HomeMy WebLinkAboutPZ - Staff Report for 8-21 COMMUNITY DEVELOPMENT C��fEPIDIAN*,
DEPARTMENT REPORT
HEARING 8/21/2025 LegendI�F ��
DATE: Project Location
TO: Planning&Zoning Commission Area of Impact
�- City Limits
FROM: Sonya Allen,Associate Planner Q Analysis
208-884-5533TI
sallen@meridiancity.org
APPLICANT: Gregg Davis,Breckon Land Design �
SUBJECT: H-2025-0030FETE ,lT�@
Cherry Blossom East Subdivision WF9
LOCATION: 523 W. Cedarburg Dr. and the 0.67-acre `J
property to the east, located in the NE 1/4Lj
of Section 12,T.3N.,R.1W. (Parcel _--
#R1386850820&#S1212120695) -
I. PROJECT OVERVIEW
A. Summary
A combined preliminary and final plat is proposed consisting of three(3)building lots and one
(1)common lot on 0.79 acres of land in the R-8 zoning district.
B. Issues
In order to provide water service to this site,the Applicant must obtain an easement from the
property owner to the east and extend a water line through that property through the abutting
property to the east at 1303 N.W. 4th Street from N.W. 4t' Street.
C. Recommendation
Staff: Approval
D. Decision
Commission: Pending
City Council: Pending
City of Meridian I Department Report 1. Project Overview
I1. COMMUNITY METRICS
Table 1: Land Use
Description Details Map Ref.
Existing Land Use(s) Vacant/undeveloped -
Proposed Land Use(s) Single-family residential -
Existing Zoning R-8(Medium-density residential) VII.A.2
Adopted FLUM Designation Medium Density Residential(MDR) VII.A.3
Table 2: Process Facts
Description Details
Preapplication Meeting date 1/23/2024
Neighborhood Meeting 2/25/2025
Site posting date 8/l/2025
Table 3: Community Metrics
Agency/Element Description/Issue Reference
Ada County Highway District
• Comments Received Yes -
• Commission Action Required No -
• Access N.W.4'St.via a common driveway across an abutting -
property outside of the plat.
• Traffic Level of Service There are no current traffic counts for N.W.4t'St. -
ITD Comments Received Yes(no concerns or comments)
Meridian Fire Common driveway access is approved with a minimum
width of 20 feet
Meridian Police No comments were received
Meridian Public Works Wastewater I
• Distance to Mainline Available at east boundary of site
• Impacts or Concerns See Public Works conditions
Meridian Public Works Water
• Distance to Mainline Water is approximately 160' east of the site in NW 41h St.
• Impacts or Concerns Applicant will need to acquire an easement to bring water
main from 4'St.to the property across the property at
1303 N.W.41 St.in order to extend service to this site.
Note: See section IV. City/Agency Comments&Conditions for comments received.
I1I. STAFF ANALYSIS
Comprehensive Plan and Unified Development Code (UDC)
A. General Overview
The subject property is designated Medium Density Residential(MDR) on the Future Land Use
Map(FLUM)in the Comprehensive Plan. The MDR designation allows for residential dwelling
units at gross densities of three(3)to eight(8) dwelling units per acre. The gross density of the
proposed development is 3.8 units per acre,which is at the low end of the desired density range,
and complies with the Plan.
The R-8 zoning of the property allows single-family detached dwellings as a principal permitted
use in the district. The proposed development substantially complies with the previously
approved preliminary plat, landscape plan and conceptual building elevations included in the
development agreement as required.
City of Meridian I Department Report II. Community Metrics
Table 4: Pro*ect Overview
Description Details
History H-2018-0018(Cherry Blossom Subdivision RZ,PP—DA Inst.#2018-
117003;TED-2020-0003—the preliminary plat expired);H-2019-0064
(FP for Cherry Blossom Sub. 1)
Phasing Plan 1
Residential Units 3 single-family residential detached units
Open Space/Site Amenities None is required;however,this development will be allowed to use the
open space&site amenities in Cherry Blossom Subdivision to the west.
Physical Features The Hunter Lateral bisects the western portion of this site.
Acreage 0.79 acres
Lots 3 buildable lots/l common/other lot for a common driveway
Density 3.8 units/acre(gross);4.9 units/acre(net)
B. History
In 2018,this property was included in a rezone and preliminary plat application for Cherry
Blossom Subdivision,which included the adjacent 9.81 acres of land to the west.A development
agreement was approved as a provision of the rezone,which governs future development of the
overall property.
