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STAFF REPORT
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARlNG DATE OF MAY 3, 2007 ~J.er}' ",
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Hearing Date: May 3,2007
Planning & Zoning Commission
Sonya Watters, Associate City Planner
208-884-5533
SUBJECT:
Pfost
. AZ-07 -005
Annexation and Zoning of 1.46 acres from RUT (Ada County) to
R-4 (Medium Low-Density Residential).
1. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST
The applicants, Thomas and JoAnn Pfost, have applied for Annexation and Zoning (AZ) to R-4
(Medium Low-Density Residential) of 1.46 acres of property currently zoned RUT in Ada County.
The site is located at 1205 W. Overland Road on the south side ofW. Overland Road, approximately
~ mile east of S. Linder Road. This site is currently improved with one single-family residential
home and accessory outbuildings. The subject request for annexation is based upon the fact that the
well that services this home is located in the path of the Overland Road widening project. For this
reason, the applicants are requesting annexation to hook up to city water. This property is within the
City's Area of Impact and Urban Service Planning Area and is contiguous to the current City limits.
2. SUMMARY RECOMMENDATION
The subject application (AZ) was submitted to the Planning Department for review. Below, staff
has provided a detailed analysis, comments, and recommended actions for the requested AZ
application. Staff is reconunending approval of the Pfost Annexation and Zoning (AZ-07-o05)
request as presented in the staff report for the hearing date of May 3, 2007, based on the
Findings of Fact listed in Exhibit D of this staff report.
3. PROPOSED MOTION (to be considered after the public hearing)
Approval
After considering all staff, applicant and public testimony, I move to recommend approval to the City
Council of File Number AZ-07-005 as presented in the staff report for the hearing date of May 3,
2007, with the following modifications: (Add any proposed modifications)
Denial
After considering all staff, applicant and public testimony, I move to recommend denial to the City
Council of File Number AZ-07-005 as presented during the hearing on May 3, 2007: (Please state
specific reasons for denial of the annexation request)
Continuance
After considering all staff, applicant and public testimony, I move to continue File Number AZ-07-
005 to the hearing date of (insert continued hearing date here) for the following reason(s): (State
specific reason(s) for continuance)
4. APPLICATION AND PROPERTY FACTS
a. Site Address/Location:
1205 W. Overland Road (Parcel #S1224223105)
Section 24, Township 3 North, Range 1 West
Pfost AZ-07-005
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 3, 2007
b. Owner:
Thomas and JoAnn Pfost
1205 W. Overland Road
Meridian, ill 83642
c. Applicant/Representative: Same as Owner
d. Present Zoning: RUT (Ada County)
e. Present Comprehensive Plan Designation: Medium Density Residential
f Description of Applicant's Request: The applicant is requesting annexation and zoning into the
City with an R-4 zone.
g. Applicant's Statement/Justification: "Weare requesting annexation into the city so that we can
hook-up to city water. Our well is currently in the path of the widening project of Overland
Road." (See applicant's narrative submitted with application.)
5. PROCESS FACTS
a. The subject application will in fact constitute an annexation as determined by City Ordinance. By
reason of the provisions of the Meridian City Code Title 11 Chapter 5, a public hearing is
required before the City Council on this matter.
b. Newspaper notifications published on: April 16th, 2007 and April 30th, 2007
c. Radius notices mailed to properties within 300 feet on: April 5th, 2007
d. Applicant posted notice on site by: April 27th, 2007
6. LAND USE
a. Existing Land Use(s): There is an existing home and associated outbuildings on the subject site.
b. Description of Character of Surrounding Area: The area surrounding the subject property consists
of rural residential properties and vacant undeveloped land.
c. Adjacent Land Use and Zoning:
1. North: Vacant property, zoned I-L
2. East: Rural residential property, zoned RUT in Ada County
3. South: Rural residential property, zoned RUT in Ada County
4. West: Rural residential property, zoned RUT in Ada County and Christian Family Matters
Church, zoned R-8
d. History of Previous Actions: None
e. Existing Constraints and Opportunities:
1. Public Works:
Location of sewer: Sewer is not available yet.
