HomeMy WebLinkAboutCC - Commission Recommendation and Staff Report for 5-23 STAFF REPORT
C�W IDIAN�--
COMMUNITY DEVELOPMENT DEPARTMENT I D A H O
HEARING May 23,2023
Legend
DATE:
Project Location 0
TO: Mayor&City Council
FROM: Stacy Hersh,Associate Planner
208-884-5533 ��o E
SUBJECT: Crowley Park Subdivision lin " 0 u
H-2023-0006 fflp=T�
TTTn � f
LOCATION: 4135 W. Cherry Lane in the Northeast
1/4 of the Northwest 1/4 of Section 10,
Township 3N,Range 1 W(Parcel
#S1210212465)
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I. PROJECT DESCRIPTION
Annexation of 1.002 acres of land with an R-8 zoning district,Preliminary Plat consisting of 5 residential
building lots(including one existing home to remain) and one(1)common lot,and three(3)Alternative
Compliance requests for Crowley Park Subdivision.
Alternative compliance is requested to UDC 11-6C-3.D,which requires that no more than three(3)dwelling
units be located on one (1) side of the common driveway;
UDC 11-313-7 (Landscape Buffers along streets),which requires a 25-foot landscape buffer along W. Cherry
Lane (a principal arterial);and
UDC Table 11-3C-6,which requires two(2)parking spaces in an enclosed garage,other spaces may be
enclosed or a minimum 10-foot by 20-foot parking pad.
Pagel
IL SUMMARY OF REPORT
A. Project Summary
Description Details Page
Acreage 1.002 acres
Future Land Use Designation Medium Density Residential(MDR)
Existing Land Use Single-family residential(SFR)/ag
Proposed Land Use(s Single-Family attached residential
Current Zoning Single-Family residential zone(Rl)in Ada County
Proposed Zoning R-8(Medium Density Residential)
Lots(#and type;bldg/common) 5 building(including 1 existing lot)/1 common
Phasing plan(#of phases) 1
Number of Residential Units(type 4 single-family attached units and 1 existing home
of units)
Density(gross&net) 4.99 units/acre(gross)
Open Space(acres,total [%]/ 0%,not required for developments under 5 acres
buffer/qualified)
Amenities None
Physical Features(waterways, None
hazards,flood plain,hillside)
Neighborhood meeting date 11/16/2022
History(previous approvals) None
B. Community Metrics
Description I Details Page
Ada County Highway
District
• Staff report Yes
(yes/no)
• Requires No
ACHD
Commission
Action
es/no
• Existing 1. Right-of-Way—Cherry Lane
Conditions a. Existing Conditions: Cherry Lane is improved with 5-travel lanes, on-street bike
lanes,vertical curb,gutter,and 7-foot wide attached concrete sidewalk abutting the
site.There is 90-feet of right-of-way for Cherry Lane(45-feet from centerline).
Page 2
• CIP/IFYWP C.Traffic Information
Trip Generation
This development is estimated to generate 29 additional vehicle trips per day(10 existing);
and 2 additional vehicle trips per hour in the PM peak hour(1 existing),based on the Institute
of Transportation Engineers Trip Generation Manual,I ll'edition.
Condition of Area Roadways:Traffic Count is based on Vehicles per hour(VPH)
Roadway Frontage Functional PM Peak Hour PM Peak Hour
Classification Traffic Count Level of Service
Cherry Lane 126-feet I Principal Arterial 704 Better Than"E"
*Acceptable level of service for a five-lane principal arterial is"E"(1,780 VPH).
Average Daily Traffic Count(VDT): Average daily traffic counts are based on ACHD's most current
traffic counts.
• The average daily traffic count for Cherry Lane west of Ten Mile Road was 14,642 on
March 20,2019.
Access(Arterial/Collectors/State Cherry Lane is classified as a principal arterial roadway. Other than the
Hwy/Local)(Existing and Proposed) access specifically approved with this application off of W.Cherry Lane,
direct lot access is prohibited to this roadway and should be noted on the
final plat.
Proposed Road Improvements None
Fire Service No comments received
Police Service No comments received.
West Ada School District No comments received.
Distance(elem,ins,hs)
Capacity of Schools
#of Students Enrolled
Wastewater
• Distance to Sewer Services Directly adjacent
• Sewer Shed North Black Cat
• Estimated Project Sewer See application
ERU's
• WRRF Declining Balance
• Project Consistent with WW Yes
Master Plan/Facility Plan
• Impacts/Concerns See Public Works' Site-Specific Conditions in Section B.
Water
• Distance to Services Water available at site.
• Pressure Zone 2
• Estimated Project Water See application
ERU's
• Water Quality Concerns None
• Project Consistent with Yes
Water Master Plan
• Impacts/Concerns See Public Works' Site-Specific Conditions in Section B.
