HomeMy WebLinkAboutPZ - Staff Report for 11-7
C OMMUNITY D EVELOPMENT
DEPARTMENT REPORT
HEARING 11/7/2024
DATE:
TO:
Planning & Zoning Commission
FROM:Sonya Allen, Associate Planner
208-884-5533
sallen@meridiancity.org
APPLICANT: David Crawford, Centurion Engineers,
Inc.
SUBJECT:
H-2024-0040
Addison Circle Subdivision
LOCATION:4535 N. Black Cat Rd. in the NE 1/4 of
Section 33, T.4N., R.1W.(Parcel
#S0433110460)
PROJECTOVERVIEW
A.Summary
Annexation of 1.87-acres of land with an R-8 zoning district; and preliminary plat consisting of
seven (7) building lots and one (1) common lot on 1.87-acres of land.
B.Issues/Waivers
Council approval of the dead-end street is required as it exceeds the maximum length standard in
UDC 11-6C-3B.4a of 500-feet at 545-feet.
C.Recommendation
Staff: Approvalwith the conditions in Section IV below.
Commission: Pending
D.Decision
City Council: Pending
City of Meridian | Department ReportI. Project Overview
COMMUNITYMETRICS
Table 1: Land Use
DescriptionDetailsMap Ref.
Existing Land Use(s)Vacant/undeveloped-
Proposed Land Use(s)Single-family residential -
Existing ZoningRUT in Ada CountyVII.A.2
Proposed ZoningR-8 (Medium Density Residential)
Adopted FLUMDesignationMedium Density Residential (MDR)VII.A.3
Table 2: Process Facts
DescriptionDetails
Preapplication Meeting date8/14/2024
Neighborhood Meeting6/24/2024
Site posting date10/1/2024
Table 3: Community Metrics
Agency / ElementDescription / IssueReference
Ada County Highway DistrictError!
Reference
source not
found.
Yes-
Comments Received
No-
Commission Action Required
W. Torana St., a local street-
Access
Meridian FireNo comments received
Meridian PoliceNo comments receivedError!
Reference
source not
found.
Meridian Public WorksWastewater
Available at site
Distance to Mainline
See Public Works site specific conditions
Impacts or Concerns
Meridian Public WorksWater
Available at site
Distance to Mainline
None
Impacts or Concerns
meter.
School District(s)No comments received
Note: SeesectionIV. City/Agency Comments & Conditionsfor comments received.
City of Meridian | Department ReportII. Community Metrics
STAFF ANALYSIS
Comprehensive Plan and Unified Development Code (UDC)
A.General Overview
The subject property is currently zoned RUT in Ada County and designated as Medium Density
Comprehensive
Plan. The MDR designation allows for dwellings units at gross densities of three (3) to eight (8)
dwelling units per acre.
The Applicant proposes to annex the property into the City with R-8 zoning and subdivide it into
seven (7) building lots for the development of single-family residential detached homes at a gross
density of 3.74 units per acre consistent with the use and density desired in the MDR designation
in the Comprehensive Plan.The proposed R-8 zoning is consistent with the zoning of adjacent
surrounding properties, also zoned R-8.Staff recommends a Development Agreement (DA)is
required as a provision of annexation that includes the provisions in Section IV.
Lots in the proposed subdivision range in size from 4,399 to 7,157 square feet (s.f.) with homes
ranging in size from 1,872 to 2,265 s.f.
The subject property is an enclave, surrounded by City annexed land on the abutting three (3)
sides.Comprehensive Plan policy #3.03.01E encourages infill development.
Table 4: Project Overview
DescriptionDetails
History None
Phasing Plan1 phase
Residential Units(7) single-family detached units
Open SpaceNone required
AmenitiesNone required
Physical FeaturesNone
Acreage1.87-acres
Lots7 building/1 common
Density3.74 units/acre (gross)
B.History
None
C.Site Developmentand Use Analysis
1.Existing Structures/Site Improvements (UDC 11-1):
There is an existing home and accessory structures on the site that will be removed with
development.
signature on the final plat.
The existing well is required to be abandoned; proof of abandonment must be provided
to the City Public Works Department.The well may be used for pressurized irrigation
purposes.
2.Proposed Use Analysis (UDC 11-2):
The proposed single-family residential detached dwellings are listed as a principal permitted
in the R-8 zoning district, per UDC Table 11-2A-2.
