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Home My WebLink AboutCC - Staff Report City of Meridian | Department Report I. Project Overview HEARING DATE: 10/8/2024 TO: Mayor & City Council FROM: Nick Napoli, Associate Planner 208-884-5533 nnapoli@meridiancity.org APPLICANT: Dennis Jordan SUBJECT: SHP-2024-0003 Bradshaw Corner Short Plat LOCATION: Located at 735 W. Cherry Lane in part of the NE corner of Section 12, T.3N., R.1W. I. PROJECT OVERVIEW A. Summary Short plat to subdivide an existing parcel consisting of .508 acre of land, into two (2) building lots in the R-4 zoning district. B. Recommendation Staff: Approval with conditions C. Decision Select: Pending. COMMUNITY DEVELOPMENT DEPARTMENT REPORT City of Meridian | Department Report II. Community Metrics II. COMMUNITY METRICS Table 1: Land Use Description Details Map Ref. Existing Land Use(s) Residential - Proposed Land Use(s) Residential - Existing/Proposed Zoning R-4/R-4 V.A.2 Future Land Use Designation Medium Density Residential (MDR) V.A.3 Table 2: Process Facts Description Details Preapplication Meeting date Thursday, June 6, 2024 Table 3: Community Metrics Agency / Element Description / Issue Reference Ada County Highway District III.C • Comments Received Yes - • Commission Action Required No - • Access Accessed via common drive off of NW 8th Street - ITD Comments Received No - Meridian Public Works Wastewater Distance to Mainline: Available at site; Impacts or Concerns: No III.B Meridian Public Works Water Distance to Mainline: Available at site; Impacts or Concerns: no III.B See City/Agency Comments and Conditions Section for all department/agency comments received or see public record: (https://weblink.meridiancity.org/WebLink/Browse.aspx?id=353052&dbid=0&repo=MeridianCity) City of Meridian | Department Report III. Staff Analysis III. STAFF ANALYSIS Comprehensive Plan and Unified Development Code (UDC) A. General Overview The short plat proposes to subdivide property consisting of 0.508 acres of land, into two (2) building lots in the R-4 zoning district. The proposed density of 4 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. Table 4: Project Overview Description Details History N/A Residential Units 2 Single Family Homes Acreage .508 acre Lots 2 Buildable Lots Density 4 units/acre B. Site Development and Use Analysis 1. Existing Structures/Site Improvements (UDC 11-1): There is an existing single-family home that will remain on Lot 1 and will be accessed via a new driveway wrapping around the north side of the existing building. 2. Dimensional Standards (UDC 11-2): Future development of the proposed lots should comply with the dimensional standards listed in UDC Table 11-2A-6 for the R-4 zoning district. C. Design Standards Analysis 1. Existing structure and Site Design Standards (Comp Plan, UDC 11-3A-19): There is an existing home that is proposed to stay on Lot 1 and one (1) accessory structure on the property that is proposed to remain on Lot 2. Both structures currently comply with the setback standards in UDC 11-2A-5. However, the accessory structure will need to be converted into a dwelling unit with adequate parking or be removed from Lot 2 before the City Engineer's Signature. 2. Landscaping (UDC 11-3B): i. Landscape buffers along streets A 25-foot wide street buffer is required adjacent to Cherry Lane, an arterial street, and a 20-foot wide street buffer is required adjacent to 8th Street, collector street. This buffer should be landscaped per the standards listed in UDC 11-3B-7C. The landscape plan shall be revised to extend the landscape buffer south of the shared driveway. Additionally, the landscape plan shall be revised to include boulders or decorative wall/permeable hardscape materials. ii. Tree preservation A Tree Mitigation Plan should be submitted with the final plat signature application detailing all existing trees and methods of mitigation outlined by the City Arborist before any trees are to be removed as set forth in UDC 11-3B-10C.5. City of Meridian | Department Report III. City/Agency Comments & Conditions 3. Parking (UDC 11-3C): i. Residential parking analysis 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. The applicant is proposing a new garage for the existing residence to meet this standard. Staff will confirm compliance with these standards at the time of building permit submittal for each residence. D. Transportation Analysis 1. Access (Comp Plan, UDC 11-3A-3, UDC 11-3H-4): Access to this property is provided via NW 8th Street, an existing collector street. There is a cross access easement along the west portion of Lot 2 to allow Lot 1 access to the drive serving the site. E. Services Analysis 1. Pressurized Irrigation (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. 