Page 3
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C. Representative:
Same as Applicant
IV. NOTICING
Planning&Zoning City Council
Posting Date Posting Date
Newspaper notification
published in newspaper 3/22/2023 5/7/2023
Radius notification mailed to
property owners within 300 feet 3/16/2023 5/5/2023
Public hearing notice sign posted
3/27/2023 5/10/2023
on site
Nextdoor posting 3/16/2023 5/5/2023
V. COMPREHENSIVE PLAN ANALYSIS
LAND USE: This property is designated as Medium Density Residential(MDR) on the Future Land Use Map
(FLUM)contained in the Comprehensive Plan. This designation allows for dwelling units at gross densities
of 3 to 8 dwelling units per acre.
The subject 1.002-acre property currently contains an existing home and is an enclave surrounded by
existing single-family residential homes. The subject site abuts an R-8 development to the west and south,
Cherrywood Village Subdivision;to the east is an R-4 development,Rods Parkside Creek Subdivision; and
to the north are two R-4 developments, Golf View Estates Subdivision and Cherry Lane Village Subdivision.
The subject property is designated as Medium Density Residential on the future land use map consistent with
the approved development to the west. The Applicant proposes a 5-lot subdivision for single-family
residential attached homes and one existing single-family detached home at a gross density of 4.99 units per
acre,which is within the desired density range of the MDR designation.
Goals,Objectives,&Action Items: Staff finds the following Comprehensive Plan policies to be applicable
to this application and apply to the proposed use of this property(staff analysis in italics):
• "Encourage a variety of housing types that meet the needs, preferences, and financial capabilities of
Meridian's present and future residents."(2.01.02D)
The proposed single-family attached and one existing single-family detached dwellings with a mix of
lot sizes will contribute to the variety of housing options in this area and within the City as desired.
Existing single-family attached and detached dwellings are in the Medium-Density Residential
development to the west and south and existing Medium Low-Density Residential developments
consisting of detached dwellings are located within the surrounding area.
• "Permit new development only where it can be adequately served by critical public facilities and
urban services at the time of final approval, and in accord with any adopted levels of service for
public facilities and services."(3.03.03F)
City water and sewer service is available and can be extended by the developer with development in
accord with UDC 11-3A-21.
• "Avoid the concentration of any one housing type or lot size in any geographical area;provide for
diverse housing types throughout the City." (2.01.01G)
Page 5
This area consists primarily of single family detached homes with some single-family attached
homes located to the west; only single-family attached homes and one existing single-family
detached home are proposed within this development. The proposed development offers lot sizes
ranging from 4,011 to 5,768 square feet(sf.)with the existing home on a 9,744 sf. lot.
• "Require all new development to create a site design compatible with surrounding uses through
buffering, screening,transitional densities, and other best site design practices."(3.07.01A)
The proposed medium-density residential single-family detached homes contribute to the variety of
residential categories within the surrounding area as desired.
• "Encourage compatible uses and site design to minimize conflicts and maximize use of land."
(3.07.00)
The proposed site design provides maximum use of the land with the proposed residential dwelling
types and should be compatible with the existing developments on adjacent properties that are also
designated for MDR uses.
• "Support infill development that does not negatively impact the abutting, existing development.
Infll projects in downtown should develop at higher densities,irrespective of existing
development." (2.02.02C)
The proposed development will not likely impact the existing abutting developments to the east, west,
and south.
• "Ensure development is connected to City of Meridian water and sanitary sewer systems and the
extension to and through said developments are constructed in conformance with the City of
Meridian Water and Sewer System Master Plans in effect at the time of development."(3.03.03A)
The proposed development will connect to City water and sewer systems with development of the
subdivision;services are required to be provided to and through this development in accord with
current City plans.
• "Require pedestrian access in all new development to link subdivisions together and promote
neighborhood connectivity."(2.02.01D)
A 5-foot-wide existing pedestrian sidewalk connection is located along W. Cherry Lane. The existing
sidewalk provides a link between all subdivisions east and west of this site.
• "Require urban infrastructure be provided for all new developments, including curb and gutter,
sidewalks,water and sewer utilities."(3.03.03G)
Urban sewer and water infrastructure and curb, gutter, and sidewalks are required to be provided
with development of the subdivision.
• "Eliminate existing private treatment and septic systems on properties annexed into the City and
instead connect users to the City wastewater system; discourage the prolonged use of private
treatment septic systems for enclave properties."
If annexed, the existing home will be required to abandon the existing septic system and connect to
the City wastewater system.
• "Maximize public services by prioritizing infill development of vacant and underdeveloped parcels
within the City over parcels on the fringe."(2.02.02)
Development of the subject infill parcel will maximize public services.
Based on the analysis above, staff finds the proposed development is consistent with the Comprehensive
Page 6
Plan.
