Staff ReportSTAFF REPORT Hearing Date: April 17, 2012
TO: Mayor & City Council E IDIAN~--
FROM: Sonya Wafters, Associate City Planner t D A li Q
208-884-5533
SUBJECT: MDA-12-001 -Sgroi Property
I. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST
The applicant, Nunzio Sgroi, requests approval to amend the existing development agreement (MDA) to
modify the conceptual development plan to allow fourteen (14) single-family detached homes and two (2)
townhomes on 2.81 acres of land in an R-8 zoning district. See Section IXAnalysis for more information.
II. SUMMARY RECOMMENDATION
Staff recommends approval of the proposed MDA.
III. PROPOSED MOTION
Approval
After considering all staff, applicant and public testimony, I move to approve File Number MDA-12-001 as
presented in the staff report for the hearing date of April 17, 2012, with the following modifications: (Add any
proposed modifications.)
Denial
After considering all staff, applicant and public testimony, I move to deny MDA-12-001 as presented during
the hearing on April 17, 2012, for the following reasons: (You should state specific reasons for denial.)
Continuance
I move to continue File Number MDA-12-001 to the hearing date of (insert continued hearing date here) for
the following reason(s): (You should state specific reason(s) for continuance.)
IV. APPLICATION AND PROPERTY FACTS
A. Site Address/Location:
The subject property is located at 4405 E. Ustick Road, in Section 4, Township 3N., Range lE.
B. Owner(s):
Nunzio Sgroi
250 Twin House Rd.
Cottonwood, ID 83522
C. Applicant:
Same as owner
D. Representative:
Thomas Whitworth, T.A. Whitworth, Architect
953 N. Roosevelt
Boise, ID 83706
E. Applicant's Statement/Justification: Please see applicant's narrative for this information.
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V. PROCESS FACTS
A. The subject application is for a development agreement modification. A public hearing is required before
the City Council on this matter, consistent with Meridian City Code Title 11, Chapter 5.
B. Newspaper notifications published on: March 26, and Apri19, 2012
C. Radius notices mailed to properties within 300 feet on: March 22, 2012
D. Applicant posted notice on site by: Apri12, 2012
VI. LAND USE
A. Existing Land Use(s) and Zoning: This property is currently asingle-family home, zoned R1 in Ada
County.
B. Character of Surrounding Area and Adjacent Land Use and Zoning:
1. North: Residential property in City of Boise, zoned R-1C and L-OD (Boise City)
2. East: Elementary school, zoned A-1 (Boise City)
3. South: Single-family residential properties in Redfeather Subdivision, zoned R-4
4. West: Rural residential property, zoned RUT in Ada County and single-family residential properties in
Redfeather Subdivision, zoned R-4
C. History of Previous Actions:
• In 2008, the City Council approved an annexation and zoning (AZ-08-011) application for this
property with an R-8 zone. A development agreement was required as a provision of annexation;
however, the applicant has not yet signed the agreement. Therefore, annexation of the property was
not finalized and the property remains in Ada County.
• In 2011, City Council approved a request for the development agreement to be amended (MDA-11-
007) to allow an extended period of time, up to two years, for the agreement to be signed.
D. Utilities:
1. Public Works:
a. Location of sewer: Not applicable to this application.
b. Location of water: Not applicable to this application.
c. Issues or concerns: None
E. Physical Features:
1. Canals/Ditches Irrigation: NA
2. Hazards: NA
3. Flood Plain: NA
VII. COMPREHENSIVE PLAN POLICIES AND GOALS
The property is designated "Medium Density Residential" on the Comprehensive Plan Future Land Use Map.
This designation allows smaller lots for residential purposes within the city limits. Uses may include single-
family homes at densities of 3 to 8 dwelling units per acre.
City Council approved a rezone of this property to R-8 in 2008 with a development agreement (DA). Because
the DA has not yet been signed, the property has not been officially annexed and rezoned. If the subject MDA
Sgroi Property MDA-12-001
application is approved, the applicant proposes to construct 14 single-family detached homes and 2
townhomes on the property at a gross density of 5.7 dwelling units per acre, consistent with the medium
density residential designation and R-8 zoning of this property.
The following objectives and goals from the Comprehensive Plan are applicable to the proposed
development:
• "Require landscape street buffers for new development along all entryway corridors."
Ustick Road which abuts this site at the north boundary is designated as an entryway corridor. As such, a
35 foot wide street buffer is required to be constructed by the applicant as shown on the conceptual
development plan.
• "Phase in residential development in accordance with their connection to the municipal sewer and water
system."
City water & sewer services are available for hook-up to the proposed development.
• "Support a variety of residential categories (low-, medium-, medium-high and high-density single-family,
multi-family, townhouses, duplexes, apartments, condominiums, etc.) for the purpose of providing the
City with a range of affordable housing opportunities."
The proposed concept plan depicts single family detached structures with one townhome structure for a
variety of housing options within the subdivision.
• "Require new residential development to meet development standards regarding landscaping, signage,
fences and walls, etc."
The applicant will be required to meet all UDC standards pertaining to landscaping, signage, and
fencing on the site.
In summary, staff is of the opinion the proposed development is consistent with the MDR future land use
designation for the property for the above-stated reasons.
VIII. UNIFIED DEVELOPMENT CODE
A. Purpose Statement of Zone: Per UDC 11-2A-1, the purpose of the residential districts is to provide for a
range of housing opportunities consistent with the Meridian Comprehensive Plan. Residential districts are
distinguished by the allowable density of dwelling units per acre and corresponding housing types that
can be accommodated within the density range.
