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Application
Mayor Tammy de Weerd City Council iVlcrrrl~ers: Keith Bird Brad k-loaglun Charles Rountree David Garemba TRANSMITTALS TO AGENCIES FOR COMMENTS ON DEVELOPMENT PROJECTS WITH THE CITY OF MERI®IAN To ensure that your comments and recommendations will be considered by the Meridian Planning and Zoning Commission please submit your comments and recommendations to Meridian City Hall Attn: Jaycee Holman, City Clerk, by: Transmittal Date: January 27, 2014 Hearing Date: February 20, 2014 Request: Public Hearing UDC Text Amendment to modify the dimensional standards of the R-15 zoning district for Medium High Density Residential (R-15~ Unified Development Code Text Amendment By: Tahoe Homes Location of Property or Project: Joe Marshall (No FP) Scott Freeman (No FP} Steven Yearsley {No FP) Vacant Macy Miller (No FP) Tammy de Weerd, Mayor Charlie Rountree, C/C Brad Hoaglun, C/C Keith Bird, CIC David Zaremba C!C Sanitary Services Building Department /Rick Jackson Fire Department Police Department City Attorney Community Development City Planner Parks Department Economic Dev. City Engineer 13-Feb-14 File No.: ZOA 14-001 Meridian School District (No FP) Meridian Post Office {FP~PP/sHP only} Ada County Highway District Ada County Development Services Centro! District Health COMPASS (Camp Plan only) Nampa Meridian Irrig. District Settlers Irrig, District Idaho Power Co. {FP,PP,cuP~sHP only) Qwest (FP1PP/SHP only) Intermountain Gas (FPiPPiSHP only) Idaho Transportation Dept. (No FP> Ada County Ass. Land Records Downtown Projects: Meridian Development Corp. Historical Preservation Comm. South of RR / SW Meridian: NW Pipeline New York Irrigation District Boise-Kung Irrigation District Boise Project Board of Control /Tim Page Your Concise Remarks: City Clerk's Office ~ 33 E. Idaho Avenue, Meridian, ID 83642 Phone 208-888-4433 pFax 208888-4218 • www.meridiancity.org I 1~. ~_ r , ~.. Planning Division COMMISSION & COUNCIL REVIEW APPLICATION Type of Review Requested (check all that apply) ^ Alternative Compliance ^ Annexation and Zoning ^ Comprehensive Pian Map Amendment ^ Comprehensive Plan Text Amendment ^ Conditional Use Permit ^ Conditional Use Pernut Modification ^ Development Agreement Modification © Final Plat ^ Final Plat Modification ^ Planned Unit Development ^ Preliminary Piat ^ Private Street ^ Rezone ^ Short plat ^ Time Extension (Commission or Council) ® UDC Text Amendment ^ Vacation (Council) ^ Variance ^ Other Applicant Information Applicant name: Tahoe Homes Phone: 336-5355 Fax: Applicant address: ~ 627 S Orchard Street, Ste. 24 Zip: 83705 E-mail: Applicant's interest in property: ^ Own ^ Rent ^ Optioned ®Other Ov~~zzer name: Owner address: Phone: Fax: Zip: E-mail; Agent name (e.g., architect, engineer, developer, representative}: ~tm Conger Firm name: Conger Management Group Phone: 713-2527 Fax: Address: 9627 S Orchard Street, Ste. 24 Zip: 83705 L-mall: Jconger@congergroup.com Primary contact is: ^ Applicant ^ Owner ®Agent ^ Other Contact name: Contact address: Phone: Zip: E-mail: Fax: Subject Property Information Location/street address: Assessor's parcel numbers}; Township, range, section: Current land use: Total acreage; Current zoning district: 33 E. Broadway Avenue, Suite lU2 • Meridian, Idaho 83642 Phone: (2US) 884-5533 • Facsimile: {2U8) $88-6854 • Website: www.meridiancity.arg 1 (Rev. 02/08/2013) Project Description Project/subdivision name: General description of proposed projecdrequest; UDC Text Amendment to Sections 11-2A-7 and 11-2A-3 D(2) Proposed zoning districts}: R-15 Acres of each zone proposed: Type of use proposed (check all that appIy): ^ Residentia] ^ Commercial ^ Office ^ Industrial ^ Other Who will own & maintain the pressurized irrigation system in this development? Which irrigation district does this property lie within? Primary irrigation source: Secondary: Square footage of landscaped areas to be irrigated {if primary or secondary point of connection is City water): Residential Project Sununary (if applicable) Number of residential units: Number of common lots: Number of building lots: Number of other lots: Proposed number of dwelling