VI. STAFF ANALYSIS
A. ANNEXATION(AZ)
The Applicant proposes to annex 1.002 acres of land with an R-8 zoning district. A legal description and
exhibit map for the annexation area is included in Section VIII.A. This property is within the City's Area
of City Impact boundary.
A preliminary plat and conceptual building elevations were submitted showing how the property is
proposed to be subdivided and developed with 4 single-family residential attached dwelling units, 1
existing single-family detached dwelling unit, and 1 common lot at a gross density of 4.99 units per acre
(see Sections VIII.B, E). The proposed use and density of the development is consistent with the MDR
FLUM designation.
Single-family detached and attached dwellings are listed as a principal permitted use in the R-8 zoning
district per UDC Table 11-2A-2. Future development is subject to the dimensional standards listed in
UDC Table 11-2A-6 for the R-8 zoning district.
There is an existing home on approximately a quarter of an acre adjacent to W. Cherry Lane. The
property owner intends to annex and connect to City utilities with this development.
The property is contiguous to City annexed land to the north and is within the City's Area of City Impact
boundary. A legal description and exhibit map of the overall annexation area for the R-8 zoning districts
are included in Section VIII.A.
The City may require a development agreement(DA) in conjunction with an annexation pursuant to
Idaho Code section 67-6511A. If this property is annexed, Staff recommends a DA is required with
the provisions discussed herein and included in Section IX.A.
B. PRELIMINARY PLAT(PP):
The proposed preliminary plat consists of 5 building lots and 1 common lot on 1.002 acre property in the
proposed R-8 zoning district. Proposed lots range in size from 4,011 to 9,744 square feet(s.f.)(or 0.09 to
0.22 acres). The proposed gross density of the subdivision is 4.99 units per acre. The subdivision is
proposed to develop in one phase as shown in Section VIII.B.
Existing Structures/Site Improvements: An existing home on the property is proposed to remain on
Lot 1,Block 1. The outbuildings located on Lots 2, 3,and 4,Block 1 should be removed with
development of this property. Prior to the City Engineer's signature on the final plat, all existing
structures that do not conform to the setbacks of the district are required to be removed.
Dimensional Standards(UDC 11-2): The proposed plat and subsequent development are required to
comply with the dimensional standards listed in UDC Table I1-2A-6 for the R-8 zoning district. The
proposed plat appears to comply with the dimensional standards of the district, except for the
front porch on the existing home which encroachsmore than two feet into the required setback(see
alternative compliance analysis under landscape buffers below). Per UDC 11-2A-3B.3, lots taking
access from a common drive do not require street frontage.
Access: Access is proposed from W. Cherry Lane from a common driveway on Lot 2,Block 1. Direct
lot access from W. Cherry Lane for Lot 1,Block 1 is prohibited. The interior Lots 3,4, 5, and 6 Block 1
are proposed to take access via a common drive to W. Cherry Lane,meeting the street access
requirements of UDC 11-3A-3A.
Common Driveways (UDC 11-6C-3D): Common driveways shall serve a maximum of four(4)
dwelling units. In no case shall more than three (3) dwelling units be located on one (1) side of the
Page 7
driveway. The Applicant is proposing five(5) dwelling units take access off the common driveway,all
five(5) dwelling units are also located on one(1) side of the driveway. Per UDC 11-6C-3D.9, the
Director may approve or recommend approval of alternative design or construction standards when
the applicant can demonstrate that the proposed overall design meets or exceeds the intent of the
required standards of this section and shall not be detrimental to the public health, safety, and
welfare.
Alternative Compliance(ALT)to the common driveway standards is requested due to the lot only
having access from an arterial roadway; there is no local street connection available to this site.
Staff recommended this site layout to allow for more usable backyards for the southernmost lots,
as the south boundary is encumbered by an irrigation easement. Based on the analysis,the
Director is supportive of the request for ALT for the proposed five (5) dwelling units taking
access off the west side of the common driveway.
Parking(UDC 11-3C): Off-street parking is required to be provided in accord with the standards listed
in UDC Table 11-3C-6 for single-family dwellings based on the number of bedrooms per unit. Staff will
confirm compliance with these standards at the time of building permit submittal for each residence. The
Applicant has provided an additional three(3)parking stalls at the end of the common drive on the
southeast side of the site for overflow parking. The existing home does not meet the required number of
off-street parking spaces per UDC Table 11-3C-6 for a three(3)bedroom home; four(4)parking spaces
are required, at least 2 in an enclosed garage,other spaces may be enclosed or a minimum 10-foot by 20-
foot parking pad. The existing home does not have an enclosed two-car garage;however,the required
number of parking spaces is provided via an existing carport and driveway. The Applicant is not
proposing to construct a 2-car garage as required and requests alternative compliance to this standard.
