Staff ReportSTAFF REPORT Hearing Date: August 5, 2010
TO: Planning & Zoning Commission E IDIAN~-
FROM: Bill Parsons, Associate City Planner I D A H O
208-884-5533
SUBJECT: CPAT-10-002 -Residential Guidelines Comprehensive Text Amendment
I. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST
The City of Meridian Planning Department has applied for a Comprehensive Plan Text Amendment
(CPAT) to amend the residential design guidelines contained in Section E of the Meridian Design
Manual. The purpose of the CPAT is to address clerical errors, remove redundant guidelines already
expressed in the document, clarify the use of vinyl siding as an appropriate building material and add
new language to address the treatment of residential facades in relation to adjacent roadways.
Staff believes the proposed CPA text amendment reduces ambiguities in the manual and clearly
establishes design principles and elements for use in future residential building designs adjacent to
roadways and public spaces. See section VII for the specific proposed changes to the design manual.
II. SUMMARY RECOMMENDATION
Staff recommends approval of the proposed text amendment to the Meridian Design Manual based on
the analysis provided below and the Findings of Fact and Conclusions of Law listed in Exhibit A.
III. PROPOSED MOTION
Approval
After considering all staff, applicant and public testimony, I move to recommend approval to the City
Council of File Number CPAT-10-002 as presented in the staff report for the hearing date of August
5, 2010 with the following modifications: (add any proposed modifications.)
Denial
After considering all staff, applicant and public testimony, I move to recommend denial to the City
Council of File Number CPAT-10-002 as presented during the hearing on August 5, 2010 for the
following reasons: (You should state specific reasons for denial.)
Continuance
After considering all staff, applicant and public testimony, I move to continue File Number CPAT-
10-002, to (insert specific hearing date), and direct staff to make the following changes: (insert
comments here.)
IV. APPLICATION FACTS
A. Site Address/Location: City wide.
B. Applicant:
City of Meridian Planning Department
33 E. Broadway Avenue, Ste. 210
Meridian, Idaho 83642
C. Applicant's Statement/Justification: See application file for more information.
V. PROCESS FACTS
A. The subject application is for a Comprehensive Plan Text Amendment. Based on the provisions
of the Meridian City Code Title 11 Chapter 5, a public hearing is required before the Planning &
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Zoning Commission and City Council on this matter.
B. Newspaper notifications published on: July 19, 2010 and August 2, 2010
C. A public service announcement was broadcast faxed on July 16, 2010 regarding this application.
VI. COMPREHENSIVE PLAN POLICIES AND GOALS
The Comprehensive Plan contains goals and objectives that encourage and promote well designed
communities. The Meridian Design Manual was included as an addendum to the Comprehensive Plan
to further the goals and policies contained in the plan. By continuing to upgrade the communities
design standards for building architecture, it provides opportunities for land to development in a
compatible and attractive manner. The specific objectives and actions that support the proposed
amendment is listed below:
"Goal V, Obj. B, #1 - Establish/enact a design review ordinance. The changes proposed with
the subject application will not impact the design review process outlined in the UDC. With
the exception of single family homes, all other residential structures require design review.
However single family detached homes are encouraged to comply with the residential design
guidelines in the design manual. The proposed text change will establish the appropriate
context for designing residences adjacent to roadways and public spaces.
• Page 117 - A. Implementation Tools, Annual Plan review. The comprehensive plan should
be continually reviewed and updated. The Meridian Design Manual was incorporated as an
addendum to the Comprehensive Plan. Staff continually assesses the manual to look for
improvements and ways to reduce ambiguities.
Although, the manual has always referenced uniformed architecture adjacent to public
spaces and roadways, staff believes the subject application better deftnes the City's
expectations for residential developments. The proposed amendment further refines the
principles for future residential building designs adjacent to roadways and public spaces.
Staff finds that the intended purpose of the subject CPAT application is harmonious with and in
accord with the applicable objective of the Comprehensive Plan.
VII. UNIFIED DEVELOPMENT CODE
The Planning Staff continues to clarify vague language and track ambiguities in the Meridian Design
Manual. After reviewing section E of the design manual, there is vague and redundant language Staff
is proposing to remove and modify. The subject application proposes changes to the text of the
Meridian Design Manual contained in Section E. Residential Design Guidelines. The purpose of the
CPAT is to address:
• clerical errors,
• remove redundant guidelines already expressed in the document,
• clarify the use of vinyl siding as an appropriate building material and
• add new language to address the treatment of residential facades in relation to adjacent
roadways.