2. 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. 3. Utilities (Comp Plan, UDC 11-3A-21): Connection to City water and sewer services is required and are available to be extended by the developer with development in accord with UDC 11-3A-21 and Goals 3.03.03G & 3.03.03F. Urban sewer and water infrastructure and curb, gutter, and sidewalks are required to be provided with development of the subdivision. III. CITY/AGENCY COMMENTS & CONDITIONS A. Meridian Planning Division 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 and landscape plan prepared by Evan J. Wood, on 08/23/2024, included in Section VI.A, shall be revised as follows: - The 20-foot landscape buffer along NW 8th Street shall be extended on the south side of the existing driveway. - Graphically depict public utility, drainage, and irrigation easements along all property boundaries. - Graphically depict the landscape buffer easements along NW. 8th Street (20 feet) and W. Cherry Lane (25 feet). - Shorten the easement for cross access to encompass the existing driveway width and add a note regarding maintenance of this easement/driveway. - Revise the landscape plan to include boulders or decorative wall/permeable hardscape materials. City of Meridian | Department Report III. City/Agency Comments & Conditions - Prior to signature on the plat, the applicant shall submit a new residential building for Lot 2, Block 1 to convert the existing detached garage to single family dwelling OR remove it. - Prior to signature on the plat, the applicant shall provide an updated common drive exhibit showing setbacks, fencing, building envelope, and orientation of the lots and structures. 3. 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 exhibit in Section VI. 4. 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. City of Meridian | Department Report III. City/Agency Comments & Conditions B. Meridian Public Works City of Meridian | Department Report III. City/Agency Comments & Conditions City of Meridian | Department Report IV. Findings C. Ada County Highway District (ACHD) IV. FINDINGS A. Short Plat In consideration of a preliminary plat, combined preliminary and final plat, or short plat, the decision-making body shall make the following findings: City of Meridian | Department Report IV. Action 1. The plat is in conformance with the comprehensive plan and is consistent with this unified development code; The Comprehensive Plan designates the future land use of this property as Medium Density Residential, 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. The proposed development complies with the dimensional standards of the R-4 zoning district listed in UDC Table 11-2A- 5. 2. Public services are available or can be made available ad are adequate to accommodate the proposed development; Staff finds that public services will be provided and are adequate to serve the proposed lots. 3. The plat is in conformance with scheduled public improvements in accord with the city's capital improvement program; Staff finds all required utilities will be provided with lot development at the developer’s expense. 4. 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. 5. 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. 6. 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. IV. ACTION A. Staff: 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. B. Commission: Pending C. City Council: Action Pending. City of Meridian | Department Report V. Exhibits V. EXHIBITS A. Project Area Maps (link to Project Overview) 1. Aerial 2. Zoning Map City of Meridian | Department Report V. Exhibits 3. Future Land Use 4. Planned Development Map City of Meridian | Department Report V. Exhibits B. Subject Site Photos City of Meridian | Department Report V. Exhibits City of Meridian | Department Report V. Exhibits City of Meridian | Department Report V. Exhibits C. Service Accessibility Report City of Meridian | Department Report V. Exhibits D. Site Plan (date: 5/31/2024) City of Meridian | Department Report V. Exhibits E. Landscape Plan (date: 8/23/2024) City of Meridian | Department Report V. Exhibits F. Preliminary Plat (date: 5/6/2024)