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City of Meridian | Department Report I. Project Overview
HEARING
DATE:
01/13/2026
TO: Mayor & City Council
FROM: Nick Napoli, Associate Planner
208-884-5533
nnapoli@meridiancity.org
APPLICANT: Jesus Madrigal
SUBJECT: H-2025-0038
3780 E. Overland Road
LOCATION: 3780 E. Overland Road Southeast 1/4 of
the Southwest 1/4 of Section 16,
Township 3N, Range 1E
PROJECT OVERVIEW
A. Summary
Annexation of 0.91 acres of land with an R-2 zoning district for the purpose of complying with
the terms outlined in the consent to annex agreement for the existing home that is already
connected to City utilities.
B. Recommendation
Staff: Approval with a Development Agreement.
Commission: Approval
C. Decision
Council: Pending
COMMUNITY DEVELOPMENT
DEPARTMENT REPORT
City of Meridian | Department Report
COMMUNITY METRICS
Table 1: Land Use
Description Details Map Ref.
Existing Land Use(s) Residential in Ada County -
Proposed Land Use(s) Residential in the City of Meridian -
Existing Zoning R-1 in Ada County VII.A.2
Proposed Zoning R-2 in the City of Meridian
Adopted FLUM Designation Mixed Use Regional (MU-R) VII.A.3
Table 2: Process Facts
Description Details
Preapplication Meeting date 5/6/2025
Neighborhood Meeting 6/2/2025
Site posting date 1/3/2026
Table 3: Community Metrics
Agency / Element Description / Issue Reference
Ada County Highway District
• Comments Received No -
ITD Comments Received No
Meridian Public Works Wastewater IV.B
• Distance to Mainline Available at Site
• Impacts or Concerns See Public Works Site Specific Conditions
Meridian Public Works Water IV.B
• Distance to Mainline Available at Site
• Impacts or Concerns None
Note: See section IV. City/Agency Comments & Conditions for comments received or see the public
record.
City of Meridian | Department Report
STAFF ANALYSIS
Comprehensive Plan and Unified Development Code (UDC)
A. General Overview
This property is designated as Mixed Use Regional (MU-R) on the Future Land Use Map (FLUM)
contained in the Comprehensive Plan.
The purpose of this designation is to provide a mix of employment, retail, and residential dwellings
and public uses near major arterial intersections. The intent is to integrate a variety of uses together,
including residential, and to avoid predominantly single-use developments such as a regional retail
center with only restaurants and other commercial uses. Developments should be anchored by uses
that have a regional draw with the appropriate supporting uses. For example, an employment center
should have supporting retail uses; a retail center should have supporting residential uses as well as
supportive neighborhood and community services. The standards for the MU-R designation provide
an incentive for larger public and quasi-public uses where they provide a meaningful and appropriate
mix to the development. The developments are encouraged to be designed consistent with the
conceptual MU-R plan depicted.
Due to the presence of an existing home on this property with the intention to maintain its residential
use, an R-2 zoning district is requested as a “placeholder” zoning district until the property
redevelops in the future. Opting for a zoning district within the Mixed-Use Regional (MU-R)
designation would create a non-conforming use. For example, a single-family residential dwelling
on an acre is not a permitted use in a commercial zoning district and it fails to meet density
requirements for an R-15 or R-40 zoning district, which is not preferred. Prior to re-development, a
rezone should be requested and development proposed consistent with the Commercial FLUM
designation.
• Encourage diverse housing options suitable for various income levels, household sizes, and
lifestyle preferences. (2.01.01)
The Plan aims to integrate mixed-use by incorporating a variety of uses, including residential.
Residential uses should comprise a minimum of 10% of the development area, with gross
densities ranging from 6 to 40 units/acre. The current application seeks annexation of the
property into the City to comply with the terms outlined in the consent to annex agreement,
particularly due to the existing home already connected to City utilities. Specifics
regarding the housing types and density will be addressed with future development.
• “Permit new development only where it can be adequately served by critical public facilities and
urban services at the time of final approval, and in accord with any adopted levels of service for
public facilities and services.” (3.03.03F)
City water and sewer service is available and the existing home is already connected to City
utilities in accordance with UDC 11-3A-21.
• “Support infill development that does not negatively impact the abutting, existing development.
