CC - Staff Report for 5-3 STAFF REPORT E COMMUNITY
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COMMUNITY DEVELOPMENT DEPARTMENT .►A H O
HEARING 5/3/2022 Legend 0
DATE:
Project Location �,��
TO: Mayor&City Council R-21 f'�
R-4
FROM: Joseph Dodson,Associate Planner R-8
208-884-5533 IuMiEl
SUBJECT: H-2022-0017 R-15
Lavender Heights MDA R.-15
C-C R
LOCATION: Site is located at 2160 E. Lake Hazel -15 RUT
Road,at the northeast corner of E. Lake R4 R=2
Hazel Road and S. Bloomerang Avenue,
in the SE 1/4 of the SW 1/4 of Section UT R-4 R-8
R
32,Township 3N,Range 1E. R-8
OWL
I RUT
I. PROJECT DESCRIPTION
Request to modify the existing Development Agreement of the Lavender Heights Subdivision(Inst. #
2020-106343) for the purpose of updating the concept plan and relevant provisions associated with
the development of phase 4.
II. APPLICANT INFORMATION
A. Applicant:
Mary Wall,Breckon Land Design—PO Box 44465, Boise, ID 83711
B. Owner:
Taylor Merrill, LH Development, LLC—PO Box 344,Meridian,ID 83646
C. Representative:
Same as Applicant
III. NOTICING
City Council
Posting Date
Legal notice published in
newspaper
4/17/2022
Radius notice mailed to
properties within 500 feet 4/18/2022
Page 1
Public hearing notice sign posted 4/13/2022
NextDoor Posting 4/18/2022
IV. STAFF ANALYSIS
History
In 2020,the property received annexation and subdivision approval to develop a mixed-use
residential development in four(4)phases known as Lavender Heights(H-2020-0009). The first three
phases of development depicted detached single family and the fourth phase depicted a basic concept
for a multi-family project. The subject modification is specific to phase 4 and the multi-family
portion of the development located along the E. Lake Hazel Road frontage. Since the approvals in
2020,the project has received final plat approval for the entire development but no conditional use
permit has not been proposed for the approved multi-family lot.
Development Agreement Modification
The approved Development Agreement(DA) (Inst. #2020-106343) does not include a provision that
ties the DA to the submitted multi-family concept plan but does include specific provisions for the
subject property(Exhibit VI.A below). The existing multi-family concept plan depicts a drive aisle
along the northern property boundary adjacent to the Farr Lateral with multiple apartment buildings
along the southern boundary adjacent to Lake Hazel. The Applicant is proposing a new concept plan
for the subject R-40 property that does not comport with the proposed multi-family use nor the
minimum number of units outlined in the DA.
The new concept plan(Exhibit VI.B below) depicts a townhome development and a private
street/drive aisle instead of a traditional garden style apartment complex. Further,the submitted
concept plan contemplates 30 residential units instead of the anticipated minimum of 36 units
outlined in DA provision 5.1 e. For the overall Lavender Heights development, a loss of six(6)units
does not affect its overall density in any measurable way but this area of the plat was intended to be
the densest area of the development as it is along Lake Hazel and Staff anticipated higher density
along this planned mobility corridor and because it is across from Discovery Park. According to the
Applicant's narrative,the owner has not yet decided if the property will still be a multi-family project
or be subdivided to allow the sale of each unit or groups of units. If the development is a multi-family
or townhome project, a future conditional use permit(CUP) is required in the R-40 district. If the
units are to be sold off individually or in groups, it also requires the applicant to further subdivide the
property.
In summary, Staff supports either option as they would contribute to the housing diversity offered
within this development and the surrounding area. Based on the process outlined above, Staff will
ensure the future multi-family or townhome development complies with the most current UDC
standards in effect at the time of application submittal.
V. DECISION
A. Staff:
Staff recommends approval of the proposed MDA per the modified provisions in Section VLC.
Page 2
VI. EXHIBITS
A. Existing Conceptual DevelopmentPlan(not specifically tied to the DA)
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Page 3
B. Proposed Conceptual Development Plan—
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Page 4
C. Proposed Revisions to the existing Development Agreement Provisions
1. Future development of this site shall be generally consistent with the preliminary plat,
landscape plan,undated phase 4 concept plan, and conceptual building elevations for- he
single fafnily dwellings included in Section VII and the provisions contained herein.
2. The 10-foot multi-use pathway shall be constructed with Phase 1 of the development, except
for that area located in the proposed future multi-family or Townhome development along the
southern edge of the Farr Lateral, shown as Phase 4.
3. The required secondary access via extension of E. Brace Dr. shall be constructed with Phase
1 of the development.
4. Direct lot access to Lake Hazel Road shall be prohibited.
5. No more than 54 and no less than 3-6 30 units shall be allowed on the R-40 zoned property.
Detailed Conditional Use Permit approval is required prior to any development on the R-40
zoned area if a multi-family project is proposed consistent with the approved phase 4 concept
plan—if a townhome development is proposed in this area,plat approval is required prior to
any development in the R-40 area.
6. With the sale of all future homes in the Lavender Heights Subdivision, all sales information
shall have language regarding the future multi-family or Townhome project that will be a part
of this development.
7. Per City Council waiver,the Farr Lateral waterway shall remain open in accord with the
standards in UDC 11-3A-6.
8. The required street frontage improvements (sidewalk and landscaping)along E. Lake Hazel
Road shall be constructed with Phase 1 of the development.
Page 5