PZ - Staff Report 11-18 STAFF REPORT E COMMUNITY
N --
COMMUNITY DEVELOPMENT DEPARTMENT
HEARING 11/18/2021
DATE: '
16 44 55
0
TO: Planning&Zoning Commission 26
FROM: Bill Parsons, Current Planning
Supervisor
208-884-5533
SUBJECT: ZOA-2021-0003 —
2021 UDC Text Amendment— Legend �.
Collector Street Setbacks in Residential .AOCI
Districts and Landscape Buffer along
Streets County — 69
Line
LOCATION: City wide Future
Road
I. PROJECT DESCRIPTION
Request to amend the text of the City's Unified Development Code(UDC)pertaining to the
Dimensional Standards for the Residential Districts in Chapter 2 and Landscape Buffer along Streets
Standards in Chapter 3.
II. APPLICANT INFORMATION
A. Applicant:
Brighton Development Inc.
2929 W.Navigator, Suite 400
Meridian,ID 83642
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III. NOTICING
Planning& Zoning City Council
Posting Date Posting Date
Notification published in
newspaper
11/2/2021
Public Service Announcement 10/28/2021
Nextdoor posting 10/28/2021
IV. COMPREHENSIVE PLAN ANALYSIS (Comprehensive Plan)
A. Comprehensive Plan Text(https:llwww.meridianciU.or/p lan):
3.01.01B -Update the Comprehensive Plan and Unified Development Code as needed to
accommodate the community's needs and growth trends.
Over the last year, the City has seen an increase in the number of residential units that have collector
street frontage. Typically, homes are designed with the rear yards oriented towards a 20 foot wide
common lot. There has been an increase with the front doors of the homes oriented towards the
collector street with on-street parking and alley access. City code conflicts with this traditional
neighborhood design making it impractical to do given the parameters of the setback and landscape
buffer requirements. Therefore, the applicant has consulted with City staff to propose the UDC text
amendment to allow more of this type of development throughout the City.
V. UNIFIED DEVELOPMENT CODE ANALYSIS (UDC)
As noted by the applicant, strict adherence to the Unified Development Code(UDC)can result in
unanticipated constraints,particularly when traditional neighborhood elements are integrated into a
conventional development. Typically, direct vehicular access to residential lots on collector streets is
discouraged and prohibited by code. However,ACHD does have livable street designs for residential
collectors and residential collectors for traditional neighborhoods. The template depicts both front
and rear lot vehicular access,pedestrian buffers and on-street parking.
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." This
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 a reference to street classification.
UDC Landscape Buffers
A 20-foot wide street landscape buffer is required along all collector streets which include a 5-foot
wide detached sidewalk; measured from the back of curb in the R-2 through R-40 zoning districts.
Further,UDC I I-3B-7C.2a requires residential buffers to be located within a common lot. With the
inclusion of the common lot,ACHD no longer recognizes the lot as having the required street
frontage and requires a minor local street to be constructed in lieu of a public alley. To achieve what
is being proposed with the subject UDC text amendment, an applicant would need to seek alternative
compliance approval to either reduce the buffer or place the landscape buffer in an easement rather
than a common lot.
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The purpose of the common lot is to establish the maintenance of the landscape buffer by a
homeowner's association. The applicant has indicated if the landscape buffer is depicted as an
easement as proposed,planting materials will be installed by the homebuilder and will be maintained
by the individual home owners as required in the recorded CC&R's.
PROPOSED UDC AMENDMENTS
Collector Street Setback Reduction
Modification of Dimensional Standards Table Note I in each of the Residential Zoning Districts R-
2,R-4,R-8,R-15 and R-40 will allow reduced setbacks for alley or rear-loaded lots,if the required
20-foot collector landscape easement is provided and the dwelling's street setback is not less than 10
feet from back of sidewalk.
Landscape Buffers Along Streets
As noted above,UDC Section 11-3B-7C.2a requires "all residential subdivision street buffers"to be
in a common lot maintained by a HOA. This is a problem for alley or rear-loaded lots regardless of
zoning district or street classification. Thus, amendment of Section 11-3B-7C.2a, OR striking that
section and mending Section 11-3B-7C.2b. Staff recommends that both sections be amended as
stated below so it is clear when a common lot is or isn't required.
For illustrative purposes the applicant has provided an exhibit the demonstrates how the proposed
code changes would be implemented.As shown,the graphic depicts an 8-foot wide parkway, 5-foot
wide detached sidewalk and a I0-foot building setback, measured from the back of sidewalk. The
proposed text change establishes a minimum setback(23') and specifies parameters in order for a
project to take advantage of the reduced street setback.