In 2019, a final plat was approved for Phase 1 of the subdivision,which included Lot 14,Block 2,
that is part of this application. The remainder of the subject property was not included in the final
plat because there were concerns with the legitimacy of the access easement across the Fusselman
property from N.W. 4th St., specifically pertaining to the increased number of homes the access
would serve. This property was intended to be included in a subsequent phase final plat;however,
a final plat was not submitted and the preliminary plat has since expired.
C. Site Development and Use Analysis
1. Existing Structures/Site Improvements (UDC 11-1):
There are no existing structures or site improvements on the subject property.
2. Proposed Use Analysis (UDC 11-2):
Three(3)new single-family residential detached dwellings are proposed.
3. Dimensional Standards (UDC 11-2):
Compliance with the dimensional standards listed in UDC Table 11-2A-6 for the R-8 district
is required.
D. Design Standards Analysis
1. Structure and Site Design Standards (Comp Plan, UDC 11-3A-19):
The proposed single-family detached dwellings are exempt from design standards.
2. Qualified Open Space &Amenities (Comp Plan, UDC 11-3G):
Because the proposed development is below 5 acres in size,the minimum common open
space and site amenity standards in the UDC do not apply.
The Applicant's narrative states the new subdivision will be a part of the Cherry Blossom
Place subdivision homeowner's association(HOA)to the west and will have access to the
existing amenities, including a tot lot, gazebo, fire pit and grilling area. While a nice benefit
for residents,there is no direct vehicular or pedestrian connectivity between the subdivisions.
Residents will have to use streets and walkways outside the subdivision to access the
common areas and amenities.
City of Meridian I Department Report III. Staff Analysis
Some letters of testimony have been received from residents in Cherry Blossom Place to the
west objecting to this development being part of their HOA due to there not being any
physical connection between the two(2) subdivisions and the burden it would place on
residents of Cherry Blossom Place to have to contribute to maintenance costs of the lengthy
common driveway that provides access to the lots on this property. While it makes some
sense for it to be included because the overall development is governed by the same
development agreement, it is a civil matter between the developer and the residents whether
this property is included in the HOA.
3. Landscaping (UDC 11-3B):
No landscaping is required with the proposed development.
4. Parking (UDC 11-3C):
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).
5. Building Elevations (Comp Plan,Architectural Standards Manual):
Conceptual building elevations were submitted for the proposed single-family detached
homes but were not included in this report because the existing development agreement,
which governs future development of this property,requires future development to
substantially comply with the conceptual elevations included in the agreement. Further,the
DA requires all homes to be restricted to a single-story in height.
6. Fencing (UDC 11-3A-6, 11-3A-7):
A 6-foot-tall closed vision fence is proposed along the east and west boundaries of the site
where there is no existing fence.
A 4-foot-tall open vision fence is proposed along the southern boundary of the site to separate
the existing 11-foot-wide paved common driveway on the abutting two(2)properties to the
south from the driveway on the subject property. Staff recommends fencing is not provided in
that area to allow more room for emergency vehicle maneuverability if needed on the
abutting properties to the south with a substandard driveway width.
Note:Staff had encouraged the Applicant to work with the neighbors to the south on an
alternate driveway design that would involve a cross-access ingress/egress easement between
the properties and widening of the existing sub-standard driveway to the standard for
emergency and waste disposal access to only have one driveway that would accommodate
access for the two (2) existing lots as well as the three(3)proposed lots; however, the
property owner(s) to the south were not interested in a shared access driveway.
E. Transportation Analysis
The following information on planned improvements in the area and level of service planning
thresholds is from the ACHD report:
ACHD Planned Improvements
1. Capital Improvements Plan (CIP)l Five Year Plan(FYP):
• 41h Street is scheduled in the FYP for a pavement and pedestrian improvement project from
its northern terminus to W Broadway Avenue in 2025.
City of Meridian I Department Report III. Staff Analysis
Level of Service Planning Thresholds
1. Condition of Area Roadways
Traffic Count is based on Vehicles per hour(VPH)
Roadway Frontage Functional Classification
41h Street None Local
Parkshire Way None Local
1. Access (Comp Plan, UDC 11-3A-3, UDC 11-3H-4):
Access is proposed for the subject property via a common driveway within an existing 20-
foot-wide perpetual access easement(Inst. #2022-004508) from N.W. 4' Street across the
southern portion of the Fusselman property directly to the east at 1303 N.W. 4th St. A
turnaround is proposed for emergency and waste disposal vehicles. The final plat depicts a
street name(i.e.W.Camellia Ave.)for the common driveway,which needs to be
removed as common driveways cannot be named,nor was a private street submitted
with the subject application.