Location of water: The applicant has already connected to City Water.
Issues or concerns: Ensuring the applicant connects to City sewer when it becomes
available.
Pfost AZ.07 -005
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 3,2007
2. Vegetation: NA
3. Floodplain: NA
4. Canals/Ditches Irrigation: All irrigation ditches, laterals and canals should be tiled, when this
property develops.
5. Hazards: Staff is unaware of any hazards associated with this property.
6. Proposed Zoning: R-4 (Medium Low-Density Residential)
7. Size of Property: 1.46 acres
f. Subdivision Plat Information: The applicant has not submitted a preliminary plat, or a concept
plan for this property, with the subject annexation application. Staff believes that the applicant
does not intend to further develop this property in the near future.
g. Landscaping:
1. Width of street buffer(s): Upon development of this property, a 25-foot wide landscape street
buffer will be required adjacent to W. Overland Road, an arterial roadway per the UDC.
2. Width ofbuffer(s) between land uses: Upon development ofthis property, a buffer between
land uses may be required, depending on the future use of the property.
h. Summary of Proposed Streets and/or Access: As mentioned above, the applicant is not proposing
to develop/plat this property at this time. Access to this site is currently provided from one
driveway to Overland Road. No new access points are proposed or approved with this
application.
7. COMMENTS MEETING
On April 13, 2007 a j oint agency and departments meeting was held with service providers in this
area. The agencies and departments present include: Meridian Fire Department, Meridian Parks
Department, Meridian Public Works Department, and the Sanitary Services Company. These
agencies did not submit comments on this application as no development is proposed at this time and
the use of the property is not changing.
8. COMPREHENSIVE PLAN POLICIES AND GOALS
This property is designated "Medium Density Residential" on the Comprehensive Plan Future Land
Use Map. Medium density residential areas are anticipated to contain single family residences at
densities from three to eight dwelling units per acre (see Page 99 of the Comprehensive Plan.) Staff
recommends that the Commission and Council rely on any verbal or written testimony that may be
provided at the public hearing when determining the most appropriate zone for this property.
Staff finds the following Comprehensive Plan policies to be applicable to this property and apply to
the subject property (staff analysis in italics below policy):
. Require that development projects have planned for the provision of all public services.
(Chapter VII, Goal III, Objective A, Action 1)
When the City established its Area of City Impact, it planned to provide City seflJices to the
subject property. The City of Meridian plans to provide municipal seflJices to the lands
proposed to be annexed in the following manner:
>> Sanitary sewer and water seflJice will be extended to the project at the applicant's
expense.
Pfost AZ-07-005
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 3, 2007
)- The subject lands currently lie within the jurisdiction of the Meridian Rural Fire District.
Once annexed the lands will be under the jurisdiction of the Meridian City Fire
Department, who currently shares resource and personnel with the Meridian Rural Fire
Department.
)- The subject lands currently lie within the jurisdiction of the Ada County Sher~ff's Office.
Once annexed the lands will be serviced by the Meridian Police Department (MPD).
)- The roadways adjacent to the subject lands are currently owned and maintained by the
Ada County Highway District (ACHD). This service will not change.
)- The subject lands are currently serviced by the Meridian School District No.2. This
service will not change.
)- The subject lands are currently serviced by the Meridian Library District. This service
will not change and the Meridian Library District should suffer no revenue loss as a
result qfthe subject annexation.
Municipal, fee-supported, services will be provided by the Meridian Building Department,
the Meridian Public Works Department, the Meridian Water Department, the Meridian
Wastewater Department, the Meridian Planning Department, Meridian Utility Billing
Services, and Sanitary Services Company.
. Protect existing residential properties from incompatible land use development on adjacent
parcels. (Chapter VII, Goal IV, Objective C, Action 1)
The applicant is not proposing any new land use for this property. Staff believes that the
existing single-family home is compatible with the other residences in this area.
