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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 2 f i s = e Ao saw HAZE t • am r�rr ..Brie r .ter,.. ��.' 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I I I 1 i I I I I I I I 1 I I I I 1 I I I I 1 I 1 IL---JI I L JI I 1 1 1 1 SIDE HTf�-CY A SIE 1 Z 1 w I I a 1 1 J I I TYPI',AL BUIL,l\ {; I ENVEU.)PE -� I 1 1 1 1 I I 1 1 1 1 I 1 1 1 1 II 1)i'EHT� -------�- ------ 1 ------ LICE --- - -- -------------- 1 Lj SIDEA'ALK: v w s a, !'LANTER STR :o RARKINC LANE - CURE FIKE LANE TRAVEL L4NE --—-—-—-—-—-—-—-—- ------------------ TYPICAL SETBACK CONFIGURATION FOR ALLEY- OR REAR-LOADED LOTS FRONTING COLLECTOR STREETS WITH ON-STREET PARKING ------____ -_- ___- -_-- EXHIBIT D -- --� i E.CRESCENDO S � f J —/ �• ,` / C) LLJ r� Y W a C.6 -� a J axW BLOCK 6 u BLOCK 5 a BLOCK 4 -- — B 70 O 107 E- I T 0� � ` •, o COLLECTOR --- ■ LANDSCAPE ■ 10 • 10 10 BUFFER ■ '�. ■ MEASURED ■ FROM ■ BACK OF ■ 11 CURB ■ iLl ■ ZO' COLLECTOR STREET . .. ■ COLLECTOR ` ■ 1�/ L"DSCAPE frfrmL'. ■ LANDSCAPEei BUFFER 1, SENEWS � ' � ■ MEASURED ■ FROM I -- { s ■ 13 13 BACK OF + CURB j % ��'/�� :��• ��' l /'�i�, E. PHENOMENALST. y s 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."