There is an existing 30-foot-wide right-of-way(ROW) easement(Inst. #329628 and
#379115)recorded along the southern boundary of the subdivision as depicted on the final
plat and described in plat note#12. The Applicant's surveyor states the note is incorrect,that
it's not ROW, and is an access easement that was determined to not be adequate to serve the
proposed development. If encroachments are proposed within the easement area or if the
easement is desired to be removed,the easement(s)should be relinquished.
Note:Staff has confirmed via legal descriptions and GIS mapping that the access easement
for the subject property is separate from the access easement for the parcel to the south at
1251 N.W. 4`h St. (Williams property—parcel#51212131250). The servient estate
associated with the Williams'access easement is Parcel#SI212131210 directly to the east
of their property;the servient estate associated with the Applicant's easement is Parcel
#S1212120690 directly to the east of the subject property.
2. Multiuse Pathways (UDC I1-3A-5):
There are no pathways depicted in the Pathways Master Plan on this site.
3. Pathways (Comp Plan, UDC 11-3A-8):
No pathways are proposed or required with the proposed development.
4. Sidewalks (UDC 11-3A-17):
No sidewalks are proposed or required with the proposed development.
5. Subdivision Regulations (UDC 11-6):
Common driveways(UDC 11-6C-3D):
As noted above, a common driveway is proposed for access to the three(3)proposed lots
from an existing driveway via N.W. 4'St. that also provides access to the abutting property
to the east at 1303 N.W. 4'Street as shown on the exhibit in Section VII.F below.A 20-foot-
wide perpetual access easement exists to the subject property over that property from N.W.
4'Street. Compliance with the standards in UDC 11-6C-3D for common driveways is
required.
The driveway is required to be 20-feet-wide—rolled curb may be provided if needed for
drainage at the back edge(s)of the driveway; the common driveway exhibit should be
revised accordingly prior to the City Council hearing to reflect a 20-foot wide flat
driving surface or alternative compliance should be requested to UDC 11-6C-3D.2 if the
City of Meridian I Department Report III. Staff Analysis
width cannot be accommodated.The proposed driveway is 370 feet long,which exceeds
the desired length standard of 150 feet or less. Driveway lengths exceeding this standard may
be allowed if approved by the Meridian City Fire Department—Fire Dept.has granted
approval of the proposed driveway length. The driveway is required to be paved with a
surface capable of supporting fire vehicles and equipment—plat note#7 should be
amended to require maintenance of such for that purpose; the ingress/egress easement
is also required to be perpetual and should be included in plat note#7 as such.
The off-site driveway via N.W.41h St.providing access to the common driveway across
the adjacent property to the east is currently gravel and is required to be paved with a
surface capable of supporting fire vehicles and equipment if consent can be obtained
from that property owner.The existing access easement between the two(2)properties
states the Applicant is solely responsible for maintenance of the driveway,including the
repair and replacement of pavement material and snow removal and grants access to
commercial vehicles,which seems to anticipate the driveway will be paved. If consent
cannot be obtained,the developer shall obtain approval from the Fire Dept.for access to
the proposed subdivision prior to development.
Directional signage should be provided at N.W. 4"Street for emergency wayfinding
purposes for the proposed lots. Permission and/or a license agreement should be
obtained from ACHD if the sign is placed within the right-of-way.
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."
F. Services Analysis
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.
1. Waterways (Comp Plan, UDC 11-3A-6):
The Hunter Lateral bisects the western portion of this site and lies along the east side of
existing Lot 14,Block 2, Cherry Blossom Place Subdivision No. 1. The lateral is proposed to
be relocated and piped around the perimeter of the west lot(i.e. Lot 1) in accord with UDC
11-3A-6B.3;the easement for such is depicted on the plat and described in plat note#10.
The subject property is not within the flood plain.
2. Pressurized Irrigation(UDC 11-3A-1 S):
Underground pressurized irrigation water is required to be provided in each development as
set forth in UDC 11-3A-15.
The irrigation pump for Cherry Blossom Place subdivision to the west is located along the
southern boundary of Lot 1 in the proposed subdivision. The Applicant proposes to utilize the
existing irrigation system to provide irrigation to the proposed development. Staff
recommends the pump is placed in a common lot solely dedicated to the pump station
and owned by the entity that owns and maintains the pressurized irrigation system in
accord with UDC 11-3B-6E.
Staff recommends the developer obtain notarized written approval from the Cherry
Blossom Place Homeowner's Association for the subject development to use their pump
and connect to their pressurized irrigation system.