Per UDC 11-3C-7, the Director may approve, or recommend approval of, an alternative off-street
parking and loading plan, through the alternative compliance process specified in section 11-5B-5 of
this title when the overall design, as proposed by the applicant, meets or exceeds the intent and the
requirements of this article.
Alternative Compliance (ALT)to the off-street parking standards is requested because
converting the existing carport to a garage would substantially impact the residence's structural
integrity. The carport shares a roofline with the existing home and is currently accessed from
the west; access to the carport will change to the south upon approval and completion of the
subdivision site improvements. To obscure the carport the Applicant proposes to install
hardiboard to match the existing house has installed latt ee on the north face of the carport and
will add additional lattiee to the west side once the entry point to the carport is shifted to the
south and the common drive is constructed. The Applicant is also proposing to add a fence to
provide additional screening of the carport from W. Cherry Lane. Staff recommends that the
Applicant pave the driveway on Lot 1,Block 1 to comply with the 10-foot by 20-foot parking pad
in accord with UDC 11-3C-4. The existing home is recognized as non-conforming due to the off-
street parking requirements in UDC 11-3C-6. Per UDC 11-IB-4, no existing structure
containing a nonconforming use may be enlarged, extended, constructed, reconstructed, moved,
or structurally altered except through the approval of a conditional use permit. As a result of
the non-conformity,the Applicant is required to apply for a Conditional Use Permit if the ALT
is not granted for the carport and for any future expansions on the property. Based on the
analysis,the Director is supportive of the request for ALT for the existing carport with the
addition of the lie hardiboard.
Page 8
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Landscaping(UDC 11-3B): A twenty-five foot landscape buffer is required along W. Cherry Lane in
accord with UDC 11-3B-7. The landscape plan submitted depicts a 20-foot landscape buffer along W.
Cherry Lane that includes four(4) existing trees. Per UDC 11-3B-7C.1(c), in a development where the
required street buffer width results in an otherwise unavoidable hardship to the property, a written
request for a buffer reduction may be submitted through the alternative compliance process. The
request shall demonstrate evidence of the unique hardship caused by the required street buffer and
propose a specific alternative landscape plan that meets or exceeds the intent of the required buffer.
In no case shall the width be reduced to less than ten (10)percent of the depth of the lot. A reduction
to the buffer width shall not affect building setbacks; all structures shall be set back from the property
line a minimum of the buffer width required in the applicable zoning district.
Alternative Compliance (ALT)to the landscape buffer width is requested due to the front porch
on the existing home encroaching more than two feet into the required Landscape buffer;
however, Staff recommends that the Applicant modify the plans to include the required 25-foot
landscape buffer around the front porch. The landscape plan submitted does not depict an
alternative means of mitigating the encroachment of the porch into the required landscape buffer.
Staff recommends the Applicant add additional landscaping for mitigation as well as meet the
requirements for the buffer landscaping materials. Per UDC 11-3B-7C.3, all required landscape
buffers along streets shall be designed and planted with a variety of trees, shrubs,lawn,or other
vegetative ground cover. Plant materials in conjunction with site design shall elicit design
principles including rhythm, repetition,balance, and focal elements (see figures below).
Page 9
Based on the analysis,the Director is supportive of the request for ALT with Staffs
recommendation to modify the plans to include the required 25-foot landscape buffer meandering
around the front porch and adding additional landscaping for mitigation to meet the requirements
for the buffer landscaping materials in accord with UDC 11-3B-7C.3. The landscape plan should
be revised with the final plat application.
Sidewalks(11-3A-17): Cherry Lane is improved with an existing 7-foot wide attached concrete
sidewalk abutting the site in accord with UDC standards. Staff is not recommending that this sidewalk be
replaced with and 5-foot deatched sidewalk.
Utilities(UDC 11-3A-21): Connection to City water and sewer services is required in accord with UDC
11-3A-21. The existing home proposed to remain on Lot 1,Block 1 is required to connect to City water
and sewer service within 60 days of it becoming available as set forth in MCC 9-1-4 and 9-4-8.
Street lighting is required to be installed in accord with the City's adopted standards, specifications and
ordinances.
Fencing(UDC 11-3A-6, I1-3A-7): All fencing is required to comply with the standards listed in UDC
11-3A-7. According to the submitted project description,the Applicant is proposing fencing in
front of the carport for screening provided there is not a conflict with the proposed layout of the
fire hydrant service line. A detail of the fencing should be provided with the final plat.
Pressurized Irrigation System (UDC 11-3A-15): Underground pressurized irrigation water is required
to be provided to each lot within the subdivision as set forth in UDC 11-3A-15.
Storm Drainage(UDC 11-3A-18):An adequate storm drainage system is required in all developments
in accord with the City's adopted standards, specifications and ordinances.Design and construction shall
follow best management practice as adopted by the City as set forth in UDC 11-3A-18.
