Loading...
CC - Staff Report Una Mas – MDA H-2016-0132 1 STAFF REPORT HEARING DATE: January 3, 2017 TO: Mayor & City Council FROM: Sonya Watters, Associate City Planner 208-884-5533 SUBJECT: Una Mas – MDA H-2016-0132 I. SUMMARY DESCRIPTION OF APPLICANT’S REQUEST The applicant, Chad Olsen, requests a modification to the existing development agreement (MDA) (Instrument No. 106137048) to allow a reduced buffer width from 25 feet to five feet on the C-G zoned property to residential uses. See Section IX Analysis for more information. II. SUMMARY RECOMMENDATION Staff recommends approval of the proposed MDA as requested by the applicant. III. PROPOSED MOTION Approval After considering all staff, applicant and public testimony, I move to approve File Number H-2016-0132 as presented in the staff report for the hearing date of January 3, 2017, with the following modifications: (Add any proposed modifications.) Denial After considering all staff, applicant and public testimony, I move to deny H-2016-0132 as presented during the hearing on January 3, 2017, for the following reasons: (You should state specific reasons for denial.) Continuance I move to continue File Number H-2016-0132 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 Una Mas development is located at the southwest corner of E. Ustick Road and N. Records Avenue, in the northwest ¼ of Section 4, Township 3N., Range 1E. The specific area of this request is located off the southwest corner of N. Records Avenue and E. Tecate Lane. B. Owners: Una Mas, LLC 1717 E. Chisholm Drive Nampa, ID 83713 C. Applicant: Chad Olsen 12790 W. Telemark Street Boise, ID 83713 Una Mas – MDA H-2016-0132 2 D. Representative: Same as Applicant E. Applicant's Statement/Justification: Please see applicant’s narrative for this information. V. PROCESS FACTS A. The subject application is for a development agreement modification. A public hearing is required before the City Council on this matter, consistent with Meridian City Code Title 11, Chapter 5. B. Newspaper notifications published on: December 19 and 26, 2016 C. Radius notices mailed to properties within 300 feet on: December 15, 2016 D. Applicant posted notice on site by: December 21, 2016 VI. LAND USE A. Existing Land Use(s): This property has not yet been developed and is zoned I-L. B. Character of Surrounding Area and Adjacent Land Use and Zoning: North: E. Ustick Road and commercial property (Lowe’s), zoned C-G West: Various commercial uses, zoned C-G South: Multi-family development (Verraso) and subsequent phases in the development process, zoned C-G East: Records Avenue and a funeral home, church and rural residential properties, zoned C-C, R-8 and R1 respectively C. History of Previous Actions:  The subject property was annexed (AZ-05-061, Ord. #06-1251) in 2005 with a C-G zoning district. A development agreement (DA) was recorded as a provision of annexation (Instrument No. 106137048).  A preliminary plat (PP-08-007) was approved in 2008 for Una Mas Subdivision. A private street (PS-08-006) application was also approved for two private streets within the development, E. Tecate Lane and E. Modelo Lane.  A final plat (FP-09-002) was approved in 2009 for Una Mas Subdivision and was later recorded in 2011 (Bk. 103, Pg. 13894). A modification to the final plat (MFP-11-002) was approved in 2011, which allowed a right-in/right-out access via N. Records Ave. for Lot 1 and others as approved specifically by the City and ACHD.  A modification to the development agreement (H-2015-0016) to remove the requirement for all building elevations to be in substantial conformance with the previously approved elevations was approved was approved in 2015 (Instrument No. 2016-106279). VII. ANALYSIS A. Analysis of Facts Leading to Staff Recommendation: The applicant requests a modification to the existing development agreement (Instrument No. 106137048 & 2016-106279) to include a provision to allow a reduced buffer width from 25 feet on the C-G zoned property to residential uses. The applicant proposes a 5-foot wide buffer on the C-G zoned Una Mas – MDA H-2016-0132 3 property and a 5-foot wide buffer on the residential property along the shared property line for a total of a 10-foot wide buffer. The UDC (Table 11-2B-3) requires a 25-foot wide buffer to residential uses on C-G zoned property. Modifications to the width of the buffer are only allowed with approval from City Council at a public hearing with notice to surrounding property owners (UDC 11-3B-9C). A reduction to the buffer width does not affect building setbacks. All of the properties in Una Mas subdivision are zoned C-G. The first phase of a multi-family residential project (Verraso) has developed at the south end of the subdivision and two additional phases are proposed to the north that will abut property that is anticipated to develop with commercial uses (see vicinity map in Exhibit A.1 and site plan in Exhibit A.2). In addition to the proposed 10-foot wide buffer, a 20’ foot wide driveway for access to the residential units is proposed along the north boundary of the residential development. Twenty-foot deep garages are also proposed, which buffers and separates the living area of the residential units even more from the future commercial uses. If dense landscaping within the buffer is provided in accord with the standards listed in UDC 11-3B-9C, Staff feels the physical separation and landscaping will provide an adequate buffer. Therefore, staff recommends approval of the request and recommends a provision is added to the DA allowing a reduced buffer width (see Exhibit A.3). X. EXHIBITS A. Drawings/Other 1. Zoning & Vicinity Map 2. Site/Landscape Plan 3. Proposed Change to the Text of the Development Agreement Una Mas – MDA H-2016-0132 4 Exhibit A.1: Vicinity/Zoning Map Una Mas – MDA H-2016-0132 5 Una Mas – MDA H-2016-0132 6 Exhibit A.2: Site/Landscape Plan Una Mas – MDA H-2016-0132 7 Exhibit A.3: Applicant’s Proposed Change to the Text of the Development Agreement (Inst. #106137048) Page 5 of 11 5. CONDITIONS GOVERNING DEVELOPMENT OF SUBJECT PROPERTY: 5.1.13 A reduced buffer width on C-G zoned property to residential uses is allowed from 25 feet to 5 feet with an additional 5 feet being provided along the north boundary of the residential property as approved by City Council in accord with UDC 11-3B-9C.2. Landscaping shall be installed within the collective buffer in accord with the standards listed in UDC 11-3B-9C. Note: No other changes to the provisions are requested or approved.