In summary, staff believes the proposed changes removes ambiguity from the code,aligns with
ACHD livable street design guides and eliminates the additional need to process alternative
compliance to allow for an alternate design.
VI. DECISION
A. Staff:
Staff recommends approval of the proposed text amendment to the UDC based on the analysis provided
in Section V, modifications presented in Exhibits below and the Findings of Fact and Conclusions of
Law in Section VIII.
B. Commission:
Enter Summary of Commission Decision.
C. City Council:
Enter Summary of City Council Decision.
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VII. EXHIBITS
CITY OF MERIDIAN UNIFIED DEVELOPMENT CODE AMENDMENT
STREETS ETBACK FOR RESIDENTIAL UNITS ABUTTING COLLECTOR STREETS
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 siaefdwelling unit(in squan=feet} 12PM
Minimum street frontage(in feet) 80
Rear setha&(in feet) 15
Interiorside setback(in feet) 7.5fstaffy
Street setback 1(in feet):
Local 20
Collector 25
Street landscape buffer (in feet):
Collector 20
Anwial 25
Entryway corridffr 35
I nters#ate 50
Maximum building height(n feet) 35
Minimum living area(in squarELfeet) 1,500
M ini m u m ground floor area far multi-sorry units(in square feet) 80D
Notes: 1_Measured from back of sidewalk or property line where there is no adjacent sidewalk.A
reduction of the street setback shall be 0ranted for homes that front on a collecto r street with
on street park ing and garage access from an alley,common drive or local street,if the req uired
twenty400t(20')landscape buffer easement from back of curb is provided and the dwelling
setback is not less than ten feet(17)from the back of sidewalk.
2.A reduction to the width of the buffer may be requester as set forth in subsection 11-36 7.C_1.c of this
title.
1
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dimensional standards for development in the RA residential district shall be as follows:
TABLE 11-2A-45—DIMENSIONAL STANDARDS FORTf-IE RA DISTRICT
R-4 Standard Requirement
Minimum propertysiWdwellingunit jin square feet) spw
Minimum street frontage(in feet) 60
Rear setback(in feet) 15
Interior side sethadc(in feet) 5
Street setback 1 to front loaded garage[in feet):
Local 20
Collector 25
Street setback'to Wmg area and/or side loaded garage(in feet]:
Local 15
Collemr 25
street landscape buffer 2(in feet♦:
Collector 20
Arterial 25
Entryway corridor 35
Interstate 50
Maximum building height(in feet) 35
Minimum tiring area[in squarefeetE:
Detached 1AM
Attached 900
M inimum grc nd floor area for multi-s4ary units(in square feet) 000 I
Noes: 1.Measured from back of sidewa Ik or property line where there is no adjacent sidewal L.A
reduction of the street se-tbaok shall be granted for hames that front on a collecwrstreet Wth
an street park inq and paraiae access from an alley,camman drive or lc-al street,if the requ ired
twentyfioot(20')landscape buffer easement from back of curb is provided and the dwell ing
setback is not less than Len feet(10')from the hack of sidewalk-
s.A reduction to the width of the buffer may be requested as set forth in subsection 11B-7.C.1.c of this tide-
2
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PROPOSED AMENDMENT: 11-2A-6.—Medium-density residential district(R-8)
dimensional standards for development in the R�13 Residential District shall be as follows:
TABLE 11-24�—DIME NSIONAL STAN DARES FORTH E R-B DISTRICT
R-6=rkdard Requirement
minimum property size/dwel ling unit(in square feet) dpw
Minimum street frontage(in feet) 40
with alley loaded garage,side ent,ygarage,or private rnew Iota 32
Street setback'to ga rage;in feet):
Local 20
Collector 25
Alley 5
street setback 1 to living area andforside loaded garage(in feet):
Local 10
Collector 25
Alley 5
1 nterior side setback(n feet) 5
Rear setback(in feet) 12
Street landscape buffer'{n feet):
Collector 20
Arterial 25
Entryway rorrid6r 35
Interstate 50
Maximum building height*feet) 35
Notes: 1-Measured from back of sidewalk or property line where there is no adjacent sidewal k.A
reduction of the street setback shall be granted far hannes thatfront on a colledmrstreet with
on street parking and garage access from an alley,carman drive or local street,if the required
twenty-foot{20')land mape 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 neduation to-the w,dtn of the buffer may be requestec as set forth in subseition 1 1-3B-7.C-1.c of this
lisle.
