PZ - Narrative BRIGHTON
CORPORATION
September 30, 2021
Caleb Hood, Planning :Manager
City of Meridian Planning Department
Meridian City Hall
Subject. Unified Development Code Amendment-Residential Collector Street Setbacks
and(Landscape Buffers
Bear Mr. (hood,
BACKGROUND
[Note: This narrative specifically references Pinnacle(Apex)Subdivision in order to clarify and address UDC collector
street setbacks and landscape buffer requirements. However,the UDC amendments proposed herein would
be applicable to ALL development projects within"It"residential zoning districts.]
Occasionally, strict adherence to the Unified Development Code (UDC) results in unanticipated
constraints, particularly when traditional neighborhood elements are integrated into a conventional
development. Such is the case with Brighton's Pinnacle(Apex Subdivision)project. Specifically, for the
twenty-three (23) alley- and rear-loaded lots within the Apex Northwest community core which will
front on a residential collector street, S. Apex Avenue, in an R-15 zoning district (EXHIBIT A).
Typically, direct vehicular access to residential lots on collector streets is discouraged. However,
ACHD's Livable Street Desi-an Guide—Sections 2.10, Residential Collector, and 2.11, Residential
Collector for Traditional Neighborhoods as depicted in EXHIBITS B-1 & -2—has a template for both
front- and rear-lot vehicular access. In each case, pedestrian buffers are required and on-street parking
is allowed, if not encouraged.
Pinnacle's residential collector street design(EXHIBIT C), as approved by ACHD,provides both:
• A pedestrian buffer of a 5-foot detached sidewalk separated from the street by an 8-foot planter
strip.
• On-street parking bays separated from two, 11-foot travel lanes by 5-foot bicycle lanes.
UDC Setback Standards
The City's UDC Dimensional Standards Tables for residential zoning districts, R-2 through R-40,
require collector street setbacks of 25 feet for lots with front-loaded garages. The R-4 and R-8 zoning
districts also specify a 25-foot street setback for "living area and/or side loaded garage. " That
dimensional requirement is reduced to 20 feet "to living area"in R-15 and R-40 zones. By contrast,
the TN-R(Traditional Neighborhood Residential)zoning district's front setback minimum is 8 feet for
alley-accessed"properties—without reference to street classification.
2929 W Navigator Dr., Suite 400, Meridian, ID 83642 1 www.BrightcnCorp.com 1 208.378.4000 1 Fax: 208.377.8962
While TN-R zoning standards conform more closely with Pinnacle's Apex Avenue streetscape intent,
the approved R-15 zoning district was deemed to be appropriate for the project's overall development
pattern rather than an isolated, one-block-long,4-acre area of TN-R zoning.
UDC Landscape Buffers
Landscape buffers, measured from the back of curb when sidewalks are detached, are required along
collector streets-25 feet in R-2 and 20 feet in the R-4 through R-40 zoning districts. UDC Section
11-3B-7C.2a requires residential buffers to be located within a common lot.That requirement does not
distinguish between streetscapes, even for traditional neighborhoods with alley- or rear-loaded lots
fronting the street.
The required collector street landscape buffers,depicted by the approved landscape plan(EXHIBIT D),
will be within 20-foot easements. Planting materials will be installed by the homebuilder and will be
maintained by the individual home owners—a requirement of the project CC&R's.
PROPOSED UDC AMENDMENTS
Collector Street Setback Reduction
Modification of Dimensional Standards Table Note 1 in each of the Residential Zoning Districts R-2,
R-4, R-8, R-15 and R-40, as noted by yellow highlight in EXHIBITS E-1 - E-5 will allow reduced
setbacks for alley- or rear-loaded lots, if the required 20-foot collector landscape easement is provided
and the dwelling's front setback is not less than 10 feet from back of sidewalk.
Landscape Buffers Along Streets
UDC Section 11-3B-7C.2a requires "all residential subdivision street buffers"to be in a common lot
maintained by an HOA. That is a problem for alley- or rear-loaded lots—regardless of zoning district
or street classification. Thus, amendment of Section 11-313-7C.2a, OR striking that section and
amending Section 11-3B-7C.2b, is proposed by yellow highlight in EXHIBIT E-6.