Building Elevations: Two(2) conceptual building elevations were submitted that demonstrate what
future homes in this development will look like(see Section VIII.D).Variations of two-story homes with
a two-car garage are proposed. The submitted elevations depict a number of different architectural
and design styles with field materials of lap siding,differing color accents,roof profiles,and stone.
The final design of the structure is required to comply with the design standards listed in the
Architectural Standards Manual.
VII. DECISION
A. Staff:
Staff recommends approval of the proposed annexation with the requirement of a Development
Agreement,and Preliminary Plat per the provisions in Section IX in accord with the Findings in Section
X.
B. The Meridian Planning&Zoning Commission heard these items on April 6,2023.At the public
hearing,the Commission moved to recommend denial of the subject Annexation and Preliminary
Plat request.
1. Summary of Commission public hearing_
a. In favor: Penelope Constantikes,Riley Planning Services,LLC;
b. In opposition:None
c. Commenting: Penelope Constantikes;
d. Written testimony: None
e. Staff presenting application: Stacy Hersh,Associate Planner
f. Other Staff commenting on application:None
Page 10
2. Key issue(s)of public testimony
a. None
3. Key issue(s)of discussion by Commission:
a. Concerns with the amount of density_proposed on the one (1)acre lot;
b. Concerns with emergency services ability to gain access in and out of the property;
c. Not in agreement with the Alterntaive Compliance for the use of lattice on both sides of
the existing attached carport as mitigation for an enclosed garage.
d. Concerns with overflow parking.
4. Commission change(s)to Staff recommendation:
a. None
5. Outstandin issue(s)ssue(s) for City Council:
a. None
C. City Council:
To be heard at future date.
Page 11
VIII. EXHIBITS
A. Annexation Legal Description and Exhibit Map
tQ
DAVID EVANS
,o.:)ASSOCIATES Nc:
ANNEXATION
BOUNDARY DESCRIPTION
The following Describes a Parcel of Land lying in a portion of the NW 114 of Section 10,
Township 3 N4orlh„Range 1 West.,Boise Meridian.City of Meridian,Ada County
Idaho being more particularly described as follows:
COMMENCING at the Northwest Corner of said Section 15 which is being Moriumented
with a found 5f8'Iron pin with'No Cap'.From which,the North 1A Corner of
said Section 10 which is being Monumented with a found Brass Cap bears,
South 8911631"East,2645.04 feet Thence along the Northerly Boundary Line
of the NW 114 of said Section 10.South 89'15'31'Easl,2195.88 feet to the
POINT OF BEGINNING:
Thence continuing,South 89'1514'East, 124.22 feet
Thence leaving said Northerly Boundary Line,South 4d'04'22"East,386.74 fast to a
found 518'Iron Pin"PLS 4116";
Thence.North 88123'57'West.13+0.98 feet to a found SW Iran Pin"PLS 4116%
Thence,North t]t'1`55`39'East,384.74 feet ivthe POINT OF BEGINNING:
The abmm Described Parcel of Land contai ns 1.13 Acres(49,213 Sq.Ft.),more or
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Page 12
ANNF-YATION 2 HIBIT
A PORTION OF THE NW 114 OF SECTION 10,TOWNSHIP 3 NORTH, RANGE 1 WEST,
6015E MERIDIAN,CITY OF MERMAN, ADA COUNTY, IDAHO
2023
RMIS OF SEARING:
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Phone: 209M04)049
Page 13
B. Preliminary Plat(dated: 1/5/23)
-— PFSA LVllNARY PLAT FOR
CROWLEY PARK SUBDIVISION �
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C. Landscape Plan(dated: 1/23/23)—NOT APPROVED(NEEDS TO BE REVISED)
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D. Conceptual Building Elevations
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Page 19
IX. CITY/AGENCY COMMENTS & CONDITIONS
A. PLANNING DIVISION
1 A Developraen4 Agfeeraen4(DA) is feqttifed as a provision of a+mexafion of this property. Prior-to
approval of the afmexation >a PA shall be entered ifi4o between the City of Meridian,
shall,the
Guffer4ly, a fee of$303.00 shall be paid by the ApplieafA to the Plafming Division prior to
eommeneeraefA of the PA. The PA shall be signed by the property owner and fetumed to the
Planning Division within six(6)raeaths of the Git-y Getffleil gra-mfing the annexation. The DA
M rainifwara,ineerpera4e the following provisions IF City Getffleil determines ame*afien is in the
best ipAefest of the City:
a. Future developmefft of this site shall be generally eensistent with the preliminary pla4, !a-ndseape
b. The existing home on Lot 1,Bleek 1 shall be required to ewmeet to City water a-ad sewer ser-viee
within 60 days ef it beeeraing a-vailable and diseenneet from private sef-,4ee, as set forth in MCC
n 1 4 a-a 4 8
2. The final plat shall ifielude the followipp—q—p-
a. Revise the plat to ineltide a 25 feet easement raea-adefing afetind the lropA pereh of the exisfin
home fef the preposed eemmen let adjaeent to W. Cherry Lane.