Infill projects in downtown should develop at higher densities, irrespective of existing
development.” (2.02.02C)
The proposed development will not likely impact the existing abutting developments to the east,
City of Meridian | Department Report
west, and north, as they are all residential uses currently zoned R1 in Ada County.
• “Eliminate existing private treatment and septic systems on properties annexed into the City and
instead connect users to the City wastewater system; discourage the prolonged use of private
treatment septic systems for enclave properties.”
The existing home has already abandoned the existing septic system and is connected to the City
wastewater system.
Table 4: Project Overview
Description Details
History N/A
Acreage 0.91 acres
B. Site Development and Use Analysis
1. Existing Structures/Site Improvements (UDC 11-1):
The applicant is not proposing a change to the site. The applicant is requesting annexation
due to his well failing and needing to hook up to city services.
2. Proposed Use Analysis (UDC 11-2):
The Applicant proposes to annex a 0.91-acre parcel, including the adjacent right-of-way to
the section line of E. Overland Road with an R-2 (Low-Density Residential) zoning district.
A legal description and exhibit map for the annexation area is included in Section VIII.A.
This property is within the City’s Area of City Impact boundary. The reason for annexation
is the water table for the existing well on the single-family residential property is currently
failing, and the Applicant had to hook-up to City water and sewer service. No new
development or redevelopment of the property is proposed at this time and the use will
remain residential for the foreseeable future.
The Applicant entered into an agreement with the City for extension of domestic water and
sewer service outside Meridian city limits for the subject property (Inst. #2025-067604). This
agreement allowed the property to hook up to City water and sanitary sewer service with
disconnection from the private well and septic system. A provision of the agreement requires
the property owner to apply for annexation of the property into the City as proposed with this
application.
In addition, the applicant currently runs an alteration business out of the property. To
continue this business, once annexed, the applicant shall be required to comply with the
Home Occupation as an Accessory Use standards and apply for a home occupation
permit.
The City may require a development agreement (DA) in conjunction with an annexation
pursuant to Idaho Code section 67-6511A. To ensure future development is consistent with
the Comprehensive Plan and the land use desired for this property, Staff recommends a
Development Agreement as a provision of annexation pursuant to Idaho Code Section
67-6511A, which requires the property to be rezoned and the agreement modified to
include a conceptual development plan prior to any change in use and/or development
of the property.
3. Dimensional Standards (UDC 11-2):
The proposed existing house appears to comply with the dimensional standards of the district.
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C. Design Standards Analysis
1. Parking (UDC 11-3C):
i. Residential parking analysis
Off-street parking is required to be provided in accord with the standards listed in UDC Table
11-3C-6 for single-family dwellings based on the number of bedrooms per unit. The existing
home does not meet the required number of off-street parking spaces per UDC Table 11-3C-6
for a three (3) bedroom home; four (4) parking spaces are required, at least 2 in an enclosed
garage, other spaces may be enclosed or a minimum 10-foot by 20-foot parking pad. The
existing home does not have an enclosed two-car garage; however, there is an existing 30-
foot by 20-foot driveway.
The existing home is indicated to have three (3) bedrooms which requires a 20’ by 20’ garage
and parking pad. The applicant is in compliance with these standards.
2. Fencing (UDC 11-3A-6, 11-3A-7):
All fencing is required to comply with the standards listed in UDC 11-3A-7. The Applicant
is not proposing fencing with this application.
D. Transportation Analysis
1. Access (Comp Plan, UDC 11-3A-3, UDC 11-3H-4):
Access to this property is currently from E. Overland Road. With future redevelopment of
the property, access via E. Overland Road and interconnectivity with adjacent properties will
be evaluated in accordance with the provisions listed in UDC 11-3A-3.
2. Multiuse Pathways (UDC 11-3A-5):
The Meridian Pathways Master Plan Map indicates a planned pathway on the north side of
the Five Mile Creek to be constructed by the City in the future. The Applicant should
submit a dedicated easement for the pathway to the City. Easements shall be a
minimum of 14’ wide (10’wide pathway + 2’ shoulder on each side).
