Memo from PlanningRECEIVED
Project: (Trau
APR ~ 7 ?_007
Citya£Meridian
Location: south side of Cherry Lane, approximately '/z mile east of Black Cat Road City Clerk Qffice
Applications: annexation and zoning, preliminary plat, alternative compliance, and private street.
Highlights of Proposed Development: annexation and zoning of 1.0 acres to the L-O and R-8 zoning
districts; and preliminary plat approval of 1 office lot and 1 common lot in the proposed L-O zone, and 3
single-family building lots in the proposed R-8 zone. Lot sizes range from 4,860 square feet for the office
lot to approximately 11,175 square feet. The average lot size is approximately 9,125 square feet. The
private street application is to access the one office lot. The residences take access from a shared drive.
The alternative compliance rcqucstrs in regard to the required land use buffer.
Gross Residential Density: approximately 4 units per acre
Number of Proposed Buildings: 1. converted home; approximately 1,844 square feet.
Other: Staff and Commission recoinmeud a DA willx tl~e following site specific provisions:
• Only principally permitted uses allowed within the L-O zone. No ancillary commercial uses or other
conditionally allowed uses.
• Hours of operation for the office lot shall be limited to 6 a.m. to 10 p.rn.
• That a 5-foot wide landscape buffer will be installed along the private street at the east property line
prior to occupancy of the first office building on this site.
• That a 10-foot wide landscape buffer will be installed on Lot 2 along the east property line prior to
occupancy of the first office building on this site.
• That prior to issuance of a CZC, the Applicant records across-access, ingress/egress easement to the
parcel to the east.
Elevations: No
Commission Recommendation: approval at their March 15, 2007 public hearing.
Summary of Public Hearing:
i. In favor: Kandi Hall (Applicant's Representative), Larry Taylor (Developer), Bill Grau (Property
Owner)
ii. In opposition: None
iii. Commenting: None
iv_ Written testimony: None
Key Issues of Discussion by Commission:
i. Fencing -Applicant has agreed to install any necessary perimeter fencing to match that of the
adjacent properties
ii. Relocating the internal sidewalk from the east side of the building to the west
Key Commission Changes to Staff Recommendation:
i. The Applicant shall provide sidewalk which extends froze the proposed office building out to
Cherry Lane to be located at the west side of the building
Outstanding Issue(s) for City Council:
i. The Commission did not make a motion to require the installation of perimeter fencing, as agreed
to by the Applicant. Please modify condition 1.2.6 to add bullet stating, "Applicant shall provide
perimeter fencing."
ii. The Applicant has provided Staff with the revised preliniinacy plat and landscape plan. Tlie
updated plans are included and evaluated in the staff report.
Written Testimony since Staff Report: none
Project: Gran Subdivision
Location. size of property and existing zoning_
The subject property totals approximately 1.0 acres, is zoned R1 within Ada County, and is located on
the south side of Cherry Lane, approximately % mile east of Black Cat Road in Section 10, Township
3 North, Range 1 West, B.M. The site has not been previously platted.
Adjacent Land Use and Zoning
1. North: Golf View Estates Subdivision, zoned R-4; Cherry Lane Village Subdivision, zoned R-4
2. East: Rod's Parkside Creek Subdivision, zoned R-4
3. South: Cherrywood Village Subdivision, zoned R-8
4. West: Cherrywood Village Subdivision, zoned R-8
Applications: Annexation & Zoning, Preliminary Plat, Private Street, & Alternative Compliance
Overall Project Description:
The Applicant, Stanley Consultants, has applied for Annexation and Zoning (AZ) of 1.0 acres from
Rl (Ada County) to the L-O (Limited Office) and R-8 (Medium Density Residential) zoning districts;
and Preliminary Plat approval for l office lot, 1 common lot, & 1 private street lot in the proposed L-
O zone; and 3 single-family building lots in the proposed R-8 zone: -
Subdivision Information:
1. Residential Lots: 3
2. Non-residential Lots: 1
3. Total Building Lots: 4
4. Common Lots: 1
5. Total Lots: 5
6. Open Lots: 0
7. Residential Area: 0.683 acres
8. Gross Density: —4.0 units per acre
9. Lot Sizes: Lot sizes range from 4,860 square feet for the office lot to approximately 11,175
square feet. The average lot size is approximately 9,125 square feet.
Summary of Proposed Streets and/or Access:
The sole access to the development will be from a proposed private street intersecting Cherry Lane.
The access is to be located approximately 400 feet west of the %2 mile section between Ten Mile and
Black Cat Roads.
Existina Constraints and Opportunities:
Width of Property, Footprint of Existing Home, & Landscape Buffers
UDC 11-2B-3A-1 requires a 20-foot wide land use buffer between commercial/ office uses and
residential uses. However, due to size constraints of the subject property, which totals 125 feet,
installation of .20-foot landscape buffers at the east and west property lines (or 40 feet of
landscaping in total) would not allow for efficient redevelopment of the site. By the time the
Applicant constructs an approximately 30-foot wide private street including sidewalk, and the
width of the home is accounted for, which measures approximately 75 feet wide, only 15-20 feet
of property remain for both landscaping buffers.
Landscaping
1. Width of street buffer(s): Cherry Lane is classified as an arterial road. The UDC (Table 11-2A-5)
requires a 25-foot wide street buffer adjacent to arterials. The landscape plan proposes a 25-foot
wide buffer along Cherry Lane.
2. Width of buffers) between land uses: Twenty feet (20') of landscape buffer required between
the portion of the property to be zoned L-O, and the residential properties to the west, zoned k-8
(See UDC Table 11-213-3). The applicant has submitted an alternative compliance application
regarding the landscaping to adjoining uses. See below for analysis.
3. Percentage of landscaped area: —25% (0.25 acres)
4. Other landscaping standards: UDC 11-313-8 requires landscaping within and around parking lots.
The landscaping standards for parking lots will be applied as part of the issuance of a Certificate
of Zoning Compliance.
Comprehensive Plan Designations: Medium Density Residential
Compliance with Comprehensive Plan: Yes
Compliance with UDC: No (Submitted alternative compliance for mitigation)
Elevations: No -
Outstanding Issue(s) for Commission:
1. The plat does not depict a pressurized irrigation system as required by ordinance. There is a note
on the preliminary plat that states, "Pressure irrigation system will be provided to each lot by a
culinary system." City Code, however, requires all developments to provide pressurized irrigation
system to every lot within a subdivision with surface water as the main source.
2. It recently came to Staffs attention that the actual building footprint encroaches into the
proposed sidewalk. The Applicant will address this issue at hearing. The sidewalk will likely
be shifted to the west side of the building.
3. There are a number of existing large trees on site that will require mitigation.
Staff Recommendation:
Staff recommends approval of the subject AZ/PP/PS/ALT applications with the conditions shown in
Exhibit B.
NOTES: