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CC - Applicant's Response To Commission Recommendations 4-21 Charlene Way From:Mike Wardle <mwardle@brightoncorp.com> Sent:Thursday, April 09, 2020 11:02 AM To:Sonya Allen; Bill Parsons; Chris Johnson; Adrienne Weatherly; Charlene Way Cc:David Turnbull; 'amityhill@aol.com'; Jon Wardle; Lars Hansen; Kody Daffer Subject:Hill's Century Farm North - Conditions Compliance/Commercial and Residential Design Styles Attachments:HCF North PZ Commission Conditions Compliance 04-08-2020.pdf External Sender - Please use caution with links or attachments. All, Pages 1–4 of the enclosed Hill’s Century Farm North attachment address the P&Z Commission’s recommended conditions of approval; pages 5–33, Addendum – Century Farm Project Design Styles, respond to staff’s encouragement for overall project design guidelines. We trust this information will be provided to the Mayor and City Council for review and consideration in advance of the st April 21 public hearing. Respectfully, Michael D. Wardle, Director of Planning BRIGHTON CORPORATION 2929 W. Navigator Dr., Suite 400, Meridian, ID 83642 Direct 208.287.0512 l Mobile 208-863.6150 mwardle@brightoncorp.com 1 April 9, 2020 To: Mayor Robert Simison Meridian City Council From: David Turnbull Re: Hill's Century Farm North (H-2019-0134) – Conditions of Approval I'm providing this condition -specific response for your consideration in advance of the Council's April 2I't hearing of the P&Z Commission's recommendation for approval of Hill's Century Farm North (HCF North)—a development by Brighton on behalf of Marti Hill. Staff recommended approval of the project to the Commission with specific items to be addressed prior to the Council hearing. Those items are detailed below, noting actions already taken plus "applicant requests " for deletion of several conditions for the reasons stated. HILL'S CENTURY FARM NORTH P&Z COMMISSION ACTION ITEMS "Prior to the City Council's [4/21/2020] Hearing" IX. CITY/AGENCY COMMENTS & CONDITIONS (Yellow highlights as taken directly from Staff Report conditions, pages 38-44) Item 1— Rezone New development provisions shall be added to the proposed amended Development Agreement (DA) provisions in Section VIIIA of this report as a provision of the Rezone. Prior to approval of the Rezone ordinance, an amended 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 amended DA shall be signed by the property owner and developer and returned to the Planning Division within six (6) months of the City Council granting the rezone. The amended DA shall incorporate the following provisions: Applicant Request: Deletion of the foregoing language. HCF North, in combination with the previously -approved HCF Commercial Subdivision (composite site plan, following page), is among the most diverse "mixed-use" projects of its size in the city, complying fully with the objectives of the MU -N land -use designation of the Comprehensive Plan's FLUM. The proposed requirement takes a single component of the project, in isolation, to require "some form of common, usable area... " without consideration of the overall project's varied land uses, including Hillsdale Park, on land provided by Marti Hill to the City, which lies literally at its center. We believe the project's extensive open space, diverse land uses, and public and private "spaces "—including the park/YMCA/school complex—address staff's concern. I HILLSDALE u F_Lu Ammon, r r LU 0 uj C LL r r r 19P_ Lu 9c r- r (-;f, r LU CY r- r Z Lu wN" r r r r>7 - r r r r r r C r r ?_ J, tJ6 020" *-- -Aesop* EAGLE ROAD F1 W—_ , -: � � 1. N 0� Lu - I - - �,. -1--, j .j 20 LU r. r r r �Q 0 V) vi LU L, LL 0 = fl0 CUZ LL HILLSDALE u F_Lu Ammon, r r LU 0 uj C LL r r r 19P_ Lu 9c r- r (-;f, r LU CY r- r Z Lu wN" r r r r>7 - r r r r r r C r r ?_ J, tJ6 020" *-- -Aesop* EAGLE ROAD F1 W—_ Item 2 — Conditional Use Permit (Storage Facility) (Submitted 4/2/20, less conditions 2.b & 3.c) 2. The site plan included in Section VIII.D, dated October 10, 2019, shall be revised as follows: a. The buffer area (and other areas as applicable) not visible from a public street or driveway behind the storage facility on the south side of the building shall be fenced off from public access to prevent incidences of crime in accord CPTED guidelines. (AGREE) Applicant Request: Delete Condition 2.b. The Pathways Map (excerpt below) mirrors the City's Adopted Pathways Master Plan showing pathways constructed/under construction in Hill's Century Farm. However, the Parks Department has requested multi -use pathways along Amity and Eagle Roads. Neither are components of that plan as On -Street or Proposed Pathway routes. In compliance with prior City and ACHD approvals, 5 -foot sidewalks have been constructed along both streets. Thus, with those agency -required and approved sidewalks in-place, deletion of this condition, along with related conditions 3.c, 10.a and 12 below, is appropriate. Legend Area of City Impact Future Roads Meridian Parks Schools Pathway Typology (Proposed) -- Alternative Route Existing Pathway Long -Term Route Micro Path On Street Route Proposed Pathway 3. The landscape plan included in Section VIII.D, dated October 10, 2019, shall be revised as follows: a. Depict additional evergreen and deciduous trees and shrubs within the 25' wide buffer along the southern boundary of the site to result in a barrier that allows trees to touch at maturity in accord with the standards listed in UDC 11 -3B -9C. (AGREE) b. To prevent incidences of crime in buffer areas that aren't isn't visible from a public street, Staff recommends the area is fenced off from public access in accord CPTED guidelines. (AGREE) ■ Applicant Request: Delete Condition 3.c for the reasons cited above. 