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HomeMy WebLinkAboutPZ - Staff Report 2-5 COMMUNITY DEVELOPMENT C��fEPIDIAN*,,--, DEPARTMENT REPORT HEARING 2/5/2026 Legend DATE: M Project Location TO: Planning&Zoning Commission Area of Impact «= City Limits m i[ FROM: Linda Ritter,Associate Planner O Analysis - 208-884-5533 Iritter@meridiancity.org - --- APPLICANT: Dara Tong - a�- 77 SUBJECT: H-2025-0049 I�I�rr Tong Annexation-AZ LOCATION: 485 E. Overland Road, located in the N T"` '/2 of Section 19 T.3N R. lE Parcel# - S1119212410 - I. PROJECT OVERVIEW A. Summary Annexation of approximately 0.496 acres of land from R1 in Ada County to the R-4 zoning district. The applicant entered into an agreement with the City to annex within six months of receiving City utility services due to a failed septic system. B. Issues/Waivers There is an existing detached accessory structure on the property that encroaches into the required rear setback. C. Recommendation Staff recommends approval of the proposed annexation with the requirement of a Development Agreement per the provisions in Section IV in accord with the Findings in Section V. D. Decision City of Meridian I Department Report 1. Project Overview I1. COMMUNITY METRICS Table 1: Land Use Description Details Map Ref. Existing Land Use(s) Residential - Proposed Land Use(s) Residential - Existing Zoning R1 (Ada County) VII.A.2 Proposed Zoning R-2 Adopted FLUM Designation Medium Density Residential VII.A.3 Proposed FLUM Designation Medium Density Residential Table 2: Process Facts Description Details Preapplication Meeting date 10/14/2025 Neighborhood Meeting 10/1/2025 Site posting date 1/26/2026 Table 3: Community Metrics Agency/Element Description/Issue Reference Ada County Highway District - • Comments Received No comment - • Commission Action Required No - • Access E. Overland Road - • Traffic Level of Service N/A - ITD Comments Received No Comment IV.E Meridian Fire No Comment - Meridian Police No Comment - Meridian Public Works Wastewater No Comment Meridian Public Works Water No Comment IV.B Note: City/Agency Comments and Conditions Section and public record for all department/agency comments received. Tong Annexation AZ H-2025-0049 (copy this link into a separate browser). City of Meridian I Department Report II. Community Metrics Figure l: One-Mile Radius Existing Condition Metrics Reference Parcel:51119212410 Date Retrieved:2025/12/2 Parcel Count Parcel Acreage Infill Indicator: 530 Surrounding Area 161 9% Not City ® City Limits 4io 1,627. 2,468 1 ■ Not City Household Household& Population Growth Households 02020 Population Change:3.0°I° Population ■Growth (Household and Population Change since 2010 Decennial) 5,000 10,000 15,000 20,000 Use Types Residential Addresses All Addresses ■ Single-family Multi-family —0% 100% 0% ® Commercial do Preliminary Plats (last 5-years) Conditional Use Permit(last 5-years) Proposed Proposed Pending Pending Approved Approved 0 200 400 600 0 200 400 600 0 Single-family ® Multi-family City of Meridian I Department Report II. Community Metrics 2.00 2,000 Single-family y Residential T 1.50 143 1,500 Parcel Diversity a 1.00 1,000 U 0 Parcel Count 0.50 500 L © 0.27 `6 1810 a Average Acres 0.001. a'12 0 R-2 4 R-8 R-15 Average Single-family Density by Zoning Average 10.00 01 �8.15 Residential Net Density V 5.00 0 5.65 O 0 3.71 3,97 0.00 00.70 Dwelling Units 1 Acre R-2 R-4 R-8 R-15 Notes: See VIII.Additional Notes&Details for Staff Report Maps,Tables,and Charts. Figure 2: Service Impact Summary Service Impact Tools Ready Margin Q Caution o Qo roo � as 50 5� Notes: See VIII.Additional Notes&Details for Staff Report Maps,Tables,and Charts. City of Meridian I Department Report II. Community Metrics III. STAFF ANALYSIS Comprehensive Plan and Unified Development Code(UDC) A. General Overview The MDR designation allows for dwelling units at gross densities of three to eight dwelling units per acre. Density bonuses may be considered with the provision of additional public amenities such as a park, school, or land dedicated for public services. The property is developed with an existing residence,and the property owner intends to continue this use and has requested the R-4 zoning district. Table 4: Proiect Overview Description Details History N/A Acreage 0.372 Lots 1 B. Site Development and Use Analysis 1. Existing Structures/Site Improvements (UDC 11-1): The applicant is not proposing any changes to the existing site. The annexation request is being made due to the failure of the existing septic system and the need to connect to City services.An existing detached accessory structure on the property encroaches into the required rear setback. Because no redevelopment is proposed,the applicant must either remove the structure or obtain approval from the City Council to allow it to remain as a legal nonconforming(grandfathered)structure. 