HomeMy WebLinkAboutCC - Staff Report for 2-27 STAFF REPORT E COMMUNITY
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COMMUNITY DEVELOPMENT DEPARTMENT
HEARING 2/27/2024 0
DATE: Legend
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TO: Mayor&City Council
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FROM: Stacy Hersh,Associate Planner ��,E PUFFIN
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208-884-5533
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SUBJECT: Nine Mile Creek Bungalows Z
SHP-2023-0003
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LOCATION: 2055 S. Locust Grove Road.,in the SE 1/4
of the SE 1/4 of Section 19,T.3N.,R.IE. F� E BLUE TIC I H n
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I. PROJECT DESCRIPTION
Short plat to subdivide an existing residential lot(S1119141856), consisting of 1.34 acres of land,
into four(4)building lots,one(1) common driveway lot, and one(1)common lot in the R-4 zoning
district.
IL APPLICANT INFORMATION
A. Applicant: Robyn Shea, Owner.— 12316 N. Humphreys Way,Boise,ID 83714
B. Owner: Same as Applicant
C. Representative: Same as Applicant
III. NOTICING
City Council
Posting Date
Legal notice published in
newspaper
2/11/2024
Radius notice mailed to property
owners within 500 feet 2/10/2024
Posted to Next Door 2/15/2024
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IV. STAFF ANALYSIS
The short plat proposes to further subdivide parcel#Sl 119141856,consisting of 1.34 acres of land,
into four(4)building lots, one(1) common driveway lot, and one(1)common lot in the R-4 zoning
district. The proposed density of 2.99 units per acre is consistent with the density desired of 3 to 8
dwelling units per acre in the Medium Density Residential Future Land Use Map designation for this
site. The proposed lots comply with the dimensional standards listed in UDC Table 11-2A-6 for the
R-4 zoning district.
Existing structure: The existing home is connected to City water and sewer service and is proposed
to remain on Lot 1,Block 1. The detached garage/shop and accessory structure on Lots 2 and 3 are
proposed to be removed upon development of the subdivision. Additionally,the carport for the
existing home is proposed to be removed to comply with the rear setback. Once the carport and the
detached garage are removed the existing home would not meet the required number of off-street
parking spaces.Per UDC Table 11-2A-5, a four-bedroom home must provide four(4)parking spaces,
at least two (2)in an enclosed garage, other spaces may be enclosed or a minimum 20-foot by 20-foot
parking pad.
By removing the required parking from the property, a CUP may be required per the non-
conforming regulations set forth in UDC 11-04, unless the existing garage is retained.At a
minimum, staff recommends that the applicant retain the existing carport and install the
required parking pad so that in the future a garage could be constructed to avoid having to
obtain CUP approval for any expansion. This requires some of the lot lines on the plat to be
adjusted to accommodate the carport prior to City Engineer's signature on the plat.
Easements: The plat is missing the required public utility, irrigation, and drainage (PUDI)
easements for each lot(5-feet along interior lot lines and 10-feet along the perimeter and rear lot
lines). Additionally,the consecutive numbering of all lots in each block, including the common
lots, should be included.
The common lot depicted on the north encompasses the easement for the Nine Mile Creek on a
portion of this property. Staff recommends that the proposed 25-foot easement for the landscape
buffer along the Locust Grove Street frontage terminate at the shared property line of Lot 4, Block
1, and the northern common lot(refer to the figure below).
Access: Access to this property is provided via a driveway from S. Locust Grove Road,which will be
platted as a common lot for a common driveway that will provide access to all lots in the proposed
subdivision. Direct access via S. Locust Grove Road is prohibited. The Fire Department has approved
the design of the proposed common driveway which shall be signed"No Parking Fire Lane"per the
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2108 IFC. A common driveway exhibit that reflects compliance with the standards listed in
UDC II-6C-3D was not submitted. The Applicant should submit a common drive exhibit that
depicts setbacks,fencing,building envelope, and orientation of the lots and structures,
including the existing home on Lot 1,Block 1 prior to City Engineer's signature on the plat.
Road improvements: ACHD recently completed the widening of S. Locust Grove Road,
incorporating a new 10-foot wide pathway adjacent to this site and a 30' curb cut into this site. No
additional roadwork is required for this project.