3 d. Extend the 5' wide pathway at the north boundary through the 25' wide buffer into the commercial site. (AGREE) Item 3 — Preliminary Plat 10. The landscape plan included in Section VULF, dated October 24, 2019, shall be revised as follows prior to the City Council hearing: (Submitted 4/2/20, less condition 10.a) rRM"IME eseMrra�erastiss.rrrzrrrasr�!ee!ssMrSTMIMEMMOMa MOPMEMMM Applicant Request: Delete Condition 10.a for the reasons cited above. b. If the unimproved right-of-way is 10' or greater from the edge of pavement to the edge of sidewalk or property line, the developer shall maintain a 10' compacted shoulder meeting the construction standards of the transportation authority and landscape the remainder with lawn or other vegetative ground cover as set forth in UDC 11-313-7C.5. (AGREE) c. Solid fencing adjacent to common driveways is prohibited unless separated by a minimum 5' wide landscaped buffer per UDC 11 -6C -3D.5. If applicable, depict landscaping in accord with this standard. (AGREE) d. Fencing on the east side of Lot 107, Block 1, shall be revised to comply with the standards listed in UDC 11-3A-7A.7b. (AGREE) e. Include a detail for the open vision fence that complies with the standards listed in UDC 11 -3A -7A.7. (AGREE) Applicant Request: Delete Condition 12; related conditions 2.a, 3.c & 10.a. 13. The Applicant or Owner shall have one year to complete the tasks listed in UDC 11 -3F -3B for final approval of the private streets proposed within the development. No building permit, except for the Cadence community center, shall be issued for any structure using a private street for access to a public street until the private street has been approved. Applicant Request: Add red -highlighted language. Item 4 — Planned Unit Development (PUD) 25. An application for Alternative Compliance to the off-street parking standards listed in UDC Table 11-3C-6 for single-family dwellings shall be submitted to the Planning Division and approved by the Director prior to the City Council hearing. (Submitted electronically April 2, 2020 and by mailed hard copy on April 3, 2020) 4 ADDENDUM - CENTURY FARM PROJECT DESIGN STYLES COMMENTARY In its analysis of the project applications, staff expressed concern that the self -storage building elevations do not "blend" with the residential components of the project; and, on page 38 of the staff report, the elevations of that facility were specifically tagged as "Not Approved. " While there is harmony of design within the varied residential elements of the project—Cadence age -qualified, estate and conventional single-family, Veranda assisted living and independent living—HCF North's retail/professional office uses will be distinctly commercial in character, continuing the established institutional and commercial character of Hillsdale School, YMCA, St. Luke's health clinic, DR-approved/under construction dental clinic—and proposed self - storage facility. Although the existing and proposed commercial designs are distinctly non-residential, with the required landscape buffers and setbacks we believe they will "blend" with the overall Century Farm community as is virtually the case throughout the City of Meridian. REQUESTED ACTION On page 8 of the report, staff proposed an "In the alternative " solution: submittal of design guidelines for the overall development. Therefore, we are pleased to provide Century Farm Design Styles – Commercial & Residential, the 31 -page document which follows, showing existing and proposed commercial and residential designs. It illustrates how diversity of design can work together to form a sense of community, even when commercial buildings may not "blend with the residential building in color, materials or design. " We ask the Council to accept the document... • As responsive to staff's request for "design guidelines; " • As the guide for future HCF North CZC/Design Review approvals; and • To accept the design of the self-service storage facility, as proposed and depicted in the application and Century Farm Design Styles, as "approved "—subject only to CZC and Design Review. 5 CENTURY -FARM - Design Styles Commercial & Residential RETAIL/PROFESSIONAL HILL'S CENTURY FARM qr� 5l TORAGE OFFICE COMMERCIAL SUBDIVISION. CADENCE M' ACE Q WFIED *-1 m CONVENTUAL LOTS ESTATE LOTS INDEPENDENT LIVING L 11 A16 VERANDA ,`% SS 3L _j LLI%j LIVING � : HILL'S CENTURY FARM UBIYIVISION ` I iL '' r HILL'S CENTURY FARM NORTH Apri! 6, 2020 e CONCEPTUAL, SUBJECT TO CHANGE iiisdale ty Park 1> r� m CENTURY -FARM - Commercial Design • Facades. Articulated to provide visual integrity of the material. Wall planes are broken up using material joint lines, reveals and/or material banding. • Rooflines. Modulated to provide variation in height and show consistency through flat or low -sloped planes. • Entrances. Overhangs have been provided at the primary entrances. • Materials. Sustainable material selections are re resented d using masonry, cement panel siding, stucco metal anglazin . • Where masonry is used the material is designed to wrap the corners to convey an appearance of mass. • Accent material is used in conjunction with the main materials to break up the fagade planes and provide visual interest. • Colors. Subtle, neutral tones that are complimentary to other commercial buildings. 0 YMCA ©Hillsdale ©St. Luke's OlDental ©Storage N. Lek ITIS ROA ti 1 - �' -4 C mnj rc i a Ir _j mHillsdale �' ' City Park YM71 - ._ 11 sdal Ele ':- Ln ._ > m 5 - _ —Noll *Lr ' ' `1• A ��ti *6 ' k • � . � _ 1 � 5r �1 T �1 c � RY' F A R M 1 qr rim rw 5 1 4 3 Ift:T e A •,. 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