a. Revise the landseape pla-a to inelede a 25 feet easement meandering afetifid the ffeH4 pefeh 0
b. Revise the laridseape plan to depiet a variety of trees, shrubs, !a--,N%, or other vegetative greun
eever ^g : -camerr T-anePer�PC l »zB 7r T�
d. Mitigatien shall be fe"ifed for all existing trees f9iff ineh ealipef of greater that are rem
f+om the site with equal replaeement of the total ealipers lost oft site up to an afneun�of one
4. The proposed plat and subseqttepA development are r-equifed to eemply with the dimensi
standards listed n UPC Table 11 2A 6 f the he R 8-zeiliirg distriet.
Engineer's5. Prior io the City not conform to
the setbacks of the R-8 zoning district shall be removed.
6.
7. Off street par-king is r-eqt*ir-ed to be previded in aeeerd with the standards listed in UDG Table 11
3C 6 for single fimiily dwellings based on the number of bedrooms per unit, exeept for the existing
r-equir-emefAs(UPC; 11 6C 3 P), off street park4fig requirements (UPC; 11 3 G 6), and landseape
8. The n..plieafA shall, ..,.,..,;th all Arun , ndit ns f appro ,
9. Direet lot aeeess ftern W. Cherry La-me is prohibited.
Page 20
10. A Design Review applieal4oa shall be submitted and approved for-the pr-oposed single family
a4taehed homes prior-to stibmittal of a biAding per-mit applieation. The design sta-adafds listed in the
!I. The applieapA and/or-assigns shall have the eontii+uifig obliga4ion to pr-ovide iFFiga4ion thM meets the
UDC 11 3B 5 T r
mr 1 3B 1 13 a-a T TDG 11 �T TT , -� r 7D
12. The pr-elimifiai=),plat appr-oval shall beeeme fitill and void if the appliecmt fails to either-.: 1) Obtain the
D. PuB a WopKs
1. Site Speeffie Conditions of Approval
>bushes,buildings, >tfash walls,taele >
> ligh4 poles,
1.4 The well leeated en the site must be abandoned per-r-egttlatefy r-e"ir-ements and proof 0
aba-adonmefft must be provided!a the City tmiess the well will be used for-iffigatiefl. if used fe
i.5 Instead of having multiple eemeetiens te Cheffy in(Thfee afe shewn)bring a single i.3 Sewer-ffmst be at least 10'from edge of easemefA.
stubs, stub in4e
pr-epef4y a-ad not in the ROW.
i.7 Main >
1 O'beyead the m .bLmeto../1...,1,.,,,ft Lines should be eeffter-ed i the o ,4t
pr-esstife dtHing peak water-iisage. Possible evaltiate iipsizing the sef-Viee line fr-E)M the Metef tE)
the house to r-eduee pressure lose.
i.9 Seme ef the sefviees afe vefy long. The desip eagineef to wfify that house will ha-ve adequa4e
easement with the line eentefed in the easefflefft.NE)tfeeS,
fenees or-any other-pefma-aent stmetefes afe allowed in the easement.
2. General Conditions of Approval
2.1 ApplieafA shall eoor-difi4e wa4er-a-ad sewer-main size and r-outing with the Publie WoFks
sei=viee ou4side of a publie r-igh4 of way. N4ifiim*m eover-ever-sewer-mains is thfee feet,if eove
4-om top of pipe to sub gr-ade is less than dffee feet than altefn4e m4er-ials shall be used i
2.2 Per-Mer-idian City Code (MCC),the appliea-at shall be r-espensible to insta4l sewer-a-ad wa4e
of way(ifielude all w4er-ser-viees and hydrants). The easement widths shall be 20 feet wide fe
a single utility, or-30 feet wide for-two. The easements shall not be dedieated via the pla4,b
Page 21
utilized,rather-dedieated ou4side the-plat pf:oeess using the City of Mefidian's standard fE)Fms. The
easement shall be gfaphieally depieted on the plat fef fefefen . . Submit an e�ieeu*
easement(en the fofm a-vailable from Ptiblie Works), a legal deser-iptien prepared by an 1
Lieefised Pr-ofessional Land Surveyor-,whieh must ifielude the area of the easemen4(maf-ke
review. Beth exhibits must be sealed, signed a-ad da ed by a Professional Land Sef-veyer, DO
submitted,r-eviewed, and appf:oved prior-to development plan approval.
well water-for-the primary soufee. if a suffaee or-well soufee is not available, a single poi
prior-to r-eeeivifig development plan approval.
