: Unified Development Code (UDC) 11-ZD-2 lists the permitted, accessory, and conditional uses in the TN-R zoning district. The proposed multi-family, single-family attached, and single-family detached dwellings are listed as principal permitted uses in the proposed TN-R Crossfield Sub 4 RZ PAGE 6 zoning district. C. Dimensional Standards: All of the lots shall comply with the dimensional standards listed in UDC 11-2D-6 for the proposed TN-R zoning district. D. Landscaping: Street buffer landscaping shall be installed in accordance with the standards listed in UDC 11-3B-7C and Table 11-2D-6. E. Off-Street Parking: See UDC Table 11-3C-6 for the required number of parking spaces per dwelling based on the number of bedrooms. IX. ANALYSIS A. Analysis of Facts Leading to Staff Recommendation: The Applicant is requesting approval to rezone 10.13 acres of land from R-8 to TN-R. The subject property was previously platted as Crossfield Subdivision No.'s 2 and 4. Although no development is proposed at this time, the applicant has submitted a concept plan showing how the site is proposed to develop in the future with (5) 16-unit multi-family residential buildings consisting of a total of 80 units north of W. Parkstone Street; 20 alley-loaded residential units south of Parkstone; and 2 attached single-family residential units and 3 detached single-family units on the east side of N. West S`" Avenue. Please note that all the proposed single-family residential units have already been platted and are fully developed properties. The TN-R district requires a minimum of two housing types. For the purposes of this rezone, the applicant has included the single-family lots identified above in this application. As discussed above in Section VII, the subject property is designated as "Mixed Use Community (MU-C)" within a "Neighborhood Center (NC)" on the Comprehensive Plan Future Land Use Map. Development within these areas should include a mix of uses such as high density residential, small scale commercial, entertainment, and office; the applicant is only proposing a mix of residential uses (medium to high density). Although staff is supportive of a commercial component to this development, staff recognizes that there are existing commercial uses northeast of the site across Ustick Road and vacant commercial property directly across Ustick that contribute to the variety of uses within the neighborhood center. There is also undeveloped property to the east across Venable Lane that may include commercial uses upon development. Because the site is located within a NC designated area on the future land use map, Staff believes that the requested TN-R zoning district is appropriate for the subject property. As such, the site should be developed in accordance with the design guidelines in the City's Design Manual for urban and residential developments; the multi-family portion of the site should develop consistent with the urban and residential guidelines and the single-family portion should develop consistent with the residential guidelines. The Neighborhood Center concept diagram in the plan contemplates an urban environment. The urban design guidelines apply to neighborhood center designated areas such as this, as well as Old Town and the medium and high density residential areas in the Ten Mile Interchange Specific Area Plan. One of the primary goals in developing the Design Guidelines was to articulate the City's urban vision for the neighborhood centers. Staff has reviewed the concept plan for consistency with the aforementioned design guidelines and believes that the concept plan is not consistent with the Design Manual as the plan does not have an urban character as desired in neighborhood centers. In order to be consistent, the overall site should incorporate the following design elements on the concept plan and building elevations*: Crossfield Sub 4 RZ PAGE 7 • Plan