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PZ - Applicant Response to Staff Report for 3-19Lost Rapids Townhomes (H-2019-0146) - Applicant’s Response to Staff Report Our proposed modifications to Staff’s conditions have been included in red below to differentiate among the accepted conditions. We have included a justification for each modification as applicable. IX. CITY/AGENCY COMMENTS A. Planning Division 1. Future development of this site shall comply with the provisions in the Development Agreement (H-2018-0004 Inst. #2018-079970) and the conditions contained herein. 2. The Developer/Owner shall comply with the specific use standards listed in UDC 11-4-3-27, Multi-Family Development. 3. The site/landscape plan submitted with the Certificate of Zoning Compliance application shall be revised as follows: a. All street facing elevations shall have landscaping along their foundation in accord with the standards listed in UDC 11-4-3-27E as follows: 1) the landscaped area shall be at least three feet (3') wide; 2) for every three (3) linear feet of foundation, an evergreen shrub having a minimum mature height of twenty four inches (24") shall be planted; and 3) ground cover plants shall be planted in the remainder of the landscaped area. b. Depict a maintenance storage area and a directory & map of the development at an entrance or convenient location for those entering the development as set forth in UDC 11- 4-3-27B.7. c. Shrubs shall be provided along with trees within the street buffer along W. Lost Rapids Dr. per UDC 11-3B-7C.3a. d. A pedestrian pathway shall be provided to the north in alignment with that planned to the subject property for pedestrian interconnectivity in accord with UDC 11-3A- 19B.2a and shall connect to an internal walkway as depicted on the pedestrian plan in Section VIII.A. In accord with the Fire Department’s request and requirements we have added an additional pedestrian pathway that can be used to accommodate emergency access to the north between Buildings G and H. e. Include a minimum 5-foot wide sidewalk along the east boundary of the site adjacent to the north/south driveway. We propose that this condition be removed as a 10-foot multi-use pathway will be constructed along Ten Mile Rd., less than 300’ to the east of the subject site. We foresee our residents utilizing the pathway along Ten Mile as it will accommodate multi-modal pedestrian traffic and will connect with another 10-foot multi-use pathway slated for construction with the Lost Rapids subdivision along Chinden Blvd. Internally, we anticipate the majority of residents will use the pedestrian path we have proposed between Buildings G and H, as depicted in Exhibit VIII.A and the sidewalks we agree to install on both sides of the main entrance (per a portion of staff’s recommended condition IX.A3.g). As City Code allows, we propose these alterations to staff’s recommendation as the alternative pathway along Ten Mile will be more accommodating. f. Depict a break in the berm/fence and a pathway between Buildings D & E to allow for pedestrian connectivity from the internal walkway to the sidewalk along W. Lost Rapids Drive. We propose that this condition be removed to safeguard the privacy and safety of residents within the development by preventing non-residents from entering the development in an inconspicuous area between residences. Additionally, a break in the berm and fence to accommodate a pathway would allow sound created by traffic and other associated uses of Lost Rapids Drive, a collector roadway, to enter the adjacent residential buildings more easily. g. Depict a minimum 5-foot wide sidewalk on either side of the driveway from W. Lost Rapids Dr. and along the entire east boundary of the site adjacent to the curb/driveway. We are amenable to accommodating a 5-foot sidewalk on either side of the driveway into the development from W. Lost Rapids Dr., as recommended. However, we would like to remove the recommendation to construct a sidewalk along the entire east boundary of the site adjacent to the drive aisle. We believe residents within the development will utilize the pedestrian path we have proposed to the north and the pathway along the entrance as recommended by staff. h. Depict a tree and planter area at the end of the row of parking on the southeast side of the clubhouse. i. Extend the access driveway between Buildings H and I to the east boundary of the site for access to the north/south driveway planned to abut the site for secondary emergency access for the Fire Department and access and interconnectivity with the commercial portion of the development. We propose to remove this condition as we have coordinated an emergency access to the north and would prefer to maintain the privacy and security of residents by reducing cut- through traffic and additional access points. Focusing ingress and egress to the development to a centralized and visible location will alleviate congestion and potential conflict experienced by commercial users and pedestrians in