3. Sidewalks (UDC 11-3A-17):
Overland Road is improved with an existing 7-foot wide attached concrete sidewalk abutting
the site in accordance with UDC standards. Staff is not recommending that this sidewalk be
replaced with and 7-foot detached sidewalk.
E. Services Analysis
1. Waterways (Comp Plan, UDC 11-3A-6):
Goal 4.05.01D and Goal 6.01.04B of the Comprehensive Plan emphasize the importance of
improving and protecting creeks and other natural waterways throughout commercial,
industrial and residential areas. Develop and implement agreements with irrigation districts
and the Union Pacific Railroad to allow for bike/pedestrian pathways. The Five Mile Creek
runs through the site and is proposed to be preserved as a natural amenity in accordance with
UDC 11-3A-6. The applicant is not proposing to redevelop the property at this time, however,
when the property does redevelop, Five Mile Creek shall remain open and beautified as an
amenity.
2. Utilities (Comp Plan, UDC 11-3A-21):
Connection to City water and sewer services is required in accordance with UDC 11-3A-21.
The Applicant entered into an agreement with the City for extension of domestic water
and sewer service outside Meridian city limits for the subject property (Inst. #2025-
067604). The Applicant is currently connected to City utilities.
City of Meridian | Department Report
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.
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:
a. Prior to any change in use or redevelopment of the subject property, a rezone to a
commercial and/or a higher density residential zoning district, a modification to this
agreement shall be requested to include a conceptual development plan consistent with
the Mixed-Use Regional Future Land Use Map (FLUM) designation and guidelines in the
Comprehensive Plan.
b. Future development of this site shall be consistent with the applicable standards in the
city of Meridian’s Unified Development Code.
c. The applicant shall comply with the specific use standards in UDC 11-4-3-21: Home
Occupation Accessory Use and apply for a permit to continue running the alteration
business out of the residence.
d. The Applicant shall submit a dedicated easement for the future pathway along the north
side of the Five Mile Creek for the length of the property to the City. Easements shall be
a minimum of 14’ wide (10’wide pathway + 2’ shoulder on each side).
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B. Meridian Public Works
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City of Meridian | Department Report
FINDINGS
A. Annexation (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;
The Commission finds annexation of the subject property with an R-2 zoning district and
requirement for the property to redevelop in the future consistent with the Mixed-Use
Regional future land use map designation in the Comprehensive Plan is appropriate for this
property (see Section IV for more information).
2. The map amendment complies with the regulations outlined for the proposed district,
specifically the purpose statement;
The Commission finds the proposed map amendment to the R-2 zoning district is consistent
with the purpose statement for the residential districts in UDC 11-2B-1, in that it will
contribute to the range of housing opportunities available in the City consistent with the
Comprehensive Plan.
3. The map amendment shall not be materially detrimental to the public health, safety, and
welfare;
The Commission finds the proposed map amendment should not be detrimental to the public
health, safety and welfare as the proposed residential use should be compatible with adjacent
single-family residential homes/uses in the area.
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
The Commission 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.
5. The annexation (as applicable) is in the best interest of city.
The Commission finds the proposed annexation is in the best interest of the City.
ACTION
A. Staff:
Staff recommends approval of the proposed annexation with the requirement of a Development
Agreement per the provisions in Section IX in accord with the Findings in Section X.
B. Commission:
The Meridian Planning & Zoning Commission heard these items on December 4th, 2025. At the public
hearing, the Commission moved to recommend approval of the subject annexation requests.
1. Summary of Commission public hearing:
a. In favor: Jesus Madrigal
b. In opposition: None
c. Commenting: None
d. Written testimony: None
e. Staff presenting application: Nick Napoli
f. Other Staff commenting on application: None
City of Meridian | Department Report
2. Key issue(s) of public testimony:
a. None
3. Key issue(s) of discussion by Commission:
a. None
4. Commission change(s) to Staff recommendation:
a. None
5. Outstanding issue(s) for City Council:
a. None
C. City Council:
Pending
City of Meridian | Department Report
EXHIBITS
A. Project Area Maps
(link to Project Overview)
1. Aerial
2. Zoning Map
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3. Future Land Use
4. Planned Development Map
City of Meridian | Department Report
B. Subject Site Photos
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C. Service Accessibility Report
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D. Annexation Legal Description & Exhibit Map
City of Meridian | Department Report