HomeMy WebLinkAboutCC - Staff Report for 2-25 COMMUNITY DEVELOPMENT C��fEPIDIAN*,,--,
DEPARTMENT REPORT
HEARING 2/25/2025
Legend
DATE:
Project location
TO: Mayor& City Council Area or impact
+= City Limits
FROM: Nick Napoli,Associate Planner 0 analysis
208-884-5533
nnapoli@meridiancity.org -- -
APPLICANT: Jake Standerwick �
SUBJECT: SHP-2025-0001
a�.
Chicken Bucket Subdivision --- ---
LOCATION: Located at 667 S.Main Street in a part of T
I
Government lot 2, Section 18, T.3N., _ . e s - s.
R.lE. EM,
I. PROJECT OVERVIEW
A. Summary
Short plat to subdivide an existing parcel consisting of 1.15 acres of land, into two(2)
commercial lots in the C-G zone.
B. Recommendation
Staff: Approval with conditions.
C. Decision
Council:
City of Meridian I Department Report 1. Project Overview
IL COMMUNITY METRICS
Table 1: Land Use
Description Details Map Ref.
Existing Land Use(s) Commercial -
Proposed Land Use(s) Commercial -
Existing/Proposed Zoning C-G/C-G V.A.2
Future Land Use Designation Commercial V.A.3
Table 2: Process Facts
Description Details
Preapplication Meeting date Monday,September 9,2024
Table 3: Community Metrics
Agency/Element Description/Issue Reference
Ada County Highway District III.13
• Comments Received Yes -
• Commission Action Required No -
• Access Accessed via S.Main Street and S.Meridian Road. -
ITD Comments Received No -
Meridian Public Works Wastewater Distance to Mainline:Available at site;Impacts or -
Concerns:No
Meridian Public Works Water Distance to Mainline:Available at site;Impacts or -
Concerns:no
See City/Agency Comments and Conditions Section for all department/agency comments received or see
public record.
City of Meridian I Department Report II. Community Metrics
III. STAFF ANALYSIS
Comprehensive Plan and Unified Development Code(UDC)
A. General Overview/History
The proposed short plat aims to subdivide the 1.15-acre subject property, located within the C-G
zone,into two(2)commercial lots. The property currently consists of two(2) commercial buildings
constructed in the early 2000s,which are situated on a single lot. The purpose of the subdivision is to
separate these existing buildings for ownership purposes,with no proposed changes to the current
uses or tenants.
Table 4: Proiect Overview
Description Details
History CZC-01-032
Acreage 1.15 acres
Lots 2 Commercial Lots
B. Site Development and Use Analysis
1. Existing Structures/Site Improvements (UDC 11-1):
There is two(2) existing commercial buildings on the property that are proposed to remain.
2. Dimensional Standards (UDC 11-2):
The two proposed properties meet the dimensional standards of the C-G zoning district,
except for the required 35-foot landscape buffer along Meridian Road and Main Street.
However, since this is an existing development with no proposed changes beyond the
subdivision, an alternative compliance application is not required at this time. Future
redevelopment will be subject to UDC 11-313-2,which permits phased landscape
improvements as cumulative expansions occur. The city will monitor any future
redevelopment,including additions and new construction,to ensure compliance with these
requirements.
C. Design Standards Analysis
1. Landscaping (UDC 11-3B):
i. Landscape buffers along streets
A 35-foot wide street buffer is required adjacent to S. Main Street and S. Meridian Road,
arterial streets and designated as entryway corridors. This buffer should be landscaped
per the standards listed in UDC 11-3B-7C. The existing site is nonconforming with this
standard due to a mix of road widening projects and code changes since the original
entitlement of the property. Due to the existing nature of the site and no proposed
changes beyond the subdivision, staff recommends an alterative compliance application
not be required until future redevelopment. UDC 11-3B-2 allows for phased landscape
improvements as cumulative expansions occur. Staff will monitor these thresholds and
ensure compliance with the UDC.Additionally, the maintenance of the landscaping
along the frontage of each lot should state the responsible party for the maintenance of
these improvements in accord with UDC 11-3B-7C2.a and 11-3B-13.
ii. Tree preservation
City of Meridian I Department Report III. Staff Analysis
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-1OC.5.
No trees are proposed to be removed with this application. However, any future changes
to the landscaping will require tree mitigation.
