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Home My WebLink AboutPUD Amendment Staff Report PZ18-0099 (2) CITY OF TMN FALLS Comprehensive 4*1 Staff Report <F Q� 75 BLUE SeRV1NC� LAKES BL v To: Planning &Zoning Commission Presenter: Steve O'Connor, City Planner 1 Request: To Amend PUD #264 to allow "Hotel" as a permitted use and to increase maximum building height to sixty feet (60') for IV `SRe T property located at 2151 Fillmore Street. Application: PZ18-0099 Applicant: i O 9BLi1 Geronimo, LLC KESBL Y O •• c/o EHM Engineers 208.734.4888 AERIAL PHOTOAPRIL 2016 dthibault@ehminc.com REFERENCE ONLY 19 5 BLUE Public • 2019 Analysis would outright permit a hotel on the to consider a 10 story hotel with a This request is to amend the Canyon property identified as the "Hotel convention center in this area. The Park West PUD #264 to add "Hotel" as Property" and allow for a maximum committee approved the request in a permitted use specifically on the building height sixty feet (60'), as January 2007. However, staff has no property identified as the "Hotel measured from the top of the existing record of a development agreement Property" within the PUD amendment. retaining wall (see attachment #5), being approved by City Council to The amendment also requests to without a design review committee develop the property in that manner. increase the maximum height to sixty recommendation. feet (60'), and remove the requirement Since the committee's approval in for a design review committee per the As a point of clarification this request 2007, Canyon Park West PUD#264 has does not forego the requirement to been approved a recorded with no CRO development standards. meet the design standards for mention of a high rise hotel. It is staff's The original Canyon Park West PUD construction as set forth in PUD #264 determination that the current iteration #219, approved in 2000, required an (see attachment #6). The renderings of the governing PUD supersedes that SUP for a hotel. provided by the applicant have colors committee's approval. and materials depicted. However,those Canyon Park North #1 PUD #222, also items are not part of the application, Comprehensive Plan Compliance approved in the year 2000, would have and are not being requested for This area is designated as Mixed Use on required an SUP for any hotel on change.The renderings are conceptual, the Future Land Use map for the 2016 properties within its boundaries. and have not been reviewed for Comprehensive Plan "Grow With Us." However, PUD #222 is no longer in compliance with the applicable design Mixed Use is a broad use category effect as Canyon Park West PUD #264 standards. Compliance with colors and ranging from Multi-Family complexes to encompasses and supersedes all of materials are reviewed during Building Light Commercial all within the same PUD #222. Permit submittals. development or even the same building. A hotel meets these criteria as Canyon Park West PUD#264,approved History it would add another service to a range in 2012, includes all of PUD #222 and The history on this property and request of services found along a corridor which most of PUD #219, a few properties is a bit lengthy and convoluted. There supports Civic, Commercial, were excluded (such as Zions Bank and have been multiple PUD's approved in Recreational and Residential uses. Golden Corral). The requested this area dating back over two decades, amendment is specific to PUD #264 and multiple amendments to those The Comprehensive Plan also contains which must follow both the C-1 and PUD's. a vision and goals with the intent to CRO use regulations and development protect the canyon rim. "Development standards as listed in City Code. If the To complicate matters, a Citizen's near the Canyon Rim should be proposed amendment is approved, it Design Review Committee was created carefully considered. Retail development along the Canyon Rim Approval Process Conclusion threatens the appeal and natural quality Per Twin Falls City Code 10-6-1.4(E) The commission is tasked with making a of the rim. The Canyon Rim is an Approval of a ZDA Sub-District requires recommendation to City Council. The important feature and viewpoint, a a preliminary presentation to the Commission may do one of the striking visual landscape, and a coveted Planning and Zoning Commission for a following: recreational site. In order to ensure that review of the proposed changes. A the integrity of the Canyon Rim is public hearing shall then be held before Recommend approval as preserved, a balance between the Commission for a recommendation presented acceptable development uses, and to the Council to amend the PUD, 0 Recommend approval with necessary preservation should prevail." amend with recommendations or deny conditions The comprehensive Ian further states: the request. Recommend denial p p Table the Request for Community Character Goal 2: Preserve Applicable Regulations or Codes additional information. the Canyon Rim — Policy 2.1 Continue Per the Canyon Park West PUD #264, to protect the Canyon rim through CityCode 10-4-8 & 10-4-19: a hotel Attachments enforcement of City Code and would require a Special Use Permit and 1. Vicinity Map ordinances that balance private a request to City Council to exceed the 2. Narrative property rights and the desire for the public access to the Canyon Rim Trail height restrictions of the zones. In 3. Draft PUD Amendment System. addition to the SUP requirement, any 4. Site Plan building proposed to exceed twenty-five 5. Building Renderings Potential Impacts feet (25') in the CRO requires a design 6. Elevation Exhibit All development brings its share of committee review.As such,the applicant 7. Excerpts from Canyon Park West impacts; additional development in a is requesting to amend the PUD as Design Standards developed area brings a new slate of required in City Code 10-6-1. 8. Photos issues and impacts to the surrounding 9. Citizen Emails 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 ten feet (10') higher than the adjacent Canyon Rim Trail. 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