Landscaping: A twenty-five-foot landscape buffer is required along S. Locust Grove Road in
accordance with UDC 11-3B-7. There is existing landscaping(i.e.trees)to remain and eight(8)new
trees are proposed to be planted with rock mulch. 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. Staff recommends that the Applicant include a variety
of shrubs along with the trees within the planters along S. Locust Grove Road (refer to figure
below). The 25-foot wide landscape buffer area north of the driveway should comply with
these standards for landscaping and requires a license agreement for NMID for any
landscape in their easement. The open space standards allow natural waterways that
intersect, cross, or lie within the developed area to remain unimproved per UDC 11-3G-5B.1.
FIGURE 1
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The landscape plan specifies that the use of"weed fabric is not recommended". If rock mulch is
used, a weed barrier fabric shall be used beneath the rock in accordance with UDC 3B-3.H.
Impermeable plastic weed barriers are prohibited because they restrict water and oxygen to
the plants.Within stormwater facilities, mulch may not float. Staff recommends that the
Applicant install a weed barrier fabric beneath rock mulch as required by the UDC code.
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There are a few existing trees on this site, of which two(2)are proposed to be removed.A mitigation
plan was not submitted;however,the landscape plan included in Section VI.B, depicts existing trees
that are proposed to be removed vs. retained. Mitigation should be proposed on the landscape
plan in accordance with the standards listed in UDC 11-3B-10C.S. The Applicant should
provide a description outlining how existing trees to be retained are to be protected during
construction. Furthermore,the landscape plan is missing a calculation table for project
components, necessary for demonstrating compliance with the UDC requirements.
There is no fencing proposed with this application. The Applicant is responsible for
constructing fences abutting common open space lots to distinguish common from private
areas,particularly adjacent to the Nile Mile Creek, to enhance safety. Staff recommends
installing an open vision or semiprivate fence up to six(6)feet in height, along the northern
common lot in accordance with UDC 11-3A-7A.7.b.
Staff has reviewed the proposed short plat for compliance with the criteria set forth in UDC 11-6B-5
and deems the short plat in compliance with said requirements.
V. DECISION
Staff recommends approval of the proposed short plat with the conditions noted in Section VII of this
report and in accord with the findings in Section VIII.
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VI. EXHIBITS
A. Short Plat(date: 02/07/2023)
PRELIMINARY PLAT 5HOW)NG FnR
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NINE MILE CREEK
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^~ r..c n....r*. CPAi1S1C.IT[OT CIX1Nry nUAA1RP11 - A1.nLSfR 1 PAl.TI f CSRT CAnf
ews w.ni..irw r,.vxm,ucc:iar¢r: ^x.w.w.wsscwrx 'ffi'f �P�
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B. Landscape Plan(dated: 12/13/2023)
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C. Aerial Map&Elevations of Existing Home
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VII. CITY/AGENCY COMMENTS&CONDITIONS
A. Planning Division
Site Specific Conditions:
1. If the City Engineer's signature has not been obtained within two(2)years of the City
Council's approval of the short plat,the short plat shall become null and void unless a time
extension is obtained,per UDC 11-6B-7.
2. The short plat prepared by Timberline Surveying on 2/7/2023,included in Section VI.A, shall
be revised as follows:
a. Revise Note#2: "Building setbacks and dimensional standards in this subdivision shall
be in compliance with the applicable zoning regulations of the City of Meridian."
b. Note#5: Lots shall not be reduced in size without prior approval from the health
authority and the City of Meridian.
c. Note#8: Include the recorded instrument number of the CC&R's.
d. Remove Note#9
e. Add Note#10: "Lot 5,Block 1,is designated as a common drive lot to be owned and
maintained by the Homeowners' Association. Lot 5 will provide ingress/egress to all the
lots within Nine Mile Creek Bungalows. The common drive shall have a paved surface
capable of supporting fire vehicles and equipment."
f. Add Note#11: Direct lot access via Locust Grove Road is prohibited.
g. Depict the required PUDI easements for(each 5-feet along interior lot lines and 10-feet
along the perimeter and rear lot lines)
h. Add Note#12: Specify who is to own and maintain the northern common lot.
i. Modify the plat to readjust the 25-foot landscape buffer along the street frontage.
j. Graphically depict the Nile Mile Creek easement on the plat.
k. Adjust the lot lines to accommodate the carport on Lot 1,Block 1 to ensure compliance
with the rear setback requirements for the existing home.