for access and connectivity to future transit facilities such as park-and-ride locations, pullouts, stops, shelters, and infi-astructure. Transit facilities should be located adjacent to or near public spaces andlor prominent buildings. • Address the critical issues of site layout that influence a compatible and integrated neighborhood/urban character, including, but not limited to, street networks and patterns, block configurations, vehicular access, pedestrian connectivity, building orientation and site layout, parking, and common/public spaces. • Provide safe and attractive connections within and between developments and adjoining uses that reduce vehicular use, promote walkability, and support access to transit. • Locate multi-family buildings to establish an appropriate urban form that enhances the character, compatibility, and attractiveness of the site, building, adjacent uses, and neighborhood. • Strategically locate common and open space and site amenities to encourage and support pedestrian activity. • Coordinate placement of common spaces and site amenities with adjacent properties to encourage integrated developments and support community connectivity. • Incorporate pedestrian-oriented amenities that promote various active and passive uses within common spaces such as furnishings, landscaping, artwork, lighting, and water features. • Residential roadways are encouraged to incorporate detached sidewalks with parkway planting strips to accommodate canopy-producing street trees. • Design building facades that express architectural character and incorporate the use of design principles to relate to adjacent and surrounding uses. Building designs should enhance public and urban/common spaces, articulate an urban form, and provide human and pedestrian scale. • Residential buildings with attached units should articulate the design to differentiate facades of individual units or groups of units, particularly where such units are oriented toward a roadway or common space. • Modulate roof forms to add interest to building form and profile and reduce the appearance of building mass and scale. • Use architectural elements and detailing, including, but not limited to, fenestration patterns, awnings, balconies, entries, porches, materials, and decorative or ornamental detailing, to articulate facades and contribute to an aesthetic building character. • Clearly define and articulate building entries (ground level & upper story) and connect them to roadways 'and pedestrian walkways. Where appropriate, primary building entries should be oriented to provide access from adjacent roadways and public spaces. Secondary and alternative entries may access buildings and uses from parking areas and other areas with available access to the public. • Residential structures should use a cohesive color scheme featuring a minimum of two field colors: a trim color and a front door color. Garage door colors should coincide with this scheme or the material palette of the structure. • Establish blocks that are compatible with the urban framework and street network. Blocks shouldn't exceed a length greater than 500 feet along any side. Crossfield Sub 4 RZ PAGE 8 • Provide pedestrian connections that establish contiguous pedestrian networks throughout the urban environment. • Parking areas within urban environments should not detract from establishing an appropriate urban form and character. • Design surface parking as an integrated and attractive element of the urban environment that promotes pedestrian comfort and safety. • Integrate streetscape profiles along roadways and blocks to maintain the continuity of the urban environment. Use streetscape profiles consisting of the following three zones: the landscape and furnishing zone, the pedestrian mobility zone, and the frontage zone. • Building design should appropriately address building scale, mass, and form, and the