3.Dimensional Standards (UDC 11-2):
Future development is required to comply with the dimensional standards for the R-8 zoning
district listed in UDC Table 11-2A-6.
City of Meridian | Department ReportIII. Staff Analysis
The proposed lots comply with the minimum property size standard of 4,000 s.f. and the
minimum street frontage of 40-feet. Future structures on the proposed lots must comply with
the minimum setback requirements and maximum building height for the district.
The proposed development is consistent with Comprehensive Plan policy #3.03.04B: Ensure
existing county enclaves provide necessary urban-level transportation and utility infrastructure
as part of the annexation process.
D. Design Standards Analysis
1. Qualified Open Space & Amenities (Comp Plan, UDC 11-3G):
rom the common open space and
site amenity standards listed in UDC 11-3G.
2. Landscaping (UDC 11-3B):
i. Landscape buffers along streets
A minimum 25-foot wide street buffer is required along N. Black Cat Rd., an arterial
street, landscaped with a variety of trees, shrubs, lawn or other vegetative groundcover as
set forth in UDC 11-3B-7C. The buffer should be measured from the ultimate back of
curb location as anticipated by ACHD. Calculations should be included on a revised
landscape plan that demonstrates compliance with the required standards.
If the unimproved street right-of-way is ten (10) feet or greater from the edge of
pavement to edge of sidewalk or property line, the developer is required to maintain
a ten-foot compacted shoulder meeting the construction standards of the
transportation authority and landscape the remainder with lawn or other vegetative
ground cover; landscaping improvements within the right-of-way shall require a
license agreement between the property owner and the transportation authority per
UDC 11-3B-7C.5.
ii. Tree preservation
Existing trees 4-inch caliper or greater that are removed from the site during development
may require mitigation (see UDC 11-3B-10 for more information).
There are some large existing deciduous and coniferous trees on the site around the
existing home that will likely need to be removed with development. Include
mitigation information and calculations on the landscape plan that demonstrates
compliance with the standards in UDC 11-3B-10.C.5.
iii. Storm integration
Stormwater integration is required in accord with the standards listed in UDC 11-3B-
11C. A Geotechnical Investigation report was submitted with this application.
iv. Pathway landscaping
No pathways are proposed; however, Staff recommends a micro-path connection is
provided between the sidewalks along W. Torano Ct. and N. Black Cat Rd., which
requires a minimum 5-foot wide strip of landscaping along each side of the pathway
with landscaping in accord with the standards listed in UDC 11-3B-12C. Include
calculations that demonstrate compliance with the required standards.
3. Parking (UDC 11-3C):
i. Residential parking analysis
Off-street vehicle parking is required to be provided for residential uses based on the
number of bedrooms per unit (see UDC Table 11-3C-6 for more information). On-street
vehicle parking is also available as extra parking to serve residents and guests.
City of Meridian | Department Report III. Staff Analysis
4. Building Elevations (Comp Plan, Architectural Standards Manual):
Three (3) color conceptual building elevations were submitted for proposed single-family
detached structures within the development as shown in Section VII.G. Building materials are
proposed to consist of a mix of horizontal cottage lap, vertical board & batten and shake lap
hardi-board siding with stone and brick wainscot accents and 30-year architectural shingles.
Design review is not required for single-family detached structures; however, because
structures on Lots 3 and 5, Block 1 will be highly visible from N. Black Cat Rd., an
arterial street, Staff does recommend that the sides of homes on these lots incorporate
articulation through changes in two or more of the following: modulation (e.g.
projections, recesses, step- backs, pop- outs), bays, banding, porches, balconies, material
types, or other integrated architectural elements to break up monotonous wall planes
and roof lines that are visible from the subject public street. Single-story structures are
exempt from this requirement.
5. Fencing (UDC 11-3A-6, 11-3A-7):
Existing fencing is depicted on the landscape plan; new fencing is not depicted. The UDC
(11-3A-7A.7) requires the developer to construct fencing abutting pathways and common
open space lots to distinguish common from private areas. Therefore, fencing should be
depicted on a revised landscape plan along the back side of the street buffer along N.
Black Cat Rd. and along the northern and southern property boundaries adjacent to
common open space in adjacent developments if the existing fencing is removed, in
accord with the standards in UDC 11-3A-7A.
6. Parkways (Comp Plan, UDC 11-3A-17):
Parkways are not proposed within the development, nor are they required.
The proposed development is consistent with the following Comprehensive Plan policies:
#2.02.02C: Support infill development that does not negatively impact the abutting,
existing development.
