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Home My WebLink AboutPUD Amendment Staff Report PZ18-0099 CITY OF TMN FALLS Comprehensive 1p4v Staff Report o .-<./�y'�+:• ' _ 75 BLUE Q`e SERVING QUO r �^ To: Planning &Zoning Commission t Presenter: Steve O'Connor, City Planner Request: To Amend PUD #264 to allow "Hotel" as a permitted use and to increase maximum building height to sixty feet (60') for property located at 2151 Fillmore Street. Application: PZ18-0099 Applicant: O 9BLi1 Geronimo, LLC KESBL Y c/o EHM Engineers 208.734.4888 AERIAL PHOTO APRIL 2016REFERENCE ONLY dthibault@ehminc.com 19 5 BLUE Public Analysis would outright permit a hotel on the this area dating back over two decades, This request is to amend the Canyon property identified as the "Hotel and multiple amendments to those Park West PUD #264 to add "Hotel" as Property" and allow for a maximum PUD's. a permitted use specifically on the building height sixty feet (60'), as property identified as the "Hotel measured from the top of the existing complicate matters, a Citizen's D Property" within the PUD amendment. retaining wall (see attachment #5), to Design Review Committee was created The amendment also requests to without a design review committee convention center consider a 10 story hotel with increase the maximum height to sixty recommendation. c this area. The feet (60'), and remove the requirement committee approved the request in for a design review committee per the As a point of clarification this request January 2007. However, staff has no CRO development standards. does not forego the requirement to record of a development agreement meet the design standards for being approved by City Council to The original Canyon Park West PUD construction as set forth in PUD #264 develop the property in that manner. #219, approved in 2000, required an (see attachment #6). The renderings SUP for a hotel. provided by the applicant have colors Since the committee's approval in and materials depicted. However,those 2007, Canyon Park West PUD#264 has Canyon Park North #1 PUD #222, also items are not part of the application, been approved a recorded with no approved in the year 2000, would have and are not being requested for mention of a high rise hotel. It is staffs required an SUP for any hotel on change.The renderings are conceptual, determination that the current iteration properties within its boundaries. and have not been reviewed for of the governing PUD supersedes that However, PUD #222 is no longer in compliance with the applicable design committee's approval. effect as Canyon Park West PUD #264 standards. Compliance with colors and encompasses and supersedes all of Comprehensive Plan Compliance P P materials are reviewed during Building PUD #222. Permit submittals. This area is designated as Mixed Use on the Future Land Use map for the 2016 Canyon Park West PUD#264,approved On Tuesday, January 29, 2019, the Comprehensive Plan "Grow With Us." in 2012, includes all of PUD #222 and Planning & Zoning Commission voted Mixed Use is a broad use category most of PUD #219, a few properties two (2) in favor, six (6) not in favor, and ranging from Multi-Family complexes to were excluded (such as Zions Bank and one (1) abstention of the application as Light Commercial all within the same Golden Corral). The requested presented. development or even the same amendment is specific to PUD #264 building. A hotel meets these criteria as which must follow both the C-1 and History it would add another service to a range CRO use regulations and development The history on this property and request of services found along a corridor which standards as listed in City Code. If the is a bit lengthy and convoluted. There supports Civic, Commercial, proposed amendment is approved, it have been multiple PUD's approved in Recreational and Residential uses. The Comprehensive Plan also contains ten feet (10') higher than the adjacent Conclusion a vision and goals with the intent to Canyon Rim Trail. The commission is tasked with making a protect the canyon rim. "Development recommendation to City Council. The near the Canyon Rim should be Approval Process Commission may do one of the carefully considered. Retail Per Twin Falls City Code 10-6-1.4(E) following: development along the Canyon Rim Approval of a ZDA Sub-District requires threatens the appeal and natural quality a preliminary presentation to the Recommend approval as of the rim. The Canyon Rim is an Planning and Zoning Commission for a presented important feature and viewpoint, a review of the proposed changes. A 0 Recommend approval with striking visual landscape, and a coveted public hearing shall then be held before conditions recreational site. In order to ensure that the Commission for a recommendation 0 Recommend denial the integrity of the Canyon Rim is to the Council to amend the PUD, 0 Table the Request for preserved, a balance between amend with recommendations or deny additional information. acceptable development uses, and the request. necessary preservation should prevail." Attachments The comprehensive plan further states: Applicable Regulations or Codes 1. Vicinity Map Community Character Goal 2: Preserve Per the Canyon Park West PUD #264, 2. Narrative the Canyon Rim — Policy 2.1 Continue City Code 10-4-8 & 10-4-19: a hotel 3. Draft PUD Amendment to protect the Canyon rim through would require a Special Use Permit and 4. Site Plan enforcement of City Code and a request to City Council to exceed the 5. Building Renderings ordinances that balance private height restrictions of the zones. In 6. Elevation Exhibit property rights and the desire for the addition to the SUP requirement, any 7. Excerpts from Canyon Park West public access to the Canyon Rim Trail building proposed to exceed twenty-five Design Standards feet (25') in the CRO requires a design System. committee review.As such,the applicant 8. Photos Potential Impacts is requesting to amend the PUD as 9. Citizen Emails All development brings its share of required in City Code 10-6-1. impacts; additional development in a developed area brings a new slate of issues and impacts to the surrounding developed properties. A hotel will bring vehicular traffic to the area, however, the increase will be minimal compared to the overall traffic volume already experienced in this area, and the increase will actually be less than the currently approved Retail Store and Restaurant that could be constructed. Due to its proximity along the Canyon Rim Trail, we can expect increased use of that public amenity. Another potential impact will be the visual impact on the rim of the canyon. This building will be visible from the Perrine Bridge and from certain areas on the canyon floor. The extent of the impact on individuals is difficult to quantify as visual impacts are perception based, and each individual creates their own narrative and perceived impact. However, staff can point to an existing situation in order to give context to this request. The building which houses Elevation 486, sits back 50' from the rim and is 56' tall, as measured from an elevation which is VICINITY MAP 0 Feet 300 NORTH 44. Canyon Pa - :rr VI i 3'' ' ``, :fj! West 264 ' t.1 1 . ,�'` Canyon:Park .� Canyon Park IF East;r East 223 / West 264 MagiC Valle Mall .f=. . Y ZDA _ ter CRO OS Current Zoning: C-1 PUD CRO Existing Land Use: Commercial and Vacant PUD R-1 VAR Comprehensive Plan: Mixed Use Proposed Land Use: Hotel [�I C-1 S U I Surrounding Zoning Designations & Land Use(s) North: OS AOI (Snake River Canyon); East: OS CRO; Civic AOI Parks South: C-1 PUD CRO; Commercial West: C-1 PUD CRO; Commercial Applicable Regulations - 10-1-4, 10-1-5, 10-4-8, 10-7-12, 10-10-11, 10-11-1 thru 8, 10-13