1. Depict the Land Surveyor's signed seal on the plat.
3. Prior to signature on the plat,the landscape plan shall include the following revisions:
a. Mitigation shall be required for all existing trees four-inch caliper or greater that are
removed from the site with equal replacement of the total calipers lost on site up to an
amount of one hundred(100)percent replacement per UDC 11-3B-1OC.5
b. Revise the landscape plan to include a variety of shrubs along with the trees within the
landscape buffer along S. Locust Grove Road in accordance with UDC 11-313-7.
c. Install a weed barrier fabric beneath the rock mulch in accordance with UDC 11-313-3H.
d. Install fencing along the common lot adjacent to the Nile Mile Creek and remove any
prohibited fencing in accordance with UDC 11-3A-7.
4. Future development shall comply with the dimensional standards listed in UDC Table 11-2A-
5 for the R-4 zoning district and the common driveway standards listed in UDC 11-6C-3D.
Additionally,the Applicant shall submit a common drive exhibit that depicts setbacks,
Page 9
fencing,building envelope,and orientation of the lots and structures for the future homes,
including the existing home on Lot 1,Block 1 prior to City Engineer's signature on the plat
5. As a result of the non-conformity to the existing home due to the off-street parking
requirements in UDC 11-3C-6,the Applicant/Owner is required to apply for a Conditional
Use Permit for any future expansions on the property. Additionally,the existing carport
shall be retained and the Applicant shall install the required parking pad in accordance with
UDC 11-3C-6.
6. Once the plat records,the existing home may require a new address.
7. All existing structures that don't comply with the minimum dimensional standards listed in
UDC Table 11-2A-5 for the R-4 zoning district shall be removed prior to signature on the final
plat by the City Engineer.
8. The Applicant shall secure a license agreement with NMID for landscaping within the Nile
Mile Creek easement.
9. Staff s failure to cite specific ordinance provisions or conditions from the previous approvals
noted above does not relieve the Applicant of responsibility for compliance.
B. Public Works
https://weblink.meridiancity.orglWebLinkIDocView.aspx?id=330915&dbid=0&repo=MeridianC
ity
C. Fire Department
https://weblink.meridianciU.or lWebLink/DocView.aspx?id=330945&dbid=0&repo=MeridianC
hty
D. Idaho Transportation Department(ITD)
https:11weblink.meridianciU.or,g/WebLink/DocView.aspx?id=331977&dbid=0&r0o=MeridianC
hty
E. Idaho Department Of Environmental Quality
https://weblink.meridianciU.or,glWebLinkIDocView.aspx?id=331967&dbid=0&repo=MeridianC
ky
F. Ada County Highway District(ACHD)
https://weblink.meridiancity.org/WebLinkIDocView.aspx?id=334303&dbid=0&repo=MeridianC
iv
VIII. REQUIRED FINDINGS FROM THE UNIFIED DEVELOPMENT CODE
In consideration of a short plat,the decision-making body shall make the following findings:
A. The plat is in conformance with the Comprehensive Plan and is consistent with the
Unified Development Code;
The Comprehensive Plan designates the future land use of this property as Medium Density
Residential and the current zoning district of the site is R-4. Staff finds the proposed short plat
complies with the short plat standards listed in UDC 11-6B-5.
B. Public services are available or can be made available and are adequate to accommodate
the proposed development;
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Staff finds that public services will be provided and are adequate to serve the proposed lots.
C. The plat is in conformance with scheduled public improvements in accord with the City's
capital improvements program;
Staff finds all required utilities will be provided with lot development at the developer's
expense.
D. There is public financial capability of supporting services for the proposed development;
Staff finds that the development will not require major expenditures for providing supporting
services as services are already being provided in this area.
E. The development will not be detrimental to the public health, safety or general welfare;
and
Staff finds the proposed development will not be detrimental to the public health, safety or
general welfare.
F. The development preserves significant natural,scenic or historic features.
Staff is not aware of any significant natural, scenic or historic features associated with short
platting the structure on this site.
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