2. Proposed Use Analysis (UDC 11-2): The Applicant proposes to annex a 0.496 acre parcel,including the adjacent right-of-way to the section line of E. Overland Road with an R-4(Low-Density Residential)zoning district. A legal description and exhibit map for the annexation area is included in VII.D. This property is within the City's Area of City Impact boundary. The reason for annexation is the septic system was failing on the single-family residential property, and 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. #2025-034475). 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. Single-family detached dwellings are listed as a principally permitted use in the R-4 zoning district per UDC Table 11-2A-2. 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. City of Meridian I Department Report III. Staff Analysis 3. Dimensional Standards (UDC 11-2): The proposed existing house appears to comply with the dimensional standards of the district. 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 meets 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 has an enclosed two-car garage and a detached one-car garage. Off-street parking is required to be provided in accord with the standards listed in UDC Table 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. D. Transportation Analysis 1. Access (Comp Plan 6.01.02B, UDC 11-3A-3, UDC 11-3H-4): Access to the property is via 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. 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. Utilities (Comp Plan 3.03.03G, 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- 034475). The Applicant is currently connected to City utilities. Comprehensive Plan policy 3.03.03G requires urban infrastructure be provided for all new developments, including curb and gutter, sidewalks, water and sewer utilities. City of Meridian I Department Report III. Staff Analysis 1[}1571G5 w:• 014-31 ^� lb I E averlancl Rd 1 L F I YKA � . � • f � r J nay •k- 1 _ City of Meridian Department Report III. Staff Analysis IV. CITY/AGENCY COMMENTS & CONDITIONS A. Meridian Planning Division 1. A Development Agreement(DA)is required as a provision for 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 and 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 redevelopment of the property will evaluate access via E. Overland Road and interconnectivity with adjacent properties in accordance with the provisions listed in UDC 11-3A-3. c. Future development of this site shall be consistent with the applicable standards in the city of Meridian's Unified Development Code. B. Meridian Public Works No Comment C. Irrigation Districts 1. Nampa&Meridian Irrigation District https:llweblink.meridiancity.orglWebLink/Browse.aspx?id=425413&dbid=0&redo=Meridia nCi D. Ada County Development Services https:llweblink.meridiancity.orglWebLink/browse.aspx?id=425413&dbid=0&redo=MeridianCit X E. Idaho Transportation Department(ITD) https:llweblink.meridiancioy.orglWebLink/Browse.aspx?id=425413&dbid=0&repo=MeridianCit X City of Meridian I Department Report IV. City/Agency Comments &Conditions V. 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; Stafffinds annexation of the subject property with an R-2 zoning district and requirement for the property to redevelop in the future consistent with the Medium Density Residential future land use map designation in the Comprehensive Plan is appropriate for this property(see Section III for more information). 2. The map amendment complies with the regulations outlined for the proposed district, specifically the purpose statement; Stafffinds the proposed map amendment to the R-2 zoning district is consistent with the purpose statementfor 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; Stafffinds 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 Stafffinds 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. Stafffinds the proposed annexation is in the best interest of the City. City of Meridian I Department Report V. Findings VI. ACTION A. Staff: Staff recommends approval of the proposed annexation with the requirement of a Development Agreement per the provisions in Section IV in accord with the Findings in Section V. B. Commission: Pending C. City Council: Pending City of Meridian I Department Report VI. Action , ' I I NINE Z" L ' y 1 1 11l11tI1.1 A.V ' ct Location ��.11111111111111�t. Q L pill. W of Impact • (D n i 84 h C ti Z- Legend •Project Location 'r �111 IIYI wl w�_ NINE- �= y - NINI MNI■NII., uAnalysis 0 11111���: l."I-I.mill r ln a: INII■u on. RU U O -- OYE 1 IN MEN -i ilnnlllll �—--—rli■:r 1■■■ I� � nn■ NINE s�i�r ' �i::■■n�■ A.r 1 alrs■�snn■ .. A MEN urran■■ ., ■Gail �� ■■R N� ♦ill�+� �I nn■:: pr■■un un.. No ♦ I �_■iii 1, a� nno.