use of materials, architectural elements, and details to ensure a compatible and aesthetic contribution to the urban environment. • Articulate building forms, including but not limited to, massing, walls, and roofs, with appropriately scaled modulations that contribute to the development of visually aesthetic building designs. • Incorporate visual and physical distinctions in the building design between lower and upper stories that enhance urban building forms, articulate facades, and integrate pedestrian and human scale. • Building roof types, forms, and elements should provide variation and interest to building profiles and contribute to the architectural identity of buildings without imposing overwhelming scale on adjacent uses. • Continuous (physical and visual) building walls define the street and public edge. • Multiple units are distinguished by individual entries. • Parking is located away from the street and arranged to maxi_mi~e open and common space for residents. * For a complete list of applicable design guidelines, please review Section B of the Design Manual for urban developments and Section E for residential developments. In addition to the guidelines in the Design Manual, future development for the multi-family portion of the site shall be consistent with the standards for multi-family developments in UDC 11-4-3-27. The concept plan does not show a public stub street to the east property boundary for future connection to Venable Lane upon development of the Simunich property. Because UDC 11-6C- 3F.2 states that no block face shall be more than 500 feet in length without an intersecting street or alley, staff recommends a public stub street be provided to the east property boundary consistent with UDC 11-6C-3F.2. Two driveways from W. Parkstone Street are proposed for access to the multi-family units. For addressing purposes, Planning and Fire Department Staff recommend as a provision of the DA that private or public streets be provided within the multi-family portion of the site. (Note: If a public stub street to the east property boundary is provided within the multi family portion of the site, the internal streets shall be public.) In summary, Staff is supportive of the Applicant's proposal to rezone the site to TN-R as it is the appropriate designation for properties with the NC Comprehensive Plan designation. However, Crossfield Sub 4 RZ PAGE 9 staff is of the opinion that the concept plan is not consistent with the Design Manual and is recommending as a provision of the development agreement that development of the site through the Certificate of Zoning Compliance and Design Review process be consistent with the residential and urban design guidelines contained in the Design Manual and the multi-family development standards listed in UDC 11-4-3-27. Therefore, staff is not supportive of the proposed concept plan and is not recommending it be included as an exhibit in the DA. X. EXHIBITS A. Drawings 1. Vicinity Map (Zoning & Aerial) 2. Comprehensive Plan Future Land Use Map 3. Neighborhood Center Concept Diagram [Figure VII-3, Comprehensive Plan (pg. 100)] 4• NOT APPROVED 5 • NOT APPROVED B. Comments/Conditions of Approval 1. Planning Department 2. Public Works Department 3. Fire Department 4. Police Department 5. Parks Department 6. Sanitary Service Company 7. Ada County Highway District C. Rezone Legal Description & Exhibit Map D. Required Findings from Unified Development Code Crossfield Sub 4 RZ PAGE 10 A. Drawings Exhibit B Page 2 1. Vicinity Map (Zoning & Aerial) 2. Comprehensive Plan Future Land Use Map Exhibit B Page 3 3. Neighborhood Center Concept Diagram [Figure VII-3, Comprehensive Plan (pg. 100)] FIGURE YII-3 paw ~ Jay zoos [Note This figure represents one concept for a Neighborhood Canter. k is Trot IntendeA as the only NEIGHBORHOOD CENTER CONCEPT DIAGRAM possible layout; Otfrer layouts that corrfonn to the standards will be wnsidered.] Low Density ResWential (<3 untta/acre) g D o g < f5 mAa Collector 5traat ~ ~ ~ n d; i- r • II~~JJ L-1 n ~ ;:...