A letter of testimony was submitted from a neighbor in Cherry Blossom Place
subdivision requesting an independent irrigation assessment be completed prior to
City of Meridian I Department Report III. Staff Analysis
approval as their irrigation pump is already struggling to keep up with the existing lots
and common areas in that subdivision without the two(2) additional homes that are still
being built and without adding the three(3)in this subdivision.
Based on this information, Staff recommends a qualified consultant with the requisite
expertise review the plans for the existing system to determine if it was built per the
plan and if it's adequate to serve the existing homes plus the two(2) under construction
and the three(3)in this development and submit their findings to the Planning Division;
or, submit an approval letter from Nampa Meridian Irrigation District(NMID)if they
own the system.Without such approval,the subject development should provide a
separate pump station.
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.
The Applicant's engineer should ensure drainage from the proposed development is
retained on-site. Specifically,the Applicant shall address how drainage from the
common driveway will be handled since it will abut the neighboring driveway to the
south.
4. Utilities (Comp Plan, 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.
There is an existing 20-foot-wide sanitary sewer easement(Inst. #394632)that exists along
the east boundary of the subject property that contains an abandoned sewer main line;this
easement can be relinquished if desired so as not to encumber the lot.
There is another existing 20-foot-wide sanitary sewer easement(Inst. #111001639)recorded
along the southern boundary of the abutting Fusselman property to the east that stubs to the
subject property's east property line,which contains a sewer line that will provide service to
the proposed development.
Water service is available for extension from N.W. 4th Street; however,an easement for the
extension of service does not exist to this property. A new 30-foot-wide easement is needed
across the Fusselman property(1303 N.W.4"St.)in order to extend water service from
4t'St. or,a 20-foot wide water easement,measured from the existing sewer line, on the
northern 10 feet of the existing 20-foot wide sewer easement is needed in order to
provide a 10-foot separation between water and sewer lines.
Alternatively,if an easement cannot be obtained,the developer shall coordinate with the
Public Works' Department to determine other possible options to provide water service
to the site.
IV. CITY/AGENCY COMMENTS & CONDITIONS
A. Meridian Planning Division
1. Future development shall comply with the provisions in the existing development agreement
for Cherry Blossom Subdivision recorded as Inst. #2018-117003.
2. The final plat shall be revised as follows:
i. Note#7: Include a note requiring maintenance of a paved surface capable of supporting
fire vehicles and equipment in accord with UDC I I-6C-3D.8. Also, include the
ingress/egress access easement is perpetual.
City of Meridian I Department Report IV. City/Agency Comments &Conditions
ii. If consent and an easement can be obtained from the property owner(currently
Fusselman)at 1303 N.W.4t'St., depict a new 30-foot-wide combined sewer and water
easement along the southern boundary of the property at 1303 N.W. 41h St. for extension
of water service from N.W.4t1i St. or a 20-foot wide water easement,measured from the
existing sewer line, on the northern 10 feet of the existing 20-foot wide sewer easement
shall be provided in order to provide a 10-foot separation between water and sewer lines.
The recorded instrument number of the easement shall be included as a note on the plat.
Alternatively, if an easement cannot be obtained,the developer shall coordinate with the
Public Works' Department to determine other possible options to provide water service to
the site.
iii. Remove the private street name(i.e. W. Camellia Ave.) from the plat as common
driveways cannot be named.
iv. Remove any existing easements that have been relinquished and include a note(s)with
the recorded instrument number of the relinquishment(s).
v. The irrigation pump depicted on Lot 1 that serves Cherry Blossom Place subdivision
shall be depicted in a common lot solely dedicated to the pump station and owned by the
entity that owns and maintains the pressurized irrigation system in accord with UDC 11-
313-6E.
The revised final plat shall be submitted with the final plat for City Engineer signature.
3. The landscape plan shall be revised as follows:
i. Remove the fencing along the southern boundary of the property adjacent to the common
driveway.
The revised landscape plan shall be submitted with the final plat for City Engineer signature.
4. Directional signage shall be provided at N.W. 4th Street for emergency wayfinding purposes
for the proposed lots. If placed in the right-of-way,permission and/or a license agreement,
shall be obtained from Ada County Highway District and submitted with the final plat
application.
5. All homes shall be restricted to a single-story in height as set forth in the development
agreement and shall generally comply with the elevations included in the agreement as shown
in Section VILH below.
6. If encroachments are proposed in the 30-foot-wide right-of-way(ROW) easement(Inst.
#379115 and#329628)depicted on the final plat across the southern boundary of the
subdivision and described in plat note#12 or if the easement is desired to be removed,the
easement shall be relinquished. Proof of such relinquishment shall be submitted with the final
plat for City engineer signature if the easement is removed from the plat.
