Page 1 CITY OF GARDEN CITY 6015 Glenwood Street Garden City, Idaho 83714 Phone (208)472-2921 Fax (208)472-2926 File Number: DSRFY2018-12 For: Brilliant Services - New Commercial Structure Location: 211 W. 38th St., Garden City, Idaho Applicant: Jeff Hatch with Hatch Design Architecture Garden City Design Review Committee Staff Contact: Chris Samples
Page 2 City of Garden City Design Review Staff Report Background: Jeff Hatch with Hatch Design Architecture is requesting Design Review approval for a new 3,600sf commercial structure for Brilliant Services to be located at 211 W. 38th St., Garden City, ID 83714; Ada County Parcel R2734511450; Lot 26 Block J Fairview Acres Sub. No. 2. The property is within the C-2 zoning district designation and in the Mixed Use Commercial and TOD Node Buffer of the Comprehensive Plan Land Use Designation. A pre-application meeting was held in accordance with Garden City Code 8-6B-3(C)(2) on February 5 th, 2018. The Committee made the following recommendations/comments: The proposed lap siding would not meet code requirements. Another material should be selected. The north wall s façade is completely blank and should be enhanced. Due to the condition of the cul-de-sac, an attached sidewalk would be appropriate. Perimeter landscaping requirements must be met. The parking shown adjacent to the existing home may have to be reconfigured to meet the requirements. Attachments: 1. Statement of Intent; 2. Compliance Statement 3. Site Plan 4. Floor Plan 5. Elevations 6. Landscape Plan 7. Neighborhood Map 8. Parking Analysis 9. Application Information Waiver Request 10. 2/5/2018 Design Committee Minutes Purpose: The design review process is intended to involve the city at the earliest possible time in the development and design of a project and to work with the applicant in an iterative process of review and design. The review process is intended to be flexible and tailored to the needs of the project and the applicant. Analysis: Staff has conducted a preliminary analysis on behalf of the Design Review Committee. Because the Committee ultimately interprets Development Code and determines whether a proposal is compliant, the following comments by staff are intended solely to assist the Committee in reviewing the application. Staff s interpretation of Development Code and whether an application is compliant is not binding on the Committee.
Page 3 STANDARDS FOR REVIEW City Code City Standards/Staff Comments GCC 8-2B-3 Form Standards The proposed design is in conformance with the GCC 8-4C Design Provisions for Non- Residential Structures GCC 8-4C-3(A) GCC 8-4C-3(B) GCC 8-4C-3(C) GCC 8-4C-3(D) GCC 8-4C-3(E) Objective 1: The design of all structures shall have a scale, massing and urban form that has a relationship to the street, the pedestrian and adjacent properties. The proposed design is screened from view by an existing residence and existing trees. First floor and blank wall requirements are triggered by visibility from a public street. Objective 2: The design layout of all sites shall maximize opportunities for safe and comfortable pedestrian accessibility and minimize the obtrusive effects of parking and vehicular circulation. The applicant has provided a 5 sidewalk connecting to the public street. Objective 3: Buildings shall be designed and constructed of quality materials. The applicant has proposed board and batten siding, cultured stone brick veneer, asphalt roof shingles, hardi-plank non asbestos fascia and soffit, metal sidewall flashing, and gracie vycor plus door and window flashing. The lap siding identified in the pre-application meeting has been replaced with board and batten siding. Objective 4: The site design shall respect existing notable site features including existing buildings, landscaping, trees and water. The site is configured to preserve existing trees and the existing residence. Objective 5: The design of all buildings shall provide visual interest, support the vision for the area as articulated in the comprehensive plan and positively contribute to the overall urban fabric of the community.
Page 4 GCC 8-4C-3(F) GCC 8-4C-4 Special Provisions for Specific Non-residential Development GCC 8-4C-4(A) Large Scale Non-Residential Structures GCC 8-4C-4(B) Multiple Non-Residential Structures on One Development Site GCC 8-4C-4(C) Plaza Requirements The building uses a variety of materials and architectural features to provide visual interest. The north elevation has been addressed with a variety of materials. Objective 6: The site development should support and be consistent with the adopted streetscape. A streetscape plan has not been adopted for W. 37 th Street. The proposed design contains relief to perceived building mass by incorporating multiple design features and materials. The proposed design contains a pedestrian pathway system, consistent setbacks with the existing structure, no terminal views, and visual continuity via landscaping. GCC 8-4C-4(D) Awning, Marquee, and Arcade Requirements GCC 8-4C-4(E) Murals The proposed design contains awnings that are at least 8 above the walkway level and are consistent with the overall design of the structure. GCC 8-4C-4(F) Outdoor Service and Equipment Areas Mechanical condenser units depicted are screened by existing 6 wood fence. GCC 8-4C-5 Prohibitions All new businesses, corporate and franchise designs will be reviewed on a case-by-case basis by the Design Review Committee to assure compliance with Garden City Code, Comprehensive Plan and Goals. GCC 8-4D Parking and Off Street Loading Provisions GCC 8-4D-3 Parking Design and Improvement Standards GCC 8-4D-4 Parking Use Standards The parking design meets the standards of this section. The parking provided for the use meets the
GCC 8-4D-5 Required Number of Parking Spaces GCC 8-4D-6 Standards for Alternatives to On Site Parking GCC 8-4D-7 Off Street Loading Standards GCC 8-4E Transportation and Connectivity Provisions Page 5 The applicant has requested a total of 9 parking spaces (four employee spaces and five public parking spaces). The parking appears sufficient for the nature of the intended use. The applicant has not proposed alternatives to onsite parking in accordance with this section. Appears to be compliant: The applicant has provided two garage spaces that serve as loading areas for the use. GCC 8-4E-3 Public Street Connections The proposed design meets the GCC 8-4E-4 Internal Circulation Standards The proposed design meets the GCC 8-4E-5 Private Street Standards GCC 8-4E-6 Sidewalk Standards and The Garden City Sidewalk Policy GCC 8-4E-7 Pedestrian and Bicycle Accessibility Standards GCC 8-4E-8 Transit Facilities GCC 8-4I Landscaping and Tree Protection Provisions GCC 8-4I-3 General Landscaping Standards and Irrigation Provisions GCC 8-4I-4(B) Landscaping Provisions for Non- Residential Uses GCC 8-4I-5 Perimeter Landscaping Provisions The applicant has provided a 5 attached sidewalk to preserve the existing trees onsite and in accordance with the Committee s pre-application meeting recommendation. A sidewalk waiver is required and must be obtained from the Planning and Zoning Commission. The applicant will have the waiver request addressed at the 4/18/2018 Commission hearing. A 5 pedestrian pathway has been proposed. A minimum of three tree species are required. The applicant has shown two tree species in the landscape plan. The proposed landscaping meets the The proposed landscaping meets the Compliance with this section was noted in the preapplication meeting.
Page 6 GCC 8-4I-6 Parking Lot Landscaping Provisions GCC 8-4I-7 Tree Preservation Provisions The proposed landscaping meets the No trees have been proposed for removal. GCC 8-6A-4(B) Waiver of Required Application Information The applicant has requested waiver of the following requirements: Topographic Survey Grading Plan The scope of the proposed design does not require a topographic survey or a grading plan to evaluate the application against applicable code requirements. A waiver of the requirements is recommended. Committee Options: The Committee may take one of the following actions: 1. Approve the application as presented; 2. Conditionally approve the application; 3. Request the applicant return with revised materials for additional review; 4. Deny the application. Required Findings: Design Review approval may be granted by the Committee only if the applicant demonstrates that: 1. The project conforms to all applicable standards and criteria as set forth in Title 8, Chapter 4. 2. Pursuant to Garden City Code 8-6B-3(D), the Design Committee must make the following findings to approve a design review application: A. The proposed design is in accordance with the purpose of the zoning district and all dimensional regulations of that district; B. The proposed design adheres to standards for the protection of health, safety, and general welfare; C. The proposed design creates a sense of place and contributes to the uniqueness of the different districts and neighborhoods in the city; D. The proposed design improves the accessibility of development to non-motorized and public modes of transportation; E. The proposed design supports a development pattern in nodes rather than strip commercial along arterial corridors; F. The proposed design supports a compact development pattern that enables intensification of development and changes over time; and G. The proposed design provides outdoor spaces and landscaping compatible with the southwest Idaho climatic conditions and that encourage pedestrian activity.
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