B. Zoning Schedule of Use Control (UDC 11-2A): Single-family detached and townhouse dwellings are
listed in the UDC as principal permitted uses in the R-8 zoning district.
IX. ANALYSIS
A. Analysis of Facts Leading to Staff Recommendation:
The request is for a modification to the Development Agreement (DA) to allow the development of 14
single-family detached homes and 2 townhomes on the site instead of an assisted living facility as
previously proposed. The amendment includes a new conceptual development plan, building elevations,
and changes to certain provisions of the DA.
The annexation request was approved with an R-8 zoning district; however, the density was restricted in
the DA to that of an R-4 zoning district. The proposed concept plan results in a gross density of 5.7
dwelling units per acre which exceeds the density allowed in the R-4 district of 4 dwelling units per acre
but is consistent the future land use map designation of medium density residential for this property.
Sgroi Property MDA-12-001
Therefore, staff finds the proposed concept plan and density is consistent with the Comprehensive Plan
and the R-8 zoning.
The proposed concept plan depicts access to/from the site via N. Sharon Avenue in Redfeather Estates
Subdivision at the south property boundary; access to Ustick Road is prohibited. A 35-foot wide
landscape street buffer is required adjacent to Ustick Road, an entryway corridor, as shown on the concept
plan. Because the site is less than 5 acres in size, open space and site amenities are not required to be
provided.
The applicant proposes the following modifications to the conditions of approval in the DA: (Staff's
comments are shown below in italics)
• 5.1.3 -
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. The site shall be
developed into a residential subdivision. ~''-~ ---'-a~-•=-=~-- --~~••'a consistl~ of 14 single-family
lots and 2 townhome lots.
Annexation of the site has already been approved with an R-8 zoning district (AZ-08-D11); a
rezone is not necessary. Execution of the DA will finalize the annexation & zoning process.
• 5.1.4 - A Certificate of Zoning Compliance (CZC) and desi n review (DESI application shall be
submitted to the Planning Department for approval of the proposed
townhomes. The site plan and lot plan with
elevations submitted with the CZC and DES applications shall substantially comply with the
conceptual development plan attached as Exhibit " "
Single family detached structures do not require CZC or DES approval, whereas attached
structures do. The proposed conceptual development plan & building elevations should be
included as an exhibit in the DA.
Staff recommends approval of the applicant's request with staff's recommendations listed in Exhibit A.4.
X. EXHIBITS
A. Drawings/Other
1. Vicinity/Zoning Map
2. Previous Conceptual Development Plan and Building Elevations
3. Proposed Conceptual Development Plan and Building Elevations
4. Proposed Amendments to the Development Agreement Provisions
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Exhibit A.1: Vicinity/Zoning Map
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Exhibit A.2: Previous Conceptual Development Plan & Building Elevations
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Exhibit A.3: Proposed Conceptual Development Plan & Building Elevations
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Exhibit A.4 -Proposed Changes to Development Agreement
Applicant's proposed changes are noted in strike-out/underline format; staff's recommended changes are
noted in double strike-out/double underline format. Staff has included all of sections 4 and S, including
the portions not proposed to change (shown in regular type), for Council's benefit.
4. USES PERMITTED BY THIS AGREEMENT:
4.1 The uses allowed pursuant to this Agreement are only those uses allowed under City's Zoning
Ordinance codified at Meridian Unified Development Code § 11-2A.
4.2 No change in the uses specified in this Agreement shall be allowed without modification of this
Agreement.
5. CONDITIONS GOVERNING DEVELOPMENT OF SUBJECT PROPERTY:
5.1. Owner/Developer shall develop the Property in accordance with the following special conditions:
1. The development of the site and any future structures on the site shall comply with the design
standards listed in the UDC that pertain to sites that are located adjacent to entryway corridors.
2. Direct lot access to E. Ustick Road is prohibited; access to the site shall be provided from N.
Sharon Avenue. Cross-access shall be provided to the property to the west (parcel
#S 11041211100) for future interconnectivity.
3.
.The site shall be developed into a
residential subdivision. consisting of 14 single-family lots and 2
townhome lots.
A Certificate of Zoning Compliance (CZC) and design review (DESI application shall be
submitted to the Planning Department for approval of the proposed °~~~~+°a '~-~~~^ ~ ^~'~'~~
townhomes. The site plan and lot plan with
elevations submitted with the CZC and DES applications shall substantially comply with the
conceptual development plan attached as Exhibit " "
The applicant shall be responsible to install water mains to and through this development,
coordinate main size and routing with Public Works.
6. The applicant will be responsible to stub sewer and water services to 4315 E. Ustick Road, parcel
# S 11041211100. Contact Meridian Public Works for size and routing.
7. Any existing domestic well system within this project shall be removed from domestic service per
City Ordinance Section 9-1-4 and 9-4-8 contact the City of Meridian Engineering Department at
(208) 898-5500 for inspections or disconnection of services. Wells may be used for non-
domestic purposes such as landscape irrigation if approved by Idaho Deparhnent of Water
Resources, Contact Robert B. Whitney at (208) 334-2190.
Sgroi Property MDA-12-001
8. Any existing septic systems within this project shall be removed from service per City Ordinance
Section 9-1-4 and 9-4-8, within 6 months after the date of annexation ordinance approval.
Contact Central District Health for abandonment procedures and inspections (208) 375-5211.
** Include the concept development plan and building elevations shown in Exhibit A.3 as an exhibit in the
development agreement (replace the previous plans with these).
Sgroi Property MDA-12-001 10