· Support a variety of residential categories (low-, medium-, and high-density single family,
multi-family, townhouses, duplexes, apartments, condominiums, etc.) for the purpose of
providing the City with a range of affordable housing opportunities. (Chapter VII, Goal IV,
Objective C, Action 10)
The subject application includes a request for the R-4 zoning designation. The
Comprehensive Plan Future Land Use Map designates all of the properties in this vicinity on
the south side of Overland Road as Medium Density Residential. Staff finds that the requested
zoning designation is generally consistent with the Comprehensive Plan designation for this
property, the future land use designated for other properties in this vicinity, and further
enhances the variety qf zoning designations south of the interstate.
Stqfffinds that the proposed R-4 zoning designation is generally harmonious with and in
accordance with the Comprehensive Plan.
9. ZONING ORDINANCE
a. Zoning Schedule of Use Control: UDC 11-2A-2lists single-family dwellings as a Permitted Use
in the R-4 zone.
b. Purpose Statement of Zone: The purpose of the residential districts is to provide for a range of
housing opportunities consistent with the Meridian Comprehensive Plan. Connection to the City
of Meridian water and sewer systems is a requirement for all residential districts. Residential
districts are distinguished by the allowable density of dwelling units per acre and corresponding
housing types that can be accommodated within the density range.
Pfost AZ-07-005
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 3,2007
10. ANALYSIS
a. Analysis of Facts Leading to Staff Recommendation:
AZ Application: As mentioned above, the subject property is proposed for annexation because
the well serving the existing home is located within the Overland Road widening project and the
residence needs to be hooked up to city water. There is no additional development planned for
this property at this time.
Based on the policies and goals contained in the Comprehensive Plan, the future land use
designation of Medium Density Residential for this property, and the widening of Overland Road,
Staff believes that the requested annexation and R-4 zone is appropriate for this property. Please
see Exhibit B for detailed analysis of the required facts and findings.
The annexation legal description submitted with the application (stamped on March 7, 2007 by
Clinton Hansen, PLS) shows the property as contiguous to the existing corporate boundary of the
City of Meridian.
Development Agreement: UDC 11-5B-3D2 and Idaho Code ~ 65-6711A provides the City the
authority to require a property owner to enter into a Development Agreement (DA) with the City
that may require some written commitment for all future uses. In anticipation of this
application being approved, the applicant has already paid the required water hook-up fees
for the existing residence and been hooked up to City water. Because sewer is not currently
available to this property, staff is recommending that a Development Agreement be
required to ensure that when sewer is available to this property that the home be required
to hook up at that time. If the Commission or Council feels additional development agreement
requirements are necessary, staff recommends a clear outline of the commitments of the
developer being required.
A Development Agreement (DA) will be required as part of the annexation of this property.
Prior to the annexation ordinance approval, a DA shall be entered into between the City of
Meridian and the property owner(s) (at the time of annexation ordinance adoption). The
applicant shall contact the City Attorney, Bill Nary, at 888-4433 within 3 months of
Council approval to initiate this process. The DA shall include, at minimum, the following:
· That the existing home on this property shall be required to connect to City sewer
within 6~months of service being available to this property.
. The applicant shall be responsible for all costs associated with sewer service installation
including payment of sewer assessments.
. All future development of the subject property shall comply with City of Meridian
ordinances in effect at the time of development.
b. Staff Recommendation: Staff recommends that the subject property be annexed into the
City with an R-4 zoning designation and requirement of a Development Agreement per the
conunents listed in Exhibit B of this staff report.