7. The existing 20-foot-wide sanitary sewer easement(Inst. #394632)along the east boundary
of the subject property that contains an abandoned sewer main line may be relinquished if
desired so as not to encumber the lot. Proof of such relinquishment shall be submitted with
the final plat for City Engineer signature if the easement is removed from the plat.
8. The Hunter Lateral shall be piped around the perimeter of the west lot(i.e. Lot 1)in the
subdivision as proposed accord with UDC 11-3A-6B.3.
9. The Applicant's engineer shall ensure drainage from the proposed development is retained
on-site. Specifically,the Applicant shall address how drainage from the common driveway
will be handled since it will abut the neighboring driveway to the south.
City of Meridian I Department Report IV. City/Agency Comments &Conditions
10. In accord with the recorded access easement(Inst. #2022-004508)and UDC 11-6C-3D.4,the
developer shall pave the existing driveway via N.W.4th St. on the adjacent property to the
east at 1303 N.W. 4t' St. with a surface capable of supporting fire vehicles and equipment if
consent can be obtained from that property owner.Notarized written consent shall be
submitted with the final plat application. If consent cannot be obtained,the developer shall
obtain approval from the Fire Dept. for access to the proposed subdivision prior to
development.
11. A qualified consultant with requisite experience shall review the irrigation system plans to
ensure it is adequate to serve the existing Cherry Blossom Place development as well as the
proposed Cherry Blossom East development and submit their findings to the Planning
Division; or, an approval letter shall be submitted from Nampa Meridian Irrigation District
(NMID)if they own the system. Without such approval,the subject development shall
provide a separate pump station.
12. If the existing irrigation system for Cherry Blossom Place is determined by the qualified
consultant to be adequate to also serve the proposed subdivision,written notarized consent
shall be submitted from the Cherry Blossom Place Homeowner's Association for the
proposed development to use their irrigation pump and connect to their pressurized irrigation
system.
13. Staff s failure to cite all relevant UDC requirements does not relieve the applicant from
compliance.
14. The combined preliminary/final plat approval shall become null and void if the applicant fails
to either: 1)obtain the City Engineer's signature on a final plat within two years of the date of
the approved findings; or obtain approval of a time extension as set forth in UDC 11-6B-7.
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)
https.Ilweblink.meridiancituorzlWebLinkIBrowse.aspx?id=404889&dbid=0&repo MeridianCi
tv
V. FINDINGS
A. Combined Preliminary and Final Plat(UDC-613-6)
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;
Stafffinds 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;
Staff finds that sewer service exists to the site and water service can be made available to the
site if an easement for extension of service from N.W. 4th St. can be obtained from the
property owner to the east or if an alternative means of providing service can be worked out
with the Public Works Dept. Once extended,public services will be adequate to
accommodate the proposed development.
City of Meridian I Department Report V. Findings
3. The plat is in conformance with scheduled public improvements in accord with the city's
capital improvement program;
Stafffinds the proposed plat is in conformance with scheduled public improvements in accord
with the City's CIP.
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
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 unaware of any significant natural, scenic or historic features that need to be
preserved with this development.
VI. ACTION
A. Staff:
Staff recommends approval of the proposed combined preliminary and final plat with the
conditions included above in Section IV.
B. Commission:
Pending
C. City Council:
Pending
City of Meridian I Department Report VI. Action
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B. Service Accessibility Report
PARCEL S1212120 95 SERVICE ACCESSIBILITY
Overall Score: 28 28th Percentile
Description
Location In City Limits PREEN
Extension Sewer Trunkshed mains < 500 ft. from parce GREEN
Floodplain Either not within the 100 SFr floodrlain or , 2 acres GREEN
Emergency Services Fire Response time > 9 min. RED
Emergency Services Police Meets response time goals most c,_ :�� til--e GREEN
Pathways Within 1/4 mile of current pathways GREEN
Transit Not within 1/4 of current or future transit route RED
Arterial Road Buildout Status Ultimate configuration (#of lanes in master streets I GREEN
plan) matches existing (-# of lanes)
School Walking Proximity Within 112 mile walking GREEN
Either a High School or College within 2 miles OR a
School Drivability Middle or Elementary School within 1 mile driving GREEN
(existing or future)
Park Walkability No park within walking distance by park type RED
Reportgenerabed on 08-11-2C25 by MERIDIAMsalle-
City of Meridian I Department Report VII. Exhibits
C. Preliminary Plat(date: 5/7/2025)
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D. Landscape Plan(date: 5/7/2025)
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E. Final Plat(date: 12/13/2025 s/b 12/13/2024)
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F. Common Driveway Exhibit(date: 5/7/2025)—NOT APPROVED
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