•:.: D DD II ~ D l.~ D Elementary ~-~---{ 1--"1 r-"-Y r---~ ; 8ehool ~ ^ Medium Density Reeiderrttal (3-8 untie/acre] r . • ..•`_: D ~~.~p±.~ D D D r--+ c~ t r--~T~esirde ~ (>8 u k ra j~, Neighborhood Carrier r-~-,~ ~ U cU 61 vQ r, ~ _~ futuro tranak atop . a ^ ~~ u Q a ; Coro Commercial ~ ~~ v Artarial5traet ~ ~ ~ ~ ~-^---~ Office or High~Dana~fq Raatderrtial ~ Medium Denatty Realdanttal KtY CoNCErrs • Moat bloaka aro 300' maximum, etmilar to Old town. • Larger blocks abng arterials and for traffic calming. • Netghborfroal Canter Commercial area located at the 9L mils, not at arterial tntcrsact(ons. • Schools located mid-section, with ffontaga along a eotlactor sirestr • Interconnected chculatbn that Is comrenient for automobtlee, pedestrians, and transit. • Varietiy of housing choices. • Housing to arranged in a radiating pattern of lessening densktaa. • Transition between differm-t housing typos or densities at alleys. • Restderrts can access neighborhood commercial sarvkea without being forced onto arterial streets. • Facgitatas more afficierrt transportation abng arterials. • Grid street pattern w(thin the netghborfiood allows traffic to d(sparoa, eases congsstton, stows traffic, and is safer for rasidaerta. • Connects to and integrates wEth the larger stroat and pathway system. _- Cl~aptet VII ~ Reduced right-oP-way widths aro encouraged. ~ • Pubtle open space must be provided. Exhibit B Page 4 4. LOOT APPROVED ~~~ ~ o n ~au1 ~ ~ 1 ~ ~ g ~ ~~61 O ~ a Ui6PIpTTBD (' _- G I I ( ~ ~ ~ N at ~ - _.-.d.-.._.-.-.-~ -a~--~^ s_ ER®s~ ~ ~ p ®~ e I ~ ¢ r APARTMPNT3 SITE DATA r-.._---.1 f I m~ a ~ 9 1 1 i j ~a°' m° ~~o°" ems - ~ +m**~m ~ 1 r m~ ~' am 1 ~ 9,z~' ~~ ~ ----} 1 $ r mi I ' "°-"- ` R._. ES I ; l maa.~aaa:~cw ®rwa ' ~ --- ~ di I 21 ~ ~ ~ i /i 1 1 moor ~a ~,s I S em_ p t ~s ~ , I( e r a mae ~ ..,mar a I r n j ~ , , ~ ~~ ~ +.ev m wcssor mr ~ m - ~ ---y a'y~ r° k 'r °~_tl~~~ ~ k ~ ~ a ' a rm I _ U waa a a ~ T @OL - I 9 ~ , r ~ ~ '~'mnmO a~t~ Uml ~ {a pq --~ - ;{(~-a' A -.~ =-'o- --s's~~=-= Iii ~ umr<~ a a m ' _ a a ~i rl II I I , j ~Im je plel~Im181° I~1 i -y~r wezuue €are DATA ~ 1F ~ r I I v l ~ I I I Ft t t ° v `• ~ I , r a ~ ~ 1 I ~ I o I ~nero++i °°°' S ~ H • I - E° a~.am ~~ I®I I®1 1 l ~ I 1 I 4a.°I 1 I I I I I o.~yl 'u"i ~~ l _ { 4 1S I ~ _!I ml a, l m ~ as ' u, " a I s I s I r I s ~ o I m J „ 1 0< I m 1~ ' ®su I II~ rees•ve '6 I 1 ! 1 I I ! ®R I ' I® I- I I. I ~. I ~. I .I o, I .. I ~ 1 1 I ~ I I l ~. I r I{ - ama.~ ----- aaa,.na~m.r °~ Q _~_ ~ r (!, I I I ~ I ° ----J i,i _ ~~ ~~_ moo eaaama,•®ao°n ~Ye S B 9 1 -• ~ ----- nanomn+oa~ ___"f'_-- ~awrma<,a a ~ aim r ---m.-- a®a®m aoA m. 7Gs wm®atam rcu ` s - ' flr mm~ ° 1`---- I u -;I I I a Ism' °°°. ~ ~ a r l ° -- -7" I aw u I ~ _~ - vmm o®,ea< s atoua ,tea aa® as ~or~,maos~ ,+.v ~ capym m b i I i° I Ir@ ° , ,w --,er- mmm~~,Q ® mro~m.~.o~ -~.-_- ma®oemvrtm®ua --~-- moo am. ones us _ r a r Exhibit B Page 5 ® ~~ ~~ ~ ,' ~~ ~~ ~~ 4 ~ ry ~~ ~ ~ ~~~_ _~a. I ~~~~~ ~® P ~ 1 ~i ~ ~I ~~~.~ ~ ~~ ~`l ~ ~ ~~_~ I ~~~- 5. F. 1 _ ~ ~ I L 9 ',1 1 1 i f "~~ ~ _ ~~~ ~ -- _~ ~- 1 F - F ' 1> a ~~~ ~~ ~~ ~~ p,a~ ~" Exhibit B Page 6 5 • NOT APPROVED 1 ~"~ 2 ~ li ail ~ p l~l 11 ®~-. ~ . +ea-- 3 ~t-an~ 4s~oe ~~ u - ,~, ~, ~Nt T68 ~SEE18Of6IW A meuce~r a~si~ ~ry8H 84u9 tten~cr ava~s ~~~ rae~wx, mars ~® ~,.~ eau, ~® A5.A ~~~ Exhibit B page ~ B. Comments/Conditions of Approval 1. PLANNING DEPARTMENT 1.1 The legal description for the proposed rezone submitted with the application (prepared on Apri12, 2009, by D. Terry Peugh, PLS) shows the property within the existing corporate boundary of the City of Meridian (see Exhibit C). 