the adjacent development to the north and east. Residents will be able to access the development from one centralized location and can connect to the commercial use to the north via a pedestrian connection as proposed. Although we recognize that City Code typically requires access be taken from local roads where available, the drive aisle adjacent to the development is a private road that will likely be used by various commercial users throughout the day, increasing the importance of buffering the residential use from the surrounding commercial uses. j. Provide additional bicycle racks between Buildings C & D and D & E and for Building I. We propose to remove this condition as we are currently providing the required number of bicycle parking spaces at central locations for buildings within the development. Each of the bicycle racks depicted can accommodate 8 bicycles. k. Depict all site amenities on the plan. At least two (2) qualified site amenities are required in addition to the proposed clubhouse, swimming pool, fitness facility and enclosed bike storage per the standards listed in UDC 11-4-3-27D, as follows: children’s play equipment; and an amenity from the Open Space category such as a picnic area with a shelter, picnic tables and BBQ or a community garden, or ponds or water features, or a plaza (or other comparable amenity) per the standards in UDC 11-4-3-27D. Details of such amenities shall be included. The Applicant should address at or before the public hearing which amenities they propose to provide to satisfy this requirement. We propose to modify staff’s recommendation to include a children’s play structure, as that type of amenity is not reflective of the project we are envisioning or the demographic we foresee being drawn to this development. Additionally, the Keith Bird Park is approximately 200 feet to the west and will provide ample space including children’s play equipment. In conjunction with the recreation amenity we have provided, a plaza is included that can be utilized for BBQs, picnics and other outside gatherings. As you can see in the renderings we’ve submitted with the application, our pool, clubhouse, and plaza area will be more robust and upscale than might be typically included in an amenity package. l. Relocate the fence along the east boundary of the site a minimum of 5 feet from the back side of the sidewalk required above and landscape the area. We propose to remove this condition as relocation of the fence would not be necessary if a sidewalk is not required as we have proposed. m. Shift Building G to the east consistent with the qualified open space exhibit. 4. Qualified open space shall be provided within the development in accord with the standards listed in UDC 11-3G-3C and 11-4-3-27D as shown in the qualified open space exhibit in Section VIII.C. 5. All multi-family developments shall record legally binding documents that state the maintenance and ownership responsibilities for the management of the development, including, but not limited to, structures, parking, common areas, and other development features as set forth in UDC 11-4-3-27F. A recorded copy of said documents shall be submitted to the Planning Division prior to issuance of the first Certificate of Occupancy for the development. 6. Prior to issuance of any building permits on this site, a property boundary adjustment application shall be approved and a Record of Survey recorded for the reconfiguration of existing parcels to coincide with the boundary of the preliminary plat per requirement of the Development Agreement (Inst. #2018-079970); or, the final plat shall be recorded that depicts the proposed configuration of the site. 7. The proposed structures shall comply with the setback standards listed in UDC Table 11-2A- 8 for the R-40 zoning district and the Building Code separation requirements; to ensure compliance with setback standards, the plat should be recorded prior to submittal of these applications. 8. Prior to issuance of the first Certificate of Occupancy within this development, the street buffer landscaping and detached 10-foot wide multi-use pathway/sidewalk within a 14-foot wide public pedestrian easement shall be completed along the entire frontage of SH 20- 26/Chinden Blvd.; and the street buffer landscaping and 5-foot wide detached sidewalk along N. Ten Mile Road shall be completed for the overall Lost Rapids development per requirement of the Development Agreement (Inst. #2018-079970). 8. Street buffers are required to be constructed with the subdivision improvements; however, if this site develops prior to the plat recording and the subdivision improvements being completed, the buffer shall be installed with development of this site. 9. All structures on the site shall be designed to comply with the design standards listed in the Architectural Standards Manual. A Certificate of Zoning Compliance and Design Review application(s) is required to be submitted to the Planning Division and approved prior to submittal of building permit applications.