For clarity,the "or"option—a staff recommendation—is the preferred solution.
CONCLUDING STATEMENT
We appreciate staff s review,discussion and assistance in this UDC amendment process. Please let me
know if you have questions or require additional information.
For Brighton Development,
Michael D. Wardie
Director of Planning
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EXHIBIT C
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TYPICAL SETBACK CONFIGURATION FOR
ALLEY- OR REAR-LOADED LOTS
FRONTING COLLECTOR STREETS
WITH ON-STREET PARKING
------____ -_- ___- -_-- EXHIBIT D
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EXHIBIT E-1
PROPOSED AMENDMENT: 11-2A-4. — Low-density residential district (R-2)
Dimensional standards for development in the R-2 residential district shall be as follows:
TABLE 11-2A-4—DIMENSIONAL STANDARDS FOR THE R-2 DISTRICT
R-2 Standard Requirement
Minimum property size/dwelling unit (in square feet) 12,000
Minimum street frontage (in feet) 80
Rear setback(in feet) 15
Interior side setback(in feet) 7.5/story
Street setback 1 (in feet):
Local 20
Collector 25
Street landscape buffer 2(in feet):
Collector 20
Arterial 25
Entryway corridor 35
Interstate 50
Maximum building height (in feet) 35
Minimum living area (in square feet) 1,500
Minimum ground floor area for multi-story units(in square feet) 800
Notes: 1. Measured from back of sidewalk or property line where there is no adjacent sidewalk. A
reduction of the street setback shall be granted for dwellings that front on a collector street with
on-street parking and garage access from an alley, common drive or local street, if the required
twenty-foot(20') landscape buffer easement from back of curb is provided and the dwelling
setback is not less than ten feet(101 from the back of sidewalk.
2.A reduction to the width of the buffer may be requested as set forth in subsection 11-3B-7C.1.c of this
title.
EXHIBIT E-2
PROPOSED AMENDMENT: 11-2A-5. — Medium low-density residential district (R-4)
Dimensional standards for development in the R-4 residential district shall be as follows:
TABLE 11-2A-5—DIMENSIONAL STANDARDS FOR THE R-4 DISTRICT
R-4 Standard Requirement
Minimum property size/dwelling unit(in square feet) 8,000
Minimum street frontage(in feet) 60
Rear setback(in feet) 15
Interior side setback(in feet) 5
Street setback Ito front loaded garage(in feet):
Local 20
Collector 25
Street setback 1 to living area and/or side loaded garage(in feet):
Local -- 15 —
Collector 25
Street landscape buffer 2(in feet):
Collector 20
Arterial 25
Entryway corridor 35
Interstate 50
Maximum building height(in feet) 35
Minimum living area (in square feet):
Detached 1,400
Attached 800
Minimum ground floor area for multi-story units(in square feet) 800
Notes: 1. Measured from back of sidewalk or property line where there is no adjacent sidewalk. A
reduction of the street setback shall be granted for dwellings that front on a collector street with
on-street parking and garage access from an alley, common drive or local street, if the required
twenty-foot(20') landscape buffer easement from back of curb is provided and the dwelling
setback is not less than ten feet(101 from the back of sidewalk.
2.A reduction to the width of the buffer may be requested as set forth in subsection 11-3B-7C.1.c of this title.