The third and fourth bullet points mentioned above encompass most of the text changes proposed
with the subject application. Since the inception of the Meridian Design Manual, the Planning
Department has received criticism for only allowing vinyl siding as an accent material. Currently the
design manual encourages vinyl siding as an accent material thus, language is proposed that addresses
the use of vinyl siding as an appropriate building material if it creates visual interest in the design by
using a mix of material patterns, colors and accented corner posts. The Meridian Design Manual
already encourages a mix of material to contribute to a cohesive building design. Staff is of the
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opinion that vinyl siding can enhance the architectural character of a building similar to wood, stucco
and masonry products.
To address industry concerns, Staff has taken a proactive approach and informed the Vinyl Siding
Institute of the proposed changes. Staff has had continuing dialogue with the Vinyl Siding Institute to
ensure guidelines proposed address the industry's concerns. To staffls knowledge there is no
opposition to the proposed changes.
The fourth bullet point also addresses the design context (design principles and architectural
elements) for residential structures with an emphasis on the perimeter of subdivisions where the rear
and side facades are viewed from the adjoining roadways. Typically, the design emphasis has been
placed on the street facing facades with little attention to the design of the rear and side facades. The
purpose of design review was to address this issue and enhance the architectural design of buildings.
The design manual will now further emphasize the architectural elements and detailing to use on all
appropriate facades. This will include the following:
• fenestration patterns,
• awnings, balconies, entries, porches,
• materials, decorative or ornamental detailing,
• exposed trusses, roof brackets, window trim, arches and cornices to articulate facades.
Staff believes the proposed changes further clarify the design manual's intent for cohesive building
design on all facades.
The Planning Department is proposing to amend the Meridian Design Manual, Section E: Design
Guidelines for Residential Developments as follows:
(Note: The proposed text changes are highlighted in a strike-out and underline format below.)
Residential Developments
Introduction:
The quality and character of Meridian and its neighborhoods is directly linked to the overall quality of
the built environment. The guidelines in this section describe and illustrate important physical and
visual characteristics that enable residential developments to create attractive and livable
neighborhoods throughout Meridian.
Use these guidelines and the appropriate Design Manual sections that correspond to the anticipated
development context (urban, urban/suburban or suburban) as determined from the Development
Matrix, to enhance existing neighborhoods and establish new, integrated neighborhoods throughout
the City.
Residential developments should emphasize the establishment of pedestrian environments and
community connectivity through the integration of street networks, attractive streetscapes and
landscaping, access to transit, and accessibility to public, common and open spaces.
Urban, Urban/Suburban, and Neighborhood Center residential developments should be integrated
within an appropriate urban and/or mixed-use environment.
Purpose:
These guidelines address general site and building relationships necessary for residential
developments and buildings to contribute to the establishment of compatible, attractive
neighborhoods throughout the City to enhance architectural character and create a sense of place for
residents.
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The City encourages the creative and innovative use of current and emerging development and design
practices that meet or exceed the general expectations of the community as expressed in the
Comprehensive Plan, the guiding principles of the Design Manual, and the objectives of
the guidelines.
Applicability:
The guidelines in this section apply to residential development proposals with the following UDC
designations; all duplex and single family attached units, townhouses, and multifamily dwellings.
(Note: Additional development standards and requirements specific to these uses may be found in
Chapter 4, Section 3 of the Unified development Code "Specific Use Standards Enumerated".)
Residential subdivisions should use the Design Manual and guidelines to ensure that the development
is compatible with surrounding uses and contributes to an appropriate context.
Individual detached single-family dwellings are not required to submit for compliance with the design
guidelines. However, the City encourages residential subdivisions and single-family detached
developments to consider incorporating the design guidelines with any subdivision architectural
development standards.
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E. Residential Design Guidelines
2.0 Architectural Character
2.1 Cohesive Design
E-2.1.1 Notes:
E-2.1.1.1. Residential building designs are encouraged to create their own identity and character as an
appropriate contribution to the organized development of attractive neighborhoods.
E-2.1.2 Objectives:
E-2.1.2.1. To encourage visually aesthetic residential building designs that promote quality
architectural character and establish built environments that are compatible with existing
adjacent and planned uses.