2. Parking (UDC 11-3C):
i. Residential parking analysis
Off-street parking is required to be provided in accord with the standards listed in UDC 11-
3C-5. One space per 250 square feet of gross floor area is required for each building. The
southern building is roughly 3,900 square feet which requires 16 parking stalls. The
applicant has subdivided the property to incorporate 17 parking stalls exceeding the
requirement. The northern building is roughly 3,700 square feet which requires 16 parking
stalls. The applicant has provided 48 parking stalls exceeding the requirement. Staff
recommends plat note# 6 include a shared parking agreement between Lots I and 2, Block 1.
Transportation Analysis
3. Access (Comp Plan, UDC 11-3A-3, UDC 11-3H-4):
Access to this property is provided via S. Main Street and S.Meridian Road. The plat notes
state there is a blanket cross-access easement between Lot 1 and Lot 2,Block 1 to allow for
access to both sites on either drive aisle. Since this is a blanket easement,it is not depicted on
the plat.
D. 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 11/26/2024, included in
Section VI.A, shall be revised as follows:
- Graphically depict the landscape buffer easements along S. Meridian Road and S.
Main Street and reference the instrument number for the ACHD license agreement
for the landscaping within the right of way in accordance with UDC 11-3B-7C.2a.
City of Meridian I Department Report III. City/Agency Comments &Conditions
- Include a note to reference the ownership and maintenance of the landscaping outside
of the right of way for Lots 1 and 2,Block 1.
Modify note#3 to include Lot 2,Block 1 into the cross-access agreement(2024-
074215) or amend the agreement to include Lot 2, Block 1.
- Modify note#6 to include a blanket shared parking agreement between Lot 1 and Lot
2,Block 1.
- Remove plat note#8. This would be better achieved outside of the plat as a separate
deed restriction.
Add a plat note stating direct access to S. Meridian Road and S. Main Street is
prohibited.
- Add a plat note stating all lots are subject to private blanket easements for irrigation
and drainage to the benefit of all lots.
3. Future development shall comply with the dimensional standards listed in UDC Table I1-
2B-3 for the C-G zoning district.
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.
B. 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:
I. 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 Commercial, the
current zoning district of the site is C-G. Staff finds the proposed short plat complies with the
short plat standards listed in UDC 11-6B-5. The proposed development does not comply with
the dimensional standards of the C-G zoning district listed in UDC Table 11-2A-5 as the sites
do not have the 35 foot landscape buffer required. Due to the existing nature of the
development with no proposed changes beyond the subdivision, an alternative compliance
application is not required at this time. Future redevelopment will be subject to UDC 11-3B-
2, which permits phased landscape improvements as cumulative expansions occur. The city
will monitor any future redevelopment, including additions and new construction, to ensure
compliance with these requirements.
2. Public services are available or can be made available and 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;
Stafffinds all required utilities will be provided with lot development at the developer's
expense.
City of Meridian I Department Report IV. Findings
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
Stafffinds 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. City Council:
Action Pending.
V. EXHIBITS
A. Project Area Maps
(link to Project Overview)
1. Aerial
Legend
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® Area of Impact
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City of Meridian Department Report IV. Action
2.
Zoning
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City of MeridianDepartment Report V. Exhibits
4. Planned Development Map
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Area of Impact
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City of Meridian Department Report V. Exhibits
B. Subject Site Photos
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City of Meridian Department Report V. Exhibits
C. Service Accessibility Report
Location In City Limits GREE
Extension Sewer Trunkshed mains < 500 ft.from parcel GREEN
Floodplain Either not within the 100 yr floodplain or > 2 acres GREEN
Emergency Services Fire Response time < 5 min. GREEN
Emergency Services Police Meets response time goals most of the time GREEN
Pathways Within 1/4 mile of current pathways GREEN
Transit Within 1/4 mile of future transit route YELLOW
Arterial Road Buildout Status Ultimate configuration (#of lanes in master streets GREEN
plan] matches existing ( of lanes)
Schaal Walking Proximity From 1/2 to 1 mile walking YELLOW
F
Either a High Schaal or College within 2 miles OR a
School ❑rivability Middle or Elementary School within 1 mile driving GREEN
(existing or future)
Either a Regional Park within 1 mile OR a Community
ParkWalkability Parkwithin 1/2 mile OR Neighborhood Park within GREEN
1/4 mile walking
City of Meridian I Department Report V. Exhibits
D. Landscape Plan(date: 8/23/2024)
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` -IMALL 3 City of Meridian Department Report V. Exhibits
E. Short Plat(date: ll/12/2024)
LBOEND N
FINAL PLAT
CHICKEN BUCKET SUBDIVISION
A PART OF GOVEAFWNT IAT 2,SECTION 18
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City of Meridian Department Report V. Exhibits