1.2 A Development Agreement (DA) will be required as part of the rezone of this property. Prior to the rezone ordinance approval, a DA shall be entered into between the City of Meridian, the property owner(s) at the time of rezone ordinance adoption, and the developer. The Applicant shall contact the City Attorney's Office within one year of Council approval to initiate this process. Currently, a fee of $303.00 shall be paid by the applicant to the City Attorney's office prior to commencement of the DA. The DA shall, at minimum, incorporate the following provisions: a. Developer agrees to develop the single-family residential portion of the site consistent with the objectives and design guidelines for residential developments (Section E) listed in the City's Design Manual. b. Developer agrees to develop the multi-family residential portion of the site consistent with the objectives and design guidelines for urban developments (Section B) and residential developments (Section E) listed in the City's Design Manual. c. A public stub street shall be provided to the east property boundary for future connection to Venable Lane , consistent with the block length requirements contained in UDC 11-6C-3F.2. ~r -~w d. ~;~i,e „i.,; .,~o ~«..e~s-.~ .;aoa ~ .,aa..o ,,gig-r.~izF'sse~~ i.• ,.i. ,+• €an~d'@'vel(~pm9e~f-~~~Fa~'~sva@-StF@@~#o s TC sl 1.1' w. I.~v~ r ..s..,,~s.,, .; 11 .,. .,,1 s.. 1.....,,1,1;., 1 cr e. Development of the subject property shall comply with the TN-R standards listed in UDC 11-2D-6. f. Development of the multi-family portion of the site shall comply with the standards for multi-family developments listed in UDC 11-4-3-27. & The developer shall provide an address identification sign at each entrance to the multi-family portion of the site. h. The developer shall work with Staff and ACRD to develop a partial collector road from W. Ustick Road to W. Stanhope Street utilizing the right-of-way offered as a donation by Joe Simunich during the public hearing. The developer sha 1 con truc a detached sidewalk along the east property boundary from W. dick Road to W tanhope Street on the subiect property. If Mr. oe 'm roi h de icate right-of-way or the future extension of Venable .one. he developer i recnoncible to place barricades at the north and south ends of Venable i one if rea sired by A I3D until time as Venable is con tructed and oven n the nnhlic_" Not :Accent nce of right of way by ACHD mu t be approved by tllp Ar'H ommic. ion_ The of Venable Lane will occur upon future development of the Ward DPO~erly to the east as it was determined there is currently not enough room to the location of 'tine sower Hole.. fencing. and a drainage ditch. i. he developer is reauired to work with ctaff and A 13D to comnle a pa 'ne of Exhibit B Page 2 _ s wit in the ro field develonmen _ 'nc1_urling ~tanhnn ._ o nrovide e Simu ich nronerty. provided there i a donation of land h he oe 'ch to ACRD for future ri ht of wav fnr Venable .an ._ Once a hone ~. ASVQd and right of wav is dedicated to _A IID for Venable Lane= access to Mr. imunich's nronerty sha 1 be nrovided from to hone tree 2. PUBLIC WORKS DEPARTMENT 2.1 Public Works has no issues with this application. 3. FIRE DEPARTMENT 3.1 .Acceptance of the water supply for fire protection will be by the Meridian Fire Department and water quality by the Meridian Water Department for bacteria testing. 3.2 Final Approval of the fire hydrant locations shall be by the Meridian Fire Department. a. Fire Hydrants shall have the 4 %a" outlet face the main street or parking lot aisle. b. The Fire hydrant shall not face a street which does not have addresses on it. c. Fire hydrant markers shall be provided per Public Works specifications. d. Fire Hydrants shall be placed on comers when spacing permits. e. Fire hydrants shall not have any vertical obstructions to outlets within 10'. f. Fire hydrants shall be placed 18" above finished grade to the center of the 4 %" outlets. g. Fire hydrants shall be provided to meet the requirements of the IFC Section 509.5. h. Show all proposed or existing hydrants for all new construction or additions to existing buildings within 1,000 feet of the project. 