E-2.1.3 Guidelines:
E-2.1.3.1. Building designs should appropriately address building scale, mass and form and the use of
materials, architectural elements and details to ensure a compatible and aesthetic contribution to
neighborhood development.
~' 'ATE-2.1.3.2. Design building facades that express architectural character and incorporate the
use-ef fundamental design principles, including but not limited to, composition, order, balance,
rhythm, repetition, proportion, and scale, to create a unified building design.
. Desi~ppropriate sides of buildings, including_farades that face roadways and
drive aisles, public and common spaces, other buildings, and adjacent uses to create an attractive
~pearance and unify the building design with the consistent use of materials, elements, and color.
and-Eemmen spaces; at~c~~gs, ~a:~°en~ses.
E-2.1.3.43. Building designs should enhance public and common spaces, articulate aesthetic
character, and provide human and pedestrian scale.
E-2.1.3.43.1. Design buildings to enhance the attractiveness and appeal of developments, define street
presence, public and common spaces, and contribute to neighborhood identity.
E-2.1.3.43.2. Incorporate human and pedestrian scale as integral components of the building design to
enhance the attractiveness and appeal of buildings and residential areas.
E-2.1.3.4. Where appropriate, use building design and architecture to promote ~•~°°a ••~° -~a a°~~°--
a°"°'°~~°°~+~ ~~ aesthetically pleasing mixed-use developments within neighborhoods.
E-2.1.3.4.1. Building designs are encouraged to use vertically integrated mixed-use structures and/or
horizontal mixed-use forms to create compact developments- •°~•°-° ••~a°-'••~~R '°~~~•- ~°-~~~~'~ ~••°''
:;`•
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E. Residential Design Guidelines
2.0 Architectural Character
2.4 Architectural Elements
E-2.4.1. Obj ectives:
E-2.4.1.1. To promote attractive residential units that enhances the quality of neighborhoods and
developments by integrating architectural elements and details with building designs.
E-2.4.2. Guidelines:
E-2.4.2.1. Use architectural elements and detailing on all appropriate facades, including, but not
limited to, fenestration patterns, awnings, balconies, entries, porches, materials, i~decorative or
ornamental detailing, exposed trusses, roof brackets, window trim, arches and cornices to articulate
facades, add interest and contribute to an aesthetic building character. This guideline ap lip es to
building facades facing roadways and perimeter of the subdivision where the rear and side facades are
viewed from the adjoining roadways.
E-2.4.2.1.1. Design and articulate architectural elements using proportions, divisions, detailing,
materials, textures, and colors that appropriately integrate these elements with the building design.
E-2.4.2.1.2. Provide architectural elements and detailing that emphasize human scale throughout the
building design as appropriate.
E-2.4.2.1.3. Use architectural elements to articulate the fenestration of facades to create balance and
order that contribute to the quality and architectural character of the building.
E-2.4.2.1.4. Create visually balanced facades. Symmetry is not necessary to achieve a balanced
design; however, balance is achieved through the thoughtful placement and design (size, scale,
proportion and detailing) of windows, doors, and other openings in the facade.
E-2.4.2.2. Clearly define and articulate building entries and connect them to roadways and pedestrian
walkways. Where appropriate, primary building entries should face roadways or adjacent public
space.
E-2.4.2.3. Residential buildings adjacent to roadways and public space should strategically locate key
elements as focal points within the design to enhance architectural character.
E-2.4.2.3.1. Focal elements should emphasize building corners, entries, adjacent public spaces, or
other such features that enhance the building character or adjacent pedestrian environments.
E-2.4.2.4. Where appropriate, windows should be placed on all elevations and detailed to provide
articulation and avoid blank walls. The placement, size, proportions, and details of windows should
contribute to the architectural character of the building.
E-2.4.2.5. Multifamily stairwells should be integrated with the building design and provide residents
protection from the weather. Use durable materials that contribute to the architectural character.
E-2.4.2.5.1. Multifamily structures are encouraged to use internal circulation and stairwells to access
individual residential units.
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E. Residential Design Guidelines
2.0 Architectural Character
2.5 Materials
E-2.5.1. Obj ectives:
E-2.5.1.1. To ensure that materials used for residential development promote and establish an
architectural character that contributes to the aesthetic qualities of neighborhoods and protects
adjacent property values.