#2.02.02F: Ensure that new development within existing residential neighborhoods is
cohesive and complementary in design and construction.
#3.07.01C: Require appropriate landscaping, buffers, and noise mitigation with new
development along transportation corridors (setback, vegetation, low walls, berms, etc.).
E. Transportation Analysis
The following information on planned improvements in the area and level of service planning
thresholds for Black Cat Rd. is from the ACHD report:
City of Meridian | Department Report III. Staff Analysis
ACHD is requiring additional right-of-way (ROW) to be dedicated for the expansion of N. Black
Cat Rd., totaling 50-feet from the centerline of the road abutting the site. A Traffic Impact Study
was not required. Public transit is not available to this site.
1. Access (Comp Plan, UDC 11-3A-3, UDC 11-3H-4):
Access is proposed via the extension of W. Torana St., an existing local stub street, at the
west boundary of the site; direct access is not proposed or allowed via N. Black Cat Rd.
2. Multiuse Pathways (UDC 11-3A-5):
No multi-use pathways are proposed, and none are required per the Pathways Master Plan.
3. Pathways (Comp Plan, UDC 11-3A-8):
No pathways are proposed; however, Staff recommends a sidewalk connection is provided
between the sidewalks along the W. Torana St. cul-de-sac and N. Black Cat for
pedestrian connectivity and in accord with UDC 11-6C-3B.4b, which requires a
pedestrian connection due to the length of the dead-end street (i.e. W. Torana St.).
4. Sidewalks (UDC 11-3A-17):
All sidewalks are required to comply with the standards listed in UDC 11-3A-17. A 5-foot
wide attached sidewalk is proposed along W. Torana St., a local street, and a 5-foot wide
detached sidewalk is proposed along N. Black Cat Rd. an arterial street, in accord with the
required standards. Note: Because a 5-foot wide sidewalk exists to the north and south, Staff
does not recommend a 10-foot wide sidewalk is required.
The sidewalk to the north of this site along N. Black Cat Rd. does not extend all the way to
the subject property it stops at the common lot in Oakcreek Subdivision where the West
Tap Sublateral/Settlers Northside Canal is located (see photo below). There is an asphalt
pathway that exists on the northern portion of the common lot but stops at the south side of
the headgate, creating a 15+/- gap. Staff recommends as a provision of annexation in the
DA that an asphalt pathway is constructed off-site to the north to the existing pathway.
This recommendation is supported by the following Comprehensive Plan policies:
#6.01.01I, Work with Ada County Highway District (ACHD) to identify gaps in the
sidewalk system and pursue sidewalk construction for existing substandard streets.
#6.01.02D, Consider needed sidewalk, pathway, landscaping, and lighting improvements
with all land use decisions.
City of Meridian | Department Report III. Staff Analysis
5. Subdivision Regulations (UDC 11-6):
i. Dead end streets
At 545-feet, the proposed street (W. Torana St.) exceeds the maximum length standard of
500-feet for dead-end streets in UDC 11-6C-3B.4a.
Per UDC 11-6C-3B.4b, Council may approve a dead-end street up to 750-feet in length
where an emergency access is proposed or where there is a physical barrier such as an
arterial roadway; and where a pedestrian connection is provided from the street to an
adjacent existing or planned pedestrian facility.
In this case, an arterial street (i.e. N. Black Cat Rd.) abuts this site to the east creating a
physical barrier. If Council approves the length of the proposed street, Staff
recommends a pedestrian connection is provided from the sidewalk along N. Black
Cat Rd. through the common area to the sidewalk along W. Torana St.
ii. Block face
The proposed block faces comply with UDC standards for such.
The proposed development is consistent with Comprehensive Plan policy Ensure
existing county enclaves provide necessary urban-level transportation and utility infrastructure
as part of the annexation process.
F. Services Analysis
See Service Accessibility Report in Section VII.C below.
1. Waterways (Comp Plan, UDC 11-3A-6):
All waterways, except natural waterways, are required to be piped unless improved as a water
amenity or linear open space, in which case they may be left open, as set forth in UDC 11-
3A-6.
There is an open canal (i.e. West Tap Sublateral/Settlers Northside Canal) that runs alongside
this property on the abutting property to the north that is on a common lot in Oakcreek
Subdivision No. 3.
2. Pressurized Irrigation (UDC 11-3A-15):
Underground pressurized irrigation water is required to be provided in each development as
set forth in UDC 11-3A-15.