units (for multi-family developments only); 1 bedroom: 2 - 3 bedrooms: 4 or more bedrooms; Minimum square footage of structure(s) (excL garage): Minimum property size (s.fj: Gross density {DU/acre-total land): Percentage of open space provided: Proposed building height: Average property size (s.f,}: Net deTlsity {t711/acre-excluding roads R: alleys): Acreage of open space; Percentage of qualified open space acreage: (See Chapter 3, Article G, for qualified open space) Type of open space provided in acres (i.e., landscaping, public, common, etc): Amezuties provided with this development (if applicable): 'T'ype of dwelling(s) proposed: ^Smgle-family Detached ^Siogle-family Attached ^ Townhomes ^ Duplexes ©Multi-family ^ Other Non-residential Project Sununary (if applicable) Number of building lots: Other lots: Gross floor area proposed: _ Hours of operation (days and Percentage of site/project devoted to the following: Landscaping: Building: Total number of employees: Total number of parking spa Authorization Print applicant name: Applicant signiaturc: . Existing (if applicable): Building height: Paving: Number and ages of students/children (if applicable): Number of compact spaces provided; Date: _ 33 E. Broadway Avenue, Suite I02 Meridian, Idaho 83642 Phone: (2U8) 884-5533 • Facsimile: (208) 888-6854 • Website: www.meridiancity.org 2 (Rcr. 02/08/2013) January 9, 2014 City of Meridian Planning and Zoning Department Justin Lucas 33 E. Broadway Ave. Meridian, ID $3642 Re: UDC Text Amendment Sections 11-2A-7 and 11-2A-3 D~2) Mr. Lucas, On behalf of Tahoe Homes, the applicant, please find attached the application for a UDC Text Amendment to Sections 11-2A-7 and 11-2A-3 D(2). The applicant is requesting that an amendment be made to the current Meridian City code to allow for three foot (3') side setbacks in the R-15 residential district, which is currently allowed under the residential building code and fire code. Currently, the Meridian City code requires either five foot (5') side setbacks or allows for zero in the R-15 residential district. With the approval of this UDC Text Amendment Application, this change will align the Meridian City code to the residential building code and fire code. Thank you for your time and consideration of this matter. Should you have any questions regarding these applications, please and feel free to contact me by e-mail at jconger@congergroup.com or at 208-713-2527. Best regards, ~ ( S '~ ,_t ,~ s Jim Conger ~~ Attachments JC/dj Conger Management Group 1627 S. Orchard Street, Ste. 24, Boise, Idaho 83705 www.congergroup,com UDC TEXT AMENDMENT 11-2A-7 & 11-2A-3 D(2) -NARRATIVE Summary of Application The City of Meridian's current UDC Section 11-2A-7 allows for a minimum of five foot (5'} side yard setbacl<s or zero in the R-15 residential district. The applicant is requesting a modification to the table in this section of the current code to allow for a minimum of three foot (3') side yard setbacks in the R-15 residential district. The three foot (3') setback is allowed by the International Building Code that regulates building code in Meridian City. With this modification, further clarification is needed in UDC Section 11-2A-3 D(2) to avoid any potential access issues between structures specifically in the R-15 residential district. Upon acceptance of this modification, all building setbacks will comply with currently adopted building codes. Summary of Changes The attached Exhibit A reflects the changes that the applicant is requesting be made to Section 11-2A-7. The modifications within the table are as follows: • Side Setback • Note 2 below the table The attached Exhibit B reflects the changes that the appiicant is requesting be made to Section 11-2A-3 D(2). • The addition of structure projection offset language Public Need and Benefit These modifications to the UDC will provide several benefits to Meridian City and its residents. • Provides for medium-high densities projects in urban areas that wilt provide an opportunity for single family detached home ownership in lieu of apartment living. • Will minimize commuter traffic by putting greater density closer to the City's core services. ® Will allow landowners more flexibility in developing future parcels. • Higher density projects minimize the per house cost of tax dollars required for replacement and maintenance of sewer, water, parks, roadways and emergency services to name a few. • The reduced setback requirements will allow for more medium-high density projects in the City of Meridian's core. These types of projects will generate more revenue in building and impact fees to help pay for city infrastructure, i.e. parks, fire, police, water and sewer. Summary With the approval of the requested UDC Text Amendment Application it will align the Gty of Meridian's UDC with the International Building Code and fire code. The applicant believes that the overall benefit of increased revenue for the City of Meridian and new home ownership opportunities for residents are necessary for future growth and development. Side yard space is not utilized and maybe viewed as wasted space. In today's world and market, we have to be as efficient as possible and cannot afford to be wasteful with land planning. Attached for your review is a street rendering showing the visual differences between the proposed three foot (3') side setback and the current five foot (5') side setback. In the next few days, the applicant will submit supporting letters from the Meridian City Building Department, City Fire Department, the Building Contractors Association of Southwest Idaho, Idaho Smart Growth and other local industry supporters. 118!14 Sterling Codifiers, Inc. 11-2A-7: MEDIUM HIGH-DENSITY RESIDENTIAL DISTRICT (R-'15): The maximum gross density allowed is fifteen (15) dwellings per acre. Dimensional standards for development in the R-15 residential district shall be as follows: (Ord. 08-1372, 7-8-2008, eff. 7-8- 2008) TABLE 11-2A-7 DIMENSIONAL STANDARDS FOR THE R-15 DISTRICT ~~a Fg`t :... ,r^~.s .., ~,,:.:., ~~3^~ _::_:. "s;?'~-~ s~..'.. l:~a,e....:.:,~? .~'E;..r:. ,i ~E~, k^.+..,r; ~~:";~ xr~iM. xss~., :~t'?~.: s^'s°rk...::-~: ~.,a..?'~,2:";y z.:;?. ~+~..~,~.~:. ~ R-15 Standard n Requirement t. :.---____._..__._.._.__.-....._.._..._-_.-.______-.-------__.___.____....__-_..-.___.__-______.___.__._.._._.____. l_.J Minimum property size/dwelling unit (in square feet) ___ _..__._ ___ . _ _..__ _ ._.__~ _ . _ ._. ~ -__ _ _~ _._.w___ ___.- ______._...__._. ~ _. 2,400 ~ ~ r-__µ_. ___...~_-_ i Minimum street frontage ~ 0- ;, Street setbacks to garage (in feet): E ~- --_____.__.---_.__..._____.__ . -.. ----.______._. __._._~.-_.__.._____-__ _ . ___~..____. Laca I .-__-__.-_____--------~-------____~_._~_..__~_._~~ _ !_l ~ 0 ~> ~~ Collector ~ 25 Street setbacks to living area (in feet): _. - _ . ---. ~__-- _ - ---- ----------~ ~ _-__- __ ~. _ n h! ~ __ Local r: .._._______.___._.____ ._._---_.~_ _ _~ nn L_J 10 __._ ~ _---~ Collector l~ --.._ - - ------- - --~- ----- -........_--------------~-------------------------- -._...._.------....__..------......-~-~----~--..___-. ~ 20 ..-~---------_.-- -~----...--------._ Side setback ~~° w Rear setback ~ ~ 12 ~~ Street landscape buffer (in feet): :~ Collector .____ -_...~____---__._._._.--------~T_______ _- 20 ._. __.._ Arterial 25 Entryway corridor ;~ ~ -_._.-------_-.___ _._------..-_~.__.~__._. __-.__._._______._ n I-__.1 35 Interstate --^-_---._._.._-----_--..-._w___.-___..v-._._.___~_-._..____----___~.___. ~ 50 ~.___________. ~~ Maximum building height (in feet) 40 Note: 1.Measured from back of sidewalk or property line where there is no adjacent sidewalk. .~ (Ord. 05-1170, 8-30-2005, eff. 9-15-2005; amd. Ord. 07-1325, 7-10-2007) tiwtiw.sterlingcodifiers.corrYcodeboo~ndexphp?book Id=306 1/1 11-2A-3: STANDARDS: The standards for development in all residential districts shall be as follows: A. Minimum Property Size: Each prope~•ty shall be of sufficient size to meet the minimum setbacks as established in this section and dwelling unit sire requirements in accord with subsection F of this section. 