E-2.5.2. Guidelines:
E-2.5.2.1. Buildings with facades that face multiple roadways and/or public spaces should use
consistent material combinations, quality, and detailing to unify the building design.
E-2.5.2.2. Use complementary material combinations that contribute to a cohesive building design.
Use materials from the following basic groups: wood (simulated wood material), masonry, concrete,
metal, and glazing.
E-2.5.2.2.1. Use well-detailed, proportioned, and durable materials that weather and age gracefully,
adding to the architectural character over time. Avoid non-durable materials that deteriorate quickly
and require frequent maintenance or replacement.
E-2.5.2.2.2. Provide pattern, texture, and detail in the building design and distinguish field materials
from accent materials to create interest and variety in facade design and establish an attractive
architectural character.
E-2.5.2.3. Where materials transition or terminate, provide detailing to express the natural appearance
of the material. (For example, stone, or stone-like products, should convey the appearance of mass
and should not appear as a thin veneer.)
E-2.5.2.4. Incorporate material and color changes as integrated details of the building design;
maintain architectural integrity and promote a quality appearance and character.
E-2.5.2.4.1. Vinyl siding maybe appropriate ~^~ ~^^°~'~ ~~a +^ if it creates interest in the design
using a mix of material patterns (e.g. board and batten, horizontal and vertical lap, shake or shinglesZ
colors and accented corner posts. Vinyl siding is discouraged as an exterior material applied to cover
large wall areas.
E-2.5.2.4.2. The use of masonry as a material accent should be applied to 50 percent of the available
wall length at a minimum height of 24 inches. (Available wall length does not include garage
openings.)
E-2.5.2.5. Use colors that complement the use of building materials and support innovative and good
design practices.
E-2.5.2.5.1. The use of subtle, neutral, and natural tones of field materials should complement accent
colors and materials. The use of deep earth tones or saturated colors to distinguish building facades
should enhance the building design and be compatible with adjacent structures.
E-2.5.2.5.2. The use of intensely bright and fluorescent colors, as well as widespread use of saturated
hues without complementary colors, materials, and accents, is discouraged.
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E-2.5.2.5.3. Materials or colors with high reflectance, such as metal or reflective glazing should be
reviewed with the Planning Staff to minimize glare on roadways, public spaces, and adjacent uses and
determine appropriateness.
E-2.5.2.5.4. Residential structures should use a cohesive color scheme featuring a minimum of two
field colors, a trim color and a front door color. Garage door colors should coincide with this scheme
or the material palette of the structure.
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VIII. EXHIBIT
Exhibit A -Required Findings from Unified Development Code
1. Comprehensive Plan Text Amendment Findings
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 an amendment to the
Comprehensive Plan, the Council shall make the following findings:
a. The proposed amendment is consistent with the other elements of the Comprehensive
Plan.
Staff finds that the proposed amendment is consistent with the other elements of the
Comprehensive plan (See Section 6 above).
b. The proposed amendment provides an improved guide to future growth and
development of the city.
Staff finds that the proposed amendment provides an improved guide to future growth and
development of the city by clarifying ambiguities in the existing document Staff believes
the subject application better defines the City expectations for residential developments and
further describes the design principles and design elements to use in future residential
building designs adjacent to roadways and public spaces.
c. The proposed amendment is internally consistent with the Goals, Objectives and
Policies of the Comprehensive Plan.
Staff finds that the proposed amendment is internally consistent with the Goals, Objectives,
and Policies of the Comprehensive Plan (See Section 6 above).
d. The proposed amendment is consistent with the Unified Development Code.
The proposed amendment will not affect the way design review is administered in the UDC.
e. The amendment will be compatible with existing and planned surrounding land uses.
The proposed CPA text amendment is city wide and does not affect a specific site. However,
Staff believes the proposed changes to the residential guidelines in Design Manual will
provide a better guide for ensuring compatibility with existing and planned developments.
f. The proposed amendment will not burden existing and planned service capabilities.
Staff finds that the proposed amendment will not burden existing and planned service
capabilities.
g. The proposed map amendment (as applicable) provides a logical juxtaposition of uses
that allows sufficient area to mitigate any anticipated impact associated with the
development of the area.
N/A
h. The proposed amendment is in the best interest of the City of Meridian.
Staff finds that the proposed amendment clarifies ambiguities in the existing document and
is therefore in the best interest of the City.
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