2.5 All existing stmetwes tha4 are r-equifed to be r-emoved shall be prior-to signatwe on the final p!
by the City Eagineef. Any stmetffes that are allowed to femain shall be s4lieet te evaWa
a-ad possible feassigmaent ef street addr-essing te be ift eemplimee with MCC.
the developer-will be responsible for-the payment of assessmeffts fer-the eoffffnoo afeas pfief te
and any othef:applieable law of:f:egula4iofi.
2.7 Any wells tha4 will fiet eepAifpae to be used ffms!be pr-oper-ly abandoned aeeor-difig to Mahe Well
Developer's Engineer-shall provide a st4ement addressing whether-there are any existingwells-
ift the developmefA, a-ad if so,how they will eef4ii+ue to be used, or-provide r-eeor-d of
abandeament
2.9 Any e*isting septie systems within this pr-ejeet shall be r-emeved from sef-viee per-City
2.9 Street signs afe te be in plaee, sa-mitafy sewef a-ad watef system shall be approved and UTDC la 3A 6. In per-f-efming stteh work,the appliea-at shall eemply with Mahe Cede 42
shall be r-eeer-ded,prior-to applying for-building pemlits.
read base appf:oved by the Ada CoufAy High-way Distr-iet a*d the Final PW for-this subdivisio will be r-equir-ed for-all tffleemplete
fefte g, !a-adSeapi"rig,amenities, ete.,pr-ivrt6srgnature oft the fifial plat.
2.11 All impr-ovemeffts r-ela4ed to publie life, safety and health shall be eompleted prior-to oeeupa-aey
siffety for-stieh impr-evemen4s in efder--*A- i-Aht-Rimi City Engineer signatufe en the final pla4 as
= :r zrrUPC11 5c-343,
approval lotto
that ,be rod by the n..w,.,Corps of Efigifieer-s
Page 22
7 T�1 C Developer-shall, mailbox difi a 1,....,tiens with;t the T et:i iaf POst 0 o
z
2.16 Gempaefien test r-estilts shall be s4mit4ed te the Mer-idia-a Building Depaftment for-all bttildiag
pads fee i i — —. -,red baekfill,w-hefe footing would sit a4ep fill meAer-ia
2.17 The design engifieer-shall be r-e"ked to eet4ify that the street eeR4er-lifie eleva4iens are set
miniffmm of 3 feet above the highest established peak gr-oundwatef elev4iea. This is to ensure
that the bottom eleveAien of the er-aw4 spaees of homes is at least 1 feet abe
drainage faeilit-y within this pr-ejeet t44 do not fall undet:the jufisdietie
or-AG14D. The design engineer-shall pfevide eei4ifieatiea tha4 the faeilities have been ifistalle
in aeeefda-nee with the appr-eved design plans. This eei4ifieafiea will be fe"ir-ed befefe a
eet4ifiea4e of oeoupaney is issued for-any stmetwes within the pr-ojeet.
the City of Nier-idia-a At4eGAD standards. These feeer-d drawings mttst be feeeived a
pr-ojee
t.
of 2.20 A street light plan will need te be ineWded in the eivil eenstfuefien plans. Street light p
prior-to fifial p1a4 signature. This sufet-y will be verified by a line item eest estifna4e pr-evided b5
dur-ation of two years. This sufetywill be verified by a lifie item eest estimate pf:evided by t
deposit or-bond.Apphean4 ffmst file a-a appliea4ioa for-stifety,W-hieh ea-a be fiatffid on the
C. FIRE DEPARTMENT
The entire driveway shall be signed"No Parking Fire Lane".
D. POLICE DEPARTMENT
No comments at this time.
E. PARK'S DEPARTMENT
No comments at this time.
F. NAMPA&MERIDIAN IRRIGATION DISTRICT(NMID)
https://weblink.meridiancily.org/WebLinkIDoeView.aspx?id=290739&dbid=0&r0o=MeridianCitX
Page 23
G. ADA COUNTY DEVELOPMENT SERVICES(ACDS)
https:llweblink.meridiancily.org/WebLink/DocView.aspx?id=290606&dbid=0&r0o=MeridianCitX
H. WEST ADA SCHOOL DISTRICT(WASD)
No comments were received from WASD.