3
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PROPOSED AMENDMENT: 11-2A-T.—Medium high-density residential distric•t(R-761
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 sae dwelling unit din square feet) 2,D00
Minimum street frontage{in feet) 0
Street setback itv garage(n feet):
Local 20
Collector 25
Alley 5
Street setback t to living area(in feet):
Local 10
Collector 20
Alley 5
Interior sidle setback(in feet) 3
Rear setback(in feet 12
Street landscape buffer}(n feet):
Collector 20
Arterial 25
Entryway corridor 35
Interstate Sd
Maximum building height(n fL-et) 40
No"e5: '. Measured from back of sidewalk or property line where there is no adjacent sidewalk.A
reduction of the street setback shall be jlranted for harnes thatfront on a collectorstreet with
an street parking and garage access from an alley,ccrnman drive or local street,if the required
twentyfv3t(20')landscape buffer easement from back of curb is pravfded and the dwelling
setback is not less than ten feet(10')frarn the back of sidewalk-
s.A%ew coon to-the width of the buffer may he requestec as set forth n sabsec G&n 11-3B-7.C-1.c of this
title.
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PROPOSED AMENDMENT: 11-2A-8,—High-density residential district JR-40],
Dimensional standards for development in the R-40 residential district shall be as follows:
7A0LE 11-2A-8—DIMENSIONAL STANDARDS FOR THE R-40 DISTRICT
R44Standard Requirement
Minimum property sae{dwelling unit lin square feet) 1,Odd
Minimum street f untage{in feet] a
Rear sethark(in feet) 12
Interiiorside seibark{in feet] 3
Street setback to garage(in feet):
Local 20
C,Dlle€tor 25
Alley 5
Street setback i to living area(in feet):
Local 1�
Colle€ter 2�
Alley 5
Street landsciape buffer 2(n feet):
GnlIe€tor 20
Arterial 25
Entryway cmrridor 35
Interstate 50
Maximum building height(in feet) 160
Notes: 1. Measured from back of sidewalk or property line where there is no adjacent sidewalk.A
reduction of the street setback shall be i1ranted for homes thatfront on a collectorstreet with
on street parking and jara%e access from an alley,common drive or local street,ifthe required
twentyfoot(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-
s.A reduction to-the width of the buffer may be requested as set forth in 5thsection 11.3B-7.C-1.c of this
title.
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Modify UDC Section 11-3B-7C.2a:
2a_ 'All residential subdheision street buffers located at the rear lot I ine of abutting lots shall be on a
common Iot,maintained by a homeowners'association_"
OR
+ Strike 2a entirely wid modify Sec.tio�n 11-3B-7C.2b, as follows:
2b. "Al street landscap-e buffers sha I be on a
common lot or an a permanent aedicated t.uf er easement,maintained by the property owner
or business owner's assoriation.'
6
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OFF-STREU PROPERTY
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------------------' ----------------
TYPIAL SETBACK CONFIGURATION FOR
ALLEY-OR REAR-LOADED LOTS
FRONTING,COLLECTOR STREETS
WITH ON-STREET PARKING 7
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VIII. FINDINGS
1. UNIFIED DEVELOPMENT CODE TEXT AMENDMENTS: (UDC 11-5B-3E)
Upon recommendation from the Commission, the Council shall make a full investigation
and shall, at the public hearing, review the application. In order to grant a text amendment
to the Unified Development Code,the Council shall make the following findings:
A.The text amendment complies with the applicable provisions of the comprehensive plan;
Staff finds that the proposed UDC text amendment complies with the applicable provisions of
the Comprehensive Plan. Please see Comprehensive Plan Policies and Goals, Section IV, of
the Staff Report for more information.
B. The text amendment shall not be materially detrimental to the public health, safety, and
welfare; and
Staff finds that the proposed zoning ordinance amendment will not be detrimental to the
public health,safety or welfare if the changes to the text of the UDC are approved as submitted.
It is the intent of the text amendment to further the health, safety and welfare of the public.
C. The text amendment shall not result in an adverse impact upon the delivery of services
by any political subdivision providing public services within the City including, but not
limited to,school districts.
Staff finds that the proposed zoning ordinance amendment does not propose any
significant changes to how public utilities and services are provided to
developments. All City departments,public agencies and service providers that
currently review applications will continue to do so. Please refer to any written or
oral testimony provided by any public service provider(s)when making this finding.
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