EXHIBIT E-3
PROPOSED AMENDMENT: 11-2A-6. — Medium-density residential district (R-8)
Dimensional standards for development in the R-8 Residential District shall be as follows:
TABLE 11-2A-6—DIMENSIONAL STANDARDS FOR THE R-8 DISTRICT
R-8 Standard Requirement
I
Minimum property size/dwelling unit(in square feet) 4,000
Minimum street frontage(in feet) 40
i
With alley loaded garage,side entry garage,or private mew lots 32
Street setback'to garage(in feet):
Local —_---� v20
Collector — — -- F 25
Alley ---_� 5
i
Street setback 1 to living area and/or side loaded garage(in feet):
Local i 10
Collector 25
Alley 5
Interior side setback(in feet) 5
Rear setback(in feet) — 12
Street landscape buffer 2(in feet):
Collector 720
Arterial -�--25
Entryway corridor ; 35 j
Interstate 50
Maximum building height(in feet) i 35
Notes: 1. Measured from back of sidewalk or property line where there is no adjacent sidewalk. A
reduction of the street setback shall be granted for dwellings that front on a collector street with
on-street parking and garage access from an alley, common drive or local street, if the required
twenty-foot(20') landscape buffer easement from back of curb is provided and the dwelling
setback is not less than ten feet (10')from the back of sidewalk.
2.A reduction to the width of the buffer may be requested as set forth in subsection 11-3B-7C.1.c of this
title.
EXHIBIT E-4
PROPOSED AMENDMENT: 11-2A-7. — Medium high-density residential district (R-15)
Dimensional standards for development in the R-15 Residential District shall be as follows:
TABLE 11-2A-7—DIMENSIONAL STANDARDS FOR THE R-15 DISTRICT
R-15 Standard Requirement
Minimum property size/dwelling unit (in square feet) 2,000
Minimum street frontage (in feet) 0
Street setback 'to garage (in feet): I
7
I
Local 120
Collector 25 �
Alley 5
Street setback to living area (in feet): i
Local 10
Collector 20
Alley 5
Interior side setback (in feet) 3
Rear setback(in feet) 12
Street landscape buffer 2(in feet):
Collector 20
Arterial 25
Entryway corridor 35
Interstate 50
Maximum building height (in feet) 40
Notes: 1. Measured from back of sidewalk or property line where there is no adjacent sidewalk. A
reduction of the street setback shall be granted for dwellings that front on a collector street with
on-street parking and garage access from an alley, common drive or local street, if the required
twenty-foot (20') landscape buffer easement from back of curb is provided and the dwelling
setback is not less than ten feet(101 from the back of sidewalk.
2.A reduction to the width of the buffer may be requested as set forth in subsection 11-313-7C.1.c of this
title.
EXHIBIT E-5
PROPOSED AMENDMENT: 11-2A-8. — High-density residential district (R-40).
Dimensional standards for development in the R-40 residential district shall be as follows:
TABLE 11-2A-8-DIMENSIONAL STANDARDS FOR THE R-40 DISTRICT
R-40 Standard Requirement
Minimum property size/dwelling unit (in square feet) 1,000
i
Minimum street frontage (in feet) 0
Rear setback (in feet) 12
Interior side setback(in feet) -j 3 —
Street setback to garage (in feet):
Local 120
Collector 25
Al ley —J�5-----
Street setback 1 to living area (in feet):
Local 10
Collector 20
Alley 15
Street landscape buffer Z(in feet): i
Collector 20 -�
Arterial 25
Entryway corridor 35 _
Interstate 50
Maximum building height (in feet) 60
Notes: 1. Measured from back of sidewalk or property line where there is no adjacent sidewalk. A
reduction of the street setback shall be granted for dwellings that front on a collector street with
on-street parking and garage access from an alley, common drive or local street if the required
twenty-foot(20') landscape buffer easement from back of curb is provided and the dwelling
setback is not less than ten feet(10')from the back of sidewalk.
2.A reduction to the width of the buffer may be requested as set forth in subsection 11-3B-7C.1.c of this
title.
EXHIBIT E-6
RELATED LANDSCAPE BUFFER AMENDMENT
• Modify UDC Section 11-3113-7C.2a:
2a. "All residential subdivision street buffers located at the rear lot line of abutting lots shall be on a
common lot, maintained by a homeowners' association."
- - - - - OR - - - - -
• Strike 2a entirely and modify Section 11-3113-7C.2b, as follows:
2:6a. "AII street landscape buffers shall be on a
common lot or on a permanent dedicated buffer easement, maintained by the property owner
or business owner's association."