2. Minimum property size shall be determined exclusive of land that is used for the conveyance of izrigation water, drainage, creep or river flows unless: a) the water is conveyed through pipe or tile; and b) included as part of a utility easement that genez•ally ions along tl~e property lines. When two (2} or more parcels of land, each. of which is of inadequate area and. dimension to qualify for a permitted use under the requirements of the district in which. the parcels are located, are held in one ownership, they shall be used as one property for such use. (ord. 05- 1170, 8-30-2005, eff. 9-l 5-2005) B. Minimum Street Frontage: 1. Properties with street frontages on col-de-sacs or at approximately a ninety degree (90°) angle shall be a minimum of thirty feet (30'} measured as a chord measurement. 2. Properties with street frontages on street knuckles shall be a minimum of thirty feet (30'} measured as a chord measurement. 3. Street frontage for two (2) properties sharing a common drive shall be a minimum of fifteen feet (15') for each property. 4. Street frontage for three (3} or four (4) properties sharing a coznmondrive shall be a minimum often feet (10') for each property. Street frontage for slag properties that do not share a common drive shall be a minimum of thirty feet (30'}. (ord. 13-1555, 5-14-2013) C. Corner Lot Setbacks: Coinerpropc~rties shall have ogle interior side setback and one rear setback. (Ord. OS-1170, 8-30-2005, eff. 9-15-2005) D. Encroachments tlIlowed In Any Setback: 1. Open stzlictures such as porches, canopies, balconies, platforms, covered patios, cornices, eaves or other projections, which do not increase the volume of space enclosed by the building and do not project into any required setback by more than two feet (2'}. www,steriingccdifiers.can/ccdebocWindexphp?bed<_id=30fi 3l3 Chimneys, pop out windows, direct vent gas fireplaces, entertairunent canters, window seats and other projections which do not increase the usable floor area and do not exceed eight feet (8') in width may project up to two feet (2') into any required setback. tr~r ,-1 ~ :~~~~r i~~ r ~~~.~~,is -~~~~i~;~°t.iorr~~ ~~~1?ai.~°h: rlo not i>~~~.~°~as~~; th~~. ~~s~1~1~; ft.~~~~r ~aa°~~ ne6~~' 1~~`~a.~~~~t u~~ t~~ tv~r~~ 1`a=;~£t ~~;'~ i~:~~ t1~~ ~-~~t~~ir~~1 sirl~ s~.t~I~:~c°k 1~~~t th~s~a p~°~~~~°t:i~~<~s ~~~~st tp~ g~t'fs~~t f~~~n~ tl~~; 3. One detached accessory building that does not exceed one hundred twenty (120) square feet in area and eight feet (8') or less in height shall be allowed in the required rear yard. In no case shall an accessory building be allowed in the street yard or the required, side yard. (Ord. 12-1514, 5-16-2012, eff. 5-21-2012) F. Maximum Height Limit: The maximum height limitations shall not apply to the following architectural features not intended for human occupation: steeple, belfry, cupola, chimney. Such architectural features shall have a maximum height Iimit of twenty feet (20') as measured from the roofline. 2. The maximum height limitations shall not apply to the following: spire; amatetu radio antenna; bridge tower; fire a.nd hose tower; observation tower; power line tower; smokestack; water tank or tower; ventilator; windmill; wireless communication facility, or other commercial or personal tower and/or antenna str•uctiu•e; or other apptu-tenances usually required to be placed above the level of the ground and not intended for human occupancy. (Ord. 10-1439, 1-12-2010, eff. 1-18-2010) Notwithstanding other height limitations as set forth in this chapter, the maximum height for education facilities shall be forty feet (40'). 4. No exception shall be allowed to the height limit where the height of any struct>_ues will constitute a hazard to the safe landing and takeoff of aircraft in an established airport. F. Living Space: Excluding the garage, a.ll detached residential dwelling units in the .R-2 and R-4 districts shall meet minimum living space size requirements in accord with sections 1 ; -"_rt_ and l l-~;-`> of this article. (Ord. OS-1170, 5-30-2005, eff. 9-15-2005) G. Roof Design: All residential dwelling structrues shall. have a pitched roof not less than three feet (3') in height for each twelve feat (12'} in length. Alter•natiive roof designs for attached single- family, duplex, townhouse, and multi-family residential dwelling structures maybe approved through administrative design review. (Ord. 09-1394, 3-3-2009, eff. retroactive to 2-4-2009) H. Drainage: 1, In no case shaft a development propose less than a five foot (5') setback adjacent to a property that is not part of the development application. 