3. Storm Drainage (UDC 11-3A-18):
An adequate storm drainage system is required in accord with the adopted standards,
specifications and ordinances; design and construction shall follow Best Management
Practice as adopted by the City per UDC 11-3A-18.
City of Meridian | Department Report III. Staff Analysis
4.Utilities (CompPlan,UDC 11-3A-21):
All utilities for the proposed development are required to be installed in accord with the
standards listed in UDC 11-3A-21.
Water and sewer service areavailable at the site. Main lines are required to be extended to
and through the subject property with development. The developer should coordinate main
size and routing with the Public Works Dept. and execute standard forms of easements for
any mains that are required to provide service.
The proposed development is consistent with Comprehensive Plan policy #2.02.02, Maximize
public services by prioritizing infill development of vacant and underdeveloped parcels within the
City over parcels on the fringe.
CITY/AGENCY COMMENTS & CONDITIONS
A.Meridian Planning Division
1.A Development Agreement (DA) is required as a provision of annexation of this property.
Prior to approval of the annexation ordinance, a DA shall be entered into between the City of
Meridian, the property owner(s) at the time of annexation ordinance adoption, and the
developer. A final plat shall not be submitted until the DA and Ordinance is approved by City
Council.
Currently, a fee of $303.00 shall be paid by the Applicant to the Planning Division prior to
commencement of the DA. The DA shall be signed by the property owner and returned to the
Planning Division within six (6) months of the City Council granting the annexation. The DA
shall, at minimum, incorporate the following provisions IF City Council determines
annexation is in the best interest of the City:
i.Future development of this site shall be generally consistent with the preliminary plat and
conceptual building elevations included in Section VII and the provisions contained
herein.
ii.The existing well on the site shall be abandoned and proof of abandonment shall be
provided to the City Public Works Department. The well may be used for pressurized
irrigation purposes.
iii.The sides of homes on lots that face N. Black Cat Rd. (i.e. Lots 3 and 5, Block 1) shall
incorporate articulation through changes in two or more of the following: modulation
(e.g. projections, recesses, step-backs, pop-outs), bays, banding, porches, balconies,
material types, or other integrated architectural elements to break up monotonous wall
planes and roof lines that are visible from the subject public street. Single-story structures
are exempt from this requirement.
iv.The Developer/Owner shall construct a 5-foot widedetachedasphaltpathwayoff-siteto
thenorthalong N. Black Cat Road across Lot 14, Block 7, Oakcreek Subdivision No. 3 to
the existing asphaltpathway.
2.The final plat shall include the following revisions:
i.Depict aminimum 25-feet street buffer along N. Black CatRd. on a common lot or a
permanent dedicated buffer easementwith a note that it will be maintained by the
,as set forth in UDC 11-3B-7C.2a.The
buffer shall be measured from the ultimate back of curb location as anticipated by
ACHD.
City of Meridian | Department ReportIV. City/Agency Comments & Conditions
ii. Include a note that prohibits direct lot access via N. Black Cat Rd.
3. The landscape plan submitted with the final plat application shall include the following
revisions:
i. Depict a minimum 25-foot wide street buffer along N. Black Cat Rd., an arterial street,
measured from the ultimate curb location as anticipated by ACHD, landscaped with a
variety of trees, shrubs, lawn, or other vegetative ground cover that complies with the
updated standards listed in UDC 11-3B-7C.3. Lawn and other grasses requiring regular
mowing shall comprise no more than sixty-five (65) percent of the vegetated coverage of
a landscape buffer; all other vegetated coverage shall be mulched and treated as
planting area for shrubs or other vegetative cover. Areas along required walls and closed
vision fences should generally be reserved for planting beds with a minimum of one (1)
shrub per seven (7) lineal feet of frontage. Include calculations that demonstrate
compliance with the required standards. Depict the future back of curb location as
anticipated by ACHD.
ii. Depict a 5-foot wide detached asphalt pathway off-site to the north along N. Black Cat
Rd. to the existing asphalt pathway.
iii. Depict a minimum 5-foot wide micro-path connection between the sidewalks along W.