3.3 Any roadway greater than 150 feet in length that is not provided with an outlet shall be required to have an approved turn around. Phasing of the project may require a temporary approved turn around on streets greater than 150' in length with no outlet. 3.4 All entrance and internal roads and alleys shall have a turning radius of 28' inside and 48' outside radius. 3.5 For all Fire Lanes provide signage "No Parking Fire Lane". 3.6 Fire lanes, streets, and structures including the canopy height of mature trees shall have a vertical clearance of 13'6. 3.7 Operational fire hydrants, temporary or permanent street signs and access roads with an all weather surface are required before combustible construction is brought on site. 3.8 Commercial and office occupancies will require afire-flow consistent with the International Fire Code to service the proposed project. Fire hydrants shall be placed per Appendix D. 3.9 Maintain a separation of 5' from the building to the dumpster enclosure. 3.10 Provide a Knox box entry system for the pool area and clubhouse prior to occupancy. Contact Rick Jackson, Fire Department, at 888-1234 to coordinate access to knox boxes. 3.11 The first digit of the Apartment/Office Suite shall correspond to the floor level. ,~.e ~.,. ~rvnr-cav-~neet~~F-~1}P-~efeet ~s-a~~£esse~e~er-~heFefor~~a.~ae~ ~cai ~~ 3.13 Where a portion of the facility or building hereafter constructed or moved into or within the jurisdiction is more than 400 feet (122 m) from a hydrant on a fire apparatus access road, as measured by an approved route around the exterior of the facility or building, on-site fire hydrants Exhibit B Page 3 and mains shall be provided where required by the code official. For buildings equipped throughout with an approved automatic sprinkler system installed in accordance with Section 903.3.1.1 or 903.3.1.2 the distance requirement shall be 600 feet (183). a. For Group R-3 and Group U occupancies, the distance requirement shall be 600 feet (183 m). b. For buildings equipped throughout with an approved automatic sprinkler system installed in accordance with Section 903.3.1.1 or 903.3.1.2, the distance requirement shall be 600 feet (183 m). 3.14 All R-2 occupancies with 3 or more units shall be required to be fire sprinklered. 3.15 There shall be a fire hydrant within 100' of all fire department connections. 3.16 Buildings over 30' in height are required to have access roads in accordance with The International Fire Code Appendix D Section D105. 3.17 Pool chemicals shall be stored in compliance with the International Fire Code. 3.18 Multi-Family and Commercial projects shall be required to provide additiona160" wide access point to the building from the fire lane to allow for the movement of manual fire suppression equipment and gurney operations. The unobstructed breaks in the pazking stalls shall be provided so that building access is provided in such a manner that the most remote part of a building can be reached with a length of 150' fire hose as measured azound the perimeter of the building from the fire lane. Code complaint Handicap parking stalls maybe included to assist meeting this requirement. Contact the Meridian Fire Department for details per IFC Section 504.1. 3.19 The applicant shall meet with Joe Silva or Rick Jackson, Fire Department, to discuss design of Fire department aerial access road. 4. POLICE DEPARTMENT 4.1 The Police Department did not submit comments on this application. 5. PARKS DEPARTMENT 5.1 The Parks Department did not submit comments on this application. 6. SANITARY SERVICES COMPANY 6.1 SSC did not submit comments on this application. 7. ADA COUNTY HIGHWAY DISTRICT 7.1 On 18 May 2005, the Ada County Highway District acted on MPP-OS-017, MCUP-05-022, and MAZ-OS-015 for Crossfield Subdivision. The conditions and requirements set forth in that action also apply to this application. 