2. Properties shall provide adequate area to maintain drainage on the site. (Ord. 05-1170, 8- 30-2005, eff. 9-15-2005) wwwsterlingccdifiers.can/ecdebocWindexphp?bed<-id=306 3l3 '':~; ~,;; r ,,N ~` ;~> `;;; ~, ~~. :~:, ~~-: .:~~: ~~x ~x,~. ~~, ~,~ E ~ r,_ s ~- -, f-s' ~ S 4. ~~ .ti i ~~~, .._r:°ri ~.;~:v-~ ~ °~~~3 ~,,,N$ :~ p ~ ar ;`... ~;; «. ~, sR_.~K~ .~g i15 .~~~ f4P ...a,;r' ~~.} y.~2 i`ds'r f_~ .~,i '~~ '~kr Fi~S, ~~ ~6''$ k 3 '' .= . ~ ~` ~^ ~v t,~... r~ 4 f`~ f N ' ~ ~ : r,, r n.Z.: cz~rx ®F ~E~n~ PRE-A.PPLZCA.T;LON IV~EETING MUTES Name: S-~_l ~rr~ ~u ~~~ ~bS ~ ~. City Staff: y 2,!'!~ ~ V k S-~~ ~.. ,~ /'~{.-~ . (J r 1 ~ Laca#ion: Comprehensive Pian Future Land Use Map Designation: Design Guidelines Development Context: Proposed Use; Existing Use: Surrounding Uses: Street Buffers} andlar Land Use Buffers}: Open SpacelAmenities/Pathways: Access/Stub StreetslStreet System; Sewer & Water Service: NicMrv°. ~d Zoning: zoning: _ Other AgencieslDepartments to Contact: ^ Ada County Highway District ^ Idaho Transportation Department ^ Sanitary Services Company ^ Central District Health Department Apptication(sy Required: ^ Administrative Design Review ^ Alternative Compliance ^ Annexation ^ City Gouncii Review ^ Comprehensive Plan Amendment -Map ^ Comprehensive Plan Amendment -Text ^ Conditional Use Permit ^ Nampa Meridian Irrigation District ^ Settler's Irrigation District ^ Police Department ^ Fire Department ^ Conditional Use Permit Modiflcation/Transfer ^ Development Agreement Modification ^ Final Plat ^ Final Plat Modification ^ Planned Unit Development ^ Preliminary Plat ^ Private Street ^ Public Works Department ^ Building Department ^ Parks Department ^ Other: ^ Rezone ^ Short Plat ^ Time Extension -~ Council [~' UDC Text Amendment ~f /7~3, (~ Vacation ^ Variance ^ Other Motes: 7) Applicants are required to hold a neighborhood meeting in accord with UDC 79-5A-5C prior to submittal of an application requiring a public hearing (except for a vacation or short plat); and 2) All applicants for permits requiring a public healing shall post the site with a public hearing notice in accord with UDC 19-5A-5D.3 (except for UDC text amendments, Comp Plan text amendments, and vacations). The information provided during this meeting is based on current UDC requirements and the Comprehensive Plan. Any subsequent changes to the UDC and/or Comp Plan may affect your submittal and/or application. This pre-application meeting shall be valid for four (4) months. L 16~~~ Date: ~~`~~ _l 3 ,,,rte ~ a~; ~s 4~ ~ BtJ~~DING CON~d"t2r'1C?~OtrSASSJCf-~tT1QN The Honorable Mayor Tammy de Weerd Meridian City Hall 33 E Broadway Avenue, Suite 300 Meridian, Idaho.$3b42 Subject: The UDC Proposed Text Amendment far Side Yard setbacks in the R-1~ zone Dear i1+Iayor Tammy: The Building Contractors Association of Southwestern Idaho (BCASWI) continues io be pleased with its relationship with the Meridian Community Development Departrnent. We feel good about the lines of communication being open which has been very helpful to all parties. We have discussed the side yard setbacks several tunes at our regular monthly meetings. Please be aware, the ACAS WI is in full support of the proposed iIDC text amendment that would make side yard setbacks in the R-I S zane go to 3' from the property line. This setback is allowed by the International Residential Cade and many other State jurisdiciians and it will help Builders and Developers in the fight to keep housing affordable. Thank you for yotu time and ideration of this letter and our position. 'Yours truly, l~ ~~~ Jeff Thompson ent ` Building Con ctors Association of Southwestern Idaho cc: Steve Martinez, Chair guilders Developers Government Affairs 1-Iea>~in~ I)a~e: ~e~rua~ 20, 2014 File Na.: IOC-14-001 Project Name: Medium high-density residential district (R-l.S) Unii"ied Development Cade (LDC) 'I'e~:t Amendment Request: Request for UDC test amendment to modify the dimensional standards of the R-15 zoning district, vy Tahoe Homes.