I. DEPARTMENT OF ENVIRONMENTAL QUALITY(DEQ)
https:llweblink.meridiancity.org/WebLink/Doc View.aspx?id=291408&dbid=0&repo=Meridian City&cr
=1
J. IDAHO TRANSPORTATION DEPARTMENT(ITD)
https:llweblink.meridiancily.org/WebLink/Doc View.aspx?id=291274&dbid=0&r0o=MeridianCitX
K. ADA COUNTY HIGHWAY DISTRICT(ACHD)
https:llweblink.meridiancitE.or,g/WebLink/DocView.aspx?id=290556&dbid=0&r0o=MeridianCitX
X. FINDINGS
A. Annexation and/or Rezone(UDC 11-513-3E)
Required Findings: Upon recommendation from the commission,the council shall make a full
investigation and shall,at the public hearing,review the application. In order to grant an annexation
and/or rezone,the council shall make the following findings:
1. The map amendment complies with the applicable provisions of the comprehensive plan;
Commission finds the Applicant's request to annex the subject property with R-8 zoning and develop
single-family attached dwellings on the site at a gross density of 4.99 units per acre is consistent with
the density desired in the MDR designation for this property;however the preliminary plat and site
design is not consistent with the Comprehensive Plan.
2. The map amendment complies with the regulations outlined for the proposed district,
specifically the purpose statement;
Commision finds the proposed map amendment to R-8 and development generally does comply with
the purpose statement of the residential districts in that it will contribute to the range of housing
opportunities available in the City consistent with the Comprehensive Plan.
3. The map amendment shall not be materially detrimental to the public health, safety, and
welfare;
Commission finds the proposed map amendment may be detrimental to the public health, safety and
welfare as the proposed residential density is not compatible with adjacent single-family residential
homes/uses in the area.
4. The map amendment shall not result in an adverse impact upon the delivery of services by any
political subdivision providing public services within the city including,but not limited to,
school districts; and
Commission finds City services are available to be provided to this development. Comments were
not received from WASD on this application so Staff is unable to determine impacts to the school
district.
Page 24
5. The annexation(as applicable)is in the best interest of city.
Commission finds the proposed annexation is not in the best interest of the city based on the design
of the plat and the proposed density.
B. Preliminary Plat(UDC 11-6B-6)
In consideration of a preliminary plat,combined preliminary and final plat, or short plat,the decision-
making body shall make the following findings: (Ord. 05-1170, 8-30-2005, eff. 9-15-2005)
1. The plat is in conformance with the comprehensive plan and is consistent with this unified
development code; (Ord. 08-1372, 7-8-2008, eff. 7-8-2008)
Commission finds the proposed plat is generally in conformance with the UDC and the
Comprehensive Plan.
2. Public services are available or can be made available ad are adequate to accommodate the proposed
development;
Commission finds public services can be made available to the subject property and will be
adequate to accommodate the proposed development however Commission expressed concners with
the imapcts of emergenecy service providers given the limited access and parking being proposed
with the development.
3. The plat is in conformance with scheduled public improvements in accord with the city's capital
improvement program;
Commission finds there are no roadways, bridges or intersections in the general vicinity that are in
the IFYWP or the CIP.
4. There is public financial capability of supporting services for the proposed development;
Commission finds there is public financial capability of supporting services for the proposed
development.
5. The development will not be detrimental to the public health, safety or general welfare; and
Commission finds the proposed development may be detrimental to the public health, safety or
general welfare due to limited access for emegengency services.
6. The development preserves significant natural, scenic or historic features. (Ord. 05-1170, 8-30-2005,
eff. 9-15-2005)
Commission is unaware of any significant natural, scenic or historic features that need to be
preserved with this development.
C. Alternative Compliance findings (Landscape buffers along streets UDC 11-3B-7):
The Director has approved your request for alternative compliance to Unified Development Code (UDC)
11-313-7 for the subject property,based on the required Findings listed in UDC 11-5B-5E, as follows:
1. Strict adherence or application of the requirements are not feasible; or
The Director finds that it is not feasible to meet the UDC requirement for common driveways for the
proposed five (5) dwelling units all taking access off the west side of the common driveway.
The Director is not feasible to meet the UDC requirement for off-street parking due to the existing
carport attached to the home.
The Director finds it is not feasible to meet the UDC requirement for a portion of the location of the
required street buffer due to the front porch of the existing home encroaching into the street buffer.
Page 25
2. The alternative compliance provides an equal or superior means for meeting the requirements; and
Per the analysis above in section VI.B, the Director finds the proposed alternatives will be equal to
the code requirement due to the following: the long rectangular shape of the property doesn't have
access to any other street except for Cherry Lane, designated an arterial, which necessitates the need
to develop the property with a common driveway to limit access to the Cherry Lane in accord with
UDC 11-3A-3;
the carport shares a roofline with the existing home,four (4)parking spaces are being provided,
and the Applicat has installed lattice for screening and plans to install a fence to provide additional
screening of the carport from W. Cherry Lane; and
the actual buffer width will be 25 feet except for where the front porch to the exisiting home encroaches
into the buffer.
3. The alternative means will not be materially detrimental to the public welfare or impair the intended
uses and character of surrounding properties.
The Director finds that the alternative means will not be materially detrimental to the public welfare
or impair the intended use and/or character of surrounding residential properties if the proposed
conditions of approval are maintained.
Page 26