7.2 Prior to final approval you will need to submit construction plans to the ACHD Development Review Department to insure compliance with the conditions identified above or for traffic impact fee assessment. This is a separate review process that requires direct plans submittal to the Development Review staff at the Highway District. 7.3 A traffic impact fee will be assessed by ACHD and will be due prior to the issuance of a building permit. Contact ACHD Planning & Development Services at 387-6170 for information regarding impact fees. Exhibit B Page 4 C. Legal Description & Exhibit Map 't ~ 2ti!?9 l? for Prapes~d ~ zee G' ' Stt6~ion Them ~~ ~tF°p7'34" Wei, '~9t1.7'9 fact tea a ~ba# cn tltte cen#ettine cry W. St~mihvpe 5tseet an the ~t of Cold Subdivis~in~ N~. ~; altshg said l+fiorth $~i°14'36" ~e~ 598.88 Theme Nesrth Of~45'Z4" 316.00 het t+,i the;1'~t e~ef of snd ld ~ahdivisson N'u. 2, s~d1 al~- b+on: the ~y of C ' 'oi~ Nu. 1, as filed fnr min Bv~k'3'/' ©f P'l at Page 12195, reco~s of Ada ~au~y, l~bto, Thence alc~n,8 fhe~''- ofs~id Ca~eld S~bdi~i~n~ No. l: Thee hiorth 89'°1#'3~' l~Vest, 41.63 few Thence ~ Ol°17"x" 1,196.18 feet; Thence 88"42'32" F,#; 98,81 feed Thence 1V'onh Q1°~1'28'~ Fit, 4.9,5 feet ~ a t+af T1 1A2:14 a~t8 ~ of ~ ct~ve to the , ~ a radiug of 8~,t3p f, e ~ 1c of 68°43'`a5"e and n lam chssd beating Nt~rilr 35°19'01" F.t, 9625 Thence 1rBatth 01 °17"28;' 173.12 f~ tts a 1act4~t +~ n~ 1u~ of sas`d t1ot~ t..nt 3;. Thent~ alaag said lute Sc-~h 8~42'32g , 4151.0 €~eet to ~s Fcsint hf ~e . ~ .. 10.13 , m~e crr less. h--'-~•,f "'~ Rglti~illP Btt !~lAY '~~ ~~t~ai-. Exhibit C Page 2 ~l __1. a C1 9 nffi 1 MY9 ~-,~,~- 1 QF 9 D 8 !~ ~''~ .f6' I~ Pt~POS~D cROSS~~~n . su~orvt~rant ~o_ ~ ~ ~ (~ u 0 R t FROPaSED fiNR ZONE 1 t}.13 Acres o I 1 ® _ s 4~ P~ 5K s ~ ~ ~ , ~ ~ o ~ I- - -~ ~ i _ ~ .~. ~s~i ~c~i~n~io ~wa.l a I a --! (_ ~.~. ~~ _ ~ I I l l l l l l l f ~ ~~~I _a ~I ~ 1~ ~l ~~ I _.... _ _ ,~///~~ ~. I / ~ /~ .o~ r, s ~ ~ 1Q3:14 ail flt~ a~u b ~99~11" £ r~c~l~a~~®~,~ ~~~~ CR~J~~~LQ Sl1B~f11l~iON 1 3. ~~1~ ~~~~~ Exhibit C Page 3 D. Required Findings from Unified Development Code 1. Rezone Findings: Upon recommendation .from the Commission, the Council shall make a full investigation and shall, at the public hearing, review the application. In order to grant an annexation and/or rezone, the Council shall make the following findings: a. The map amendment complies with the applicable provisions of the Comprehensive Plan; The Applicant is proposing to rezone the subject property from R-8 to TN-R. The City Council finds that the proposed zoning map amendment complies with the applicable provisions of the Comprehensive Plan. b. The map amendment complies with the regulations outlined for the proposed district, specifically the purpose statement; The City Council fmds that the variety of residential uses (i.e. attached and detached single- family and multi-family residential), and density proposed on this site is consistent with the purpose statement of the TN-R district. c. The map amendment shall not be materially detrimental to the public health, safety, and welfare; The City Council fmds that the proposed zoning amendment will not be detrimental to the public health, safety, or welfare. d. The map amendment shall not result in an adverse impact upon the delivery of services by any political subdivision providing public services within the City including, but not limited to, school districts; and, The City Council fmds that the proposed zoning amendment will not result in any adverse impact upon the delivery of services by any political subdivision providing services to this site. e. The annexation is in the best of interest of the City (LTDC 11-5B-3.E). This finding is not applicable as the applicant is requesting approval of a rezone, not annexation. Exhibit D