Torano Ct. and N. Black Cat Rd. with landscaping in accord with the standards listed in
UDC 11-3B-12C. Include calculations that demonstrate compliance with the required
standards.
iv. Depict fencing along the back side of the street buffer along N. Black Cat Rd. and along
the northern and southern property boundaries adjacent to common open space in
adjacent developments if the existing fencing is removed, in accord with the standards in
UDC 11-3A-7A.
v.
vi. Depict mitigation trees and calculations for all existing healthy trees four-inch caliper or
greater that are removed from the site in accord with the standards listed in UDC 11-3B-
10C.5. Include calculations that demonstrate compliance with the required standards.
vii. If the unimproved street right-of-way is ten (10) feet or greater from the edge of
pavement to edge of sidewalk or property line, the developer is required to maintain a
ten-foot compacted shoulder meeting the construction standards of the transportation
authority and landscape the remainder with lawn or other vegetative ground cover;
landscaping improvements within the right-of-way shall require a license agreement
between the property owner and the transportation authority per UDC 11-3B-7C.5.
4. Stormwater integration shall comply with the standards listed in UDC 11-3B-11C.
5.
the final plat.
6. The preliminary plat shall become null and void if the Applicant fails to obtain the City
plat as set forth in UDC 11-6B-7A; or obtain approval of a time extension as set forth in UDC
11-6B-7C.
See the Agency Comments folder contained in the project file in the public record for other
City Department and Agency comments and conditions: (copy the link into a separate
browser)
City of Meridian | Department Report IV. City/Agency Comments & Conditions
https://weblink.meridiancity.org/WebLink/Browse.aspx?id=358518&dbid=0&repo=MeridianCit
y
FINDINGS
A.Annexation and/or Rezone (UDC 11-5B-3E)
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;
Staff finds the proposed map amendment and development plan complies with the applicable
provisions of the Comprehensive Planas noted.
2.The map amendment complies with the regulations outlined for the proposed district,
specifically the purpose statement;
Staff finds the proposed amendment complies with the regulations outlined for the proposed
districts, including the purpose statement.
3.The map amendment shall not be materially detrimental to the public health, safety, and
welfare;
Staff finds the proposed map amendment should not be materially detrimental to the public
health, safety and welfare.
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
Stafffinds the proposed map amendment should not result in an adverse impact on the
delivery of services by any political subdivision providing public services within the City
including, but not limited to, school districts.
5.The annexation (as applicable) is in the best interest of city.
Staff finds the proposed annexation is in the best interest of the City as it will reduce enclaves
in the City and will provide for more efficient provision of City services.
B.Preliminary Plat (UDC-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:
1.The plat is in conformance with the comprehensive plan and is consistent with this unified
development code;
Staff finds the proposed plat is in conformance with the Comprehensive Plan and will be
consistent with the UDC if the Applicant complies with the above-noted conditions.
2.Public services are available or can be made available and are adequate to accommodate the
proposed development;
Stafffinds public services are currently being extended to serve the site and will be adequate
to accommodate the proposed development.
3.The plat is in conformance with scheduled public improvements in accord with the city's
capital improvement program;
Stafffinds theproposed plat is in conformance with scheduled public improvements in accord
City of Meridian | Department ReportV. Findings
4.There is public financial capability of supporting services for the proposed development;
Stafffinds 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
Staff findsthe 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 unaware of any significant natural, scenic or historic features that need to be
preserved with this development.
ACTION
A.Staff:
Approval of the proposed annexation with the requirement of a Development Agreement that
includes the provisions in Section IV; and approval of the proposed preliminary plat with the
conditions in Section IV.
B.Commission:
Pending
C.City Council:
Pending
City of Meridian | Department ReportVI. Action
EXHIBITS
A.Project Area Maps
(link to ProjectOverview)
1.Aerial
2.Zoning Map
City of Meridian | Department ReportVII. Exhibits
3. Future Land Use
4. Planned Development Map
City of Meridian | Department Report VII. Exhibits
B. Subject Site Photos
Looking northwest from N. Black Cat Rd.
Looking southwest from N. Black Cat Rd.
Aerial view of property
City of Meridian | Department Report VII. Exhibits
C. Service Accessibility Report
City of Meridian | Department Report VII. Exhibits
D. Annexation & Zoning Legal Description and Exhibit Map
City of Meridian | Department Report VII. Exhibits
City of Meridian | Department Report VII. Exhibits
E. Preliminary Plat (date: 5/13/2024)
City of Meridian | Department Report VII. Exhibits
F. Landscape Plan (date: 6/4/2024)
City of Meridian | Department Report VII. Exhibits
G. Conceptual Building Elevations
City of Meridian | Department Report VII. Exhibits
City of Meridian | Department Report VII. Exhibits
City of Meridian | Department Report VII. Exhibits