� ♦� ♦� ��}♦ � rn w■nnuy ♦ ■1111 - alaQl Al1ia� 1�■■■s P� ■ ■n h alri♦ :.lusss u O � ♦ sr����� .� ■■■■ ♦ Ilr■i■_■■�■rl■■►C �Eluf -yI �� �:- � ► r . •111►� �w :�. III. •_• nun: al ■ r r r ■■■ ! ..� �*IIIIn:�: ns��a ■ �r►r r■.r. nnlu �■11 11r i11! 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IN ■u1`■■ -��" r•=N Aa: '•r r.r 11 ■ . ♦ ♦ ■ ♦r■■■��IC� 0 n ul11i0� �1,11n .a�f■rnn.':a 9 1--lii a■[wII-K ra■ �r�' ♦I• ■Iriiimoll rill JJ �illlaw... ■IIlII`_ r�♦� N I!■► ♦♦I♦♦j �{�i`r F■■■■■■■■1 11r, II1i111 .�i►�■w wi�? W�-I! f♦♦ _p r/•j 1♦ y:c:■n■ • ►I�it ■a.r•�■'!• _ ■■Irnll�w s r■■ .■p ♦♦ monsoons n■ � N � _ �• •_an lulu,�► ■� i+ ��«:��1•A ���i■�!1_ J,1111111nunlr aw��n���ri ��• :.� ��♦' I was+W-=- ■■�a1�� 5. Map Notes Nearby Recent Preliminary Plats(within last 5-years) H-2018-0081 H-2018-0089 H-2019-0140 H-2021-0085 H-2022-0094 H-2023-0034 H-2022-0048 H-2024-0012 Nearby Recent Conditional Use Permits(within last 5-years) H-2019-0150 H-2020-0105 H-2022-0048 City of Meridian I Department Report VII. Exhibits 79 41b el' E ' .= APDX. ., Overland Rd City of MeridianDepartment Re 11Exhibits C. Service Accessibility Report PARCEL S1119212410 SERVICE ACCESSIBILITY overall Score; 32 53rd Percentile Description Location Within 1/2 mile of City Limits YELLOW W Extension Sewer Trunkshed mains < 500 ft.from parcel GREEN Floodplain Either not within the 100 yrfloodplain or : % a�--e, GREEN Emergency Services Fire Response time < 5 min. GREEN Emergency Services Police Reporting District meets response time goals most v_ GREEN the time Pathways Within 1/4 mile of current pathways GREEN Transit Within 1/4 mile of current transit route GREEN Arterial Road Buildout Status Ultimate configuration (#of lanes in master streets GREEN plan) matches existing (# of lanes) School Walking Proximity Within 1/2 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) ParkWalkability No park within walking distance by park type FLED City of Meridian I Department Report VII. Exhibits D. Annexation Legal Description &Exhibit Map ANNEXATION DESCRIPTION FOR DARA TONG A parcel located in the NE 1/4 of the NW 1/4 of Section 19 Township 3 North,Range 1 East,Boise Meridian,Ada County,Idaho,more particularly described as follows: Commencing at a brass cap monument marking the northeasterly cornet of said NE 1/4 of the NW 1/4,from which a brass cap monument marking the northwesterly corner of said Section 19 hears 5 89'43'29"W a distance of 2444.43 feet; Thence 5 89°43'29"W along the northerly boundary of said NE 1/4 of the NW 1/4 a distance of 946.00 feet to the POINT OF BEGINNING; Thence continuing 5 8943'29"W a distance of 120.00 feet to a point; Thence leaving said northerly boundary 5 W13'29"W a distance of 180.00 feet to a point; Thence N 89"43'29"E a distance of 120.04 feet to a point; Thence N W13'29"E a distance of 180.00feet to the POINT OF BEGINNING. This parcel contains 21,600 square feet(4.496 acres). Prepared by: Kyle A.Koomler,PL5 per' LR Civil Survey Consultants,Incorporated �? November 5,2025 18 ` 'r OF Sri ry 4. KO❑ � City of Meridian I Department Report VII. Exhibits SKETCH TO ACCOMPANY ANNEXATION DESCRIPTION FOR DARA TONG LOCATED IN THE NE 114 OF THE NIA I/4 OF SECTION 19, TOWNSHIP 3 NORTH, RANGE 1 EAST, SOISE MERIDIAN, ADA COUNTY, IDAHO E OVE►LLD ROAD M9S a'BEARING I3 ra S 89'4.3zs"W 2444.43' �f�r14 2 "9 — — i3a8.a3' Imov, 946.00 * Tqs P15 772Y 9 pp G DEDCATFD RVYT-DF WAY 6 IMST NO. 102140525 PLS W A&'R�L+W 06Rd'UW7 AV I f8.�5R iXGCK 2 Lw& TONG > PARCEL SJr I9212410 485 E OLEfi.4xo fia MER,IQIAA, 0 8J642 w g N h � 7 a� gf/ITCL-0IAI DEED p 17E'CdRD CL,SURY£Y JNST. MR. 20 16-090129 $ NO, fd,3.54 PLS 783.50 N 89'4,129"E 12U.Lid` pLs .