11. EXHmITS
A Legal Description & Exhibit Map
B. Planning Department Comments
C. Required Findings from Unified Development Code
Pfost AZ-07 -005
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CITY OF MERIDIAN PLANNING DEP ARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 3, 2007
A Legal Description & Exhibit Map
LegaI~
PFOST PROPERlY ANNeXATION
A parcel for annexstIon purposes. being loaded in 1118 NW % of the NW % of section 24,
Township 3 North, Range 1 West, BoiseMeridlan. Ada County. Idaho. and more
partlcul8dy described 88 follows:
Commencing' at a 5J8 irK:h diam8I8r iron pin marking the northw88t comer of said Section
24. from which a 112 Inch d8netet Iron pin martdng the northeast comer of uld NW % of
the tIN" bears S "45'00" E a distance 1327.78 feel;
Thence S "45'00- E along the northerty boundary of said Section 24 a distance of
800.20 feet to the POINT OF BEGINNING;
Thenee QonUr1ldng ekq Mid IlO(1heJIy bounc;lary$ 88"46'00- e. distanQe of 527.58 feet
to 8 112 inch dillrnBter'iron pin merkfng the northea8t comer of said NW % of 1he NW Y.;
ThenG8leev1ng Aid northerly boundary S 0.18'00" E along the 888fBrIy boundary of said
NW % of the NW % a distance of 328.75 feet to a point;
Thence IeIwing said ......, boundaly N 51"58'34- Wa dlrdln:e of 824.30 feet to the
POINT OF BEGltNING.
This parcel contails 1.99 acree end Is 8Ubject to anyeesements exi8ting or in use.
Clinton W. Hansen, PLS
Land Solutions. PC
March 7, 2007
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A-I
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 3,2007
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PFOST PROPERTY ANNEXATION
lOCATED IN THE NW 1/4 Of THE NW 1/4 OF SECTION 24.
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ADA COUNTY, IDAHO . .
2007
BASIS OF lICARING
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A-2
CITY OF MERIDIAN PLANNING DEP ARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 3, 2007
B. Planning & Zoning Department Comments
1. The annexation legal description submitted with the application (stamped on March 7, 2007 by
Clinton Hansen, PLS) shows the property as contiguous to the existing corporate boundary of the
City of Meridian.
2. A Development Agreement (DA) will be required as part of the annexation of this property.
Prior to the annexation ordinance approval, a DA shall be entered into between the City of
Meridian and the property owner(s) (at the time of annexation ordinance adoption). The
applicant shall contact the City Attorney, Bill Nary, at 888-4433 within 3 months of
Council approval to initiate this process. The DA shall include, at minimum, the following:
· That the existing home on this property shall be required to connect to City sewer
within 6-months of service being available to this property.
· The applicant shall be responsible for all costs associated with sewer service installation
including payment of sewer assessments.
· All future development of the subject property shall comply with City of Meridian
ordinances in effect at the time of development.
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CITY OF MERIDIAN PLANNING DEP ARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 3, 2007
C. Required Findings from Unified Development Code
1. Annexation Findings:
Upon recommendation from the Conunission, 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:
a. The map amendment complies with the applicable provisions of the comprehensive
plan;
The applicant is proposing to zone all ofthe subject property to R-4. Staff finds that the
proposed zoning map amendment complies with the applicable provisions of the
comprehensive plan. Please see Comprehensive Plan Policies and Goals, Section 8, of the
Staff Report.
b. The map amendment complies with the regulations outlined for the proposed district,
specifically the purpose statement;
No development is proposed concurrent with the zoning map amendment. Staff [mds that
future development of this property should comply with the established regulations and
purpose statement ofthe R-4 zone.
c. The map amendment shall not be materially detrimental to the public health, safety,
and welfare;
Staff finds that the proposed zoning amendment will not be detrimental to the public health,
safety, or welfare. Staff recommends that the Commission and Council rely on any oral or
written testimony that may be provided when determining this finding.
d. 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,
Staff finds that the proposed zoning amendment will not result in any adverse impact upon
the delivery of services by any political subdivision providing services to this site.
b. The annexation is in the best of interest of the City (UDC 11-5B-3.E).
Staff finds that the annexation and zoning of this property to R-4 would be in the best interest
ofthe City.
C -I