— r8.35R LEGEND a, LAy FOUND BRASS NS $� G4P MONUMENT FCXWD 518-IRON PIN ANNEX4770N BWNLWY £4' =TIO)V LINE l�`R. K(0) PRn'92TY LOW CIVIL SURVEY CONSULTAW!s INC. C. 15 30 60 2893 SOUTH MERIDM ROM MERIDIAN, IDAHO 8.3642 (206)888-4312 SCALE; 3"=30' City of Meridian I Department Report VII. Exhibits VIII. ADDITIONAL NOTES & DETAILS FOR STAFF REPORT MAPS,TABLES,AND CHARTS (link to Community Metrics) A. One-Mile Radius Existing Condition Notes This data is automatically derived from enterprise application and GIS databases, and exported dynamically. Date retrieved notes generally reflect data acquired or processed within the last 30- days.Analysis is based on a one-mile radius from the centroid of the identified parcel. Parcel based data excludes certain properties and represents land as it exists now. Properties considered are only those with a total assessed value greater than 0(i.e. excludes most HOA area,transitional development, government, and quasi government facilities). The following values also constrain included property acreage to reduce outliers and non-conforming instances from distorting averages: R-2<5.0; R-4<2.0; R-8< 1.0; R-15 <0.5; R-40<0.25. Conditional Use Permits and Preliminary plat data likely include duplicate project submittals as they may be for the same project, approved at different times through multiple application types. Consider each independently or review prior application approvals. Some approved entitlements, and particularly older ones,may be constructed. Decennial population counts and household counts are based on the most recent Decennial Census. Current population and current household values are COMPASS estimates,usually for the year previous, and are based on traffic analysis zone boundaries(TAZ's). B. Mixed Use Analysis Notes This data is derived from enterprise application and GIS databases, and exported dynamically. Data considered for analysis are only those areas overlapping the overall Mixed Use boundary area. Mixed Use areas across arterial roadways are distinct, separate, and not considered as they do not meet the mixed use principles in the Comprehensive Plan(e.g.pedestrian safety, transportation efficiency, etc.). Mixed Use parcel areas may be greater or smaller than the future land use area designation boundary due parcel size,configuration,right-of-way, and other factors. Conditional Use Permits and Preliminary plat data likely include duplicate project submittals as they may be for the same project, approved at different times through multiple application types. Consider each independently or review prior application approvals. C. Service Assessment Notes This data represents existing conditions derived from our enterprise application and GIS database, exported through dynamic reporting. The system references the most recent available data from various sources, including sewer main lines, sewer trunksheds, floodplain, fire service areas and response times,police crime reporting,pathway information,existing and planned transit, roadway improvements, school and park proximity, and other resources. The tool provides context for project review,using multiple indicators consistently. Data from similar topics may vary based on different levels of review. The overall score is based on weighted criteria(not a ranked order), and the percentile score compares the parcel to others in the city(higher is better). This tool was developed as a City Council priority and outcome of the 2019 Comprehensive Plan. Scores,whether high or low, are just one data point and should not be the sole basis for decisions. D. ACHD Roadway Infographic Notes The Ada County Highway District utilizes a number of planning and analysis tools to understand existing and future roadway conditions. • Existing Level of service(LOS).LOS indicator is a common metric to consider a driver's experience with a letter ranking from A to F.Letter A represents free flow conditions, and on the other end Level F represents forced flow with stop and go City of Meridian I Department Report VIII. Additional Notes&Details for Staff Report Maps, Tables, and Charts conditions. These conditions usually represent peak hour driver experience. ACHD considers Level D, stable flow,to be acceptable. The LOS does not represent conditions for bikes or pedestrians, nor indicate whether improvements: are possible; if there are acceptable tradeoffs; or if there is a reasonable cost-benefit. • Integrated Five Year Work Plan (IFYWP).The IFYWP marker(yes/no) indicates whether the specified roadway is listed in the next 5-years. This work may vary, from concept design to construction. • Capital Improvement Plan(CIP).The CIP marker(yes/no)indicates whether the specified roadway is programmed for improvement in the next 20-years. City of Meridian I Department Report VIII. Additional Notes&Details for Staff Report Maps, Tables, and Charts