CC - PZ Recs Staff / Report to CC - REV - 12/11South Meridian AZ – H-2015-0019 PAGE 1
STAFF REPORT
Hearing Date: December 15, 2015
TO: Mayor and City Council
FROM: Bill Parsons, Planning Supervisor
208-884-5533
Bruce Freckleton, Development Services Manager
208-887-2211
SUBJECT: South Meridian – H-2015-0019
I. SUMMARY DESCRIPTION OF APPLICANT’S REQUEST
The City of Meridian Planning Division, with consent from all of the subject property owners, has
applied for annexation of approximately 1322.14 acres of land from the RUT zoning district in Ada
County to the R-4 (Medium-low density residential) (1241.10 acres); R-8 (Medium-density
residential) (10.37 acres); R-15 (Medium high-density residential) (30.10 acres) and C-G (General
retail and service) (40.57 acres) zoning districts.
II. SUMMARY RECOMMENDATION
Staff recommends approval of the proposed annexation (AZ) application in accord with the agency
and department comments in Exhibit B and the Findings of Fact and Conclusions of Law in Exhibit
D. The Meridian Planning and Zoning Commission heard this item on November 19,
2015. At the public hearing, the Commission voted to recommend approval of the
subject AZ request.
a. Summary of Commission Public Hearing:
i. In favor: Planning Division (Caleb Hood), Mari Taysom, Robin Willeman, Brian
White(neutral); Carl and Bonnie Reiterman, Susan Blomberg, Kurin Ramis and
Cynthia Davis
ii. In opposition: Ronald Galloway
iii. Commenting: Kent Mills, Gary Hanson (opposition), Jay Christensen, Dave
Taysom, Gordon Hamilton and Aaron Raap
iv. Written testimony: None
v. Staff presenting application: Caleb Hood
vi. Other staff commenting on application: None
b. Key Issue(s) of Discussion by Commission:
i. District boundaries between the established Fire Districts, the Kuna School
District and West Ada School District and how/if those are affected with the
proposed annexation boundary.
ii. Future development of the City park site.
c. Key Commission Change(s) to Staff Recommendation:
i. None
d. Outstanding Issue(s) for City Council:
i. None
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III. PROPOSED MOTION
Approval
After considering all staff, applicant and public testimony, I move to approve File Number H-2015-
0019, as presented in the staff report for the hearing date of December 15, 2015, with the following
modifications: (Add any proposed modifications).
Denial
After considering all staff, applicant and public testimony, I move to deny File Number H-2015-0019,
as presented during the hearing on December 15, 2015, for the following reasons: (You should state
specific reasons for denial)
Continuance
I move to continue File Number H-2015-0019 to the hearing date of (insert continued hearing date
here) for the following reason(s): (You should state specific reason(s) for continuance.)
IV. APPLICATION AND PROPERTY FACTS
A. Site Address/Location:
The subject properties are generally located along W. Amity Road, east of S. Linder Road, west
of S. Eagle Road and north of E. Columbia Road in Section 25, Township 3 North, Range 1
West; Section 36, Township 3 North, Range 1 West; Section 1, Township 2 North, Range 1 West;
Section 6, Township 2 North, Range 1 East; Section 31, Township 3 North, Range 1 East;
Section 32, Township 3 North, Range 1 East and Section 5, Township 2 North, Range 1 East.
B. Owner(s): The proposed annexation is comprised of 42 parcels owned by 22 different property
owners. Please see application for a list of all property owners.
C. Applicant:
Caleb Hood, Planning Division Manager
City of Meridian Planning Division
33 E. Broadway Avenue
Meridian, Idaho 83642
D. Applicant's Statement/Justification: Please see applicant’s narrative for this information.
V. PROCESS FACTS
A. The subject application is for an annexation. A public hearing is required before the Planning and
Zoning Commission and City Council on this matter, consistent with Meridian City Code Title
11, Chapter 5.
B. Newspaper notifications published on: November 2, and November 16, 2015 (Commission);
November 23, and December 7, 2015 (Council)
C. Radius notices mailed to properties within 300 feet on: October 22, 2015 (Commission);
November 20, 2015 (Council)
D. The properties were posted on: November 6, 2015 (Commission); December 2, 2015 (Council)
VI. LAND USE
A. Existing Land Use(s) and Zoning: The subject properties are generally rural residential in nature.
Some are developed with residences or are being farmed; several of the properties have
commercial/industrial type uses operating from them. All properties are currently zoned RUT
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Ada County.
B. History of Previous Actions: NA
C. Utilities: There are two phases in which the infrastructure will be extended. The first phase
anticipates completion of the infrastructure in or about Meridian Road within two years of
annexation. The second phase envisions infrastructure in or about Linder Road and Victory Road
within four years of annexation. These commitments are memorialized in the development
agreements signed by the property owners.
D. Physical Features:
1. Canals/Ditches Irrigation: The Rawson Canal, Farr Lateral, Calkins Lateral, Carlson Lateral,
Beckdolt Lateral, McBirney Lateral and various other irrigation ditches transverse the subject
properties.
2. Hazards: A 75-foot easement for the Williams-Northwest Pipeline Corporation transverses
through a portion of the properties west of S. Meridian Road proposed for annexation. The
Northwest Pipeline is a natural gas pipeline that serves as a primary artery for the
transmission of natural gas to the Pacific Northwest and Intermountain Region. Those
properties impacted by the easement must adhere to the standards in the developer handbook
provided by the gas company.
3. Flood Plain: NA
VII. COMPREHENSIVE PLAN POLICIES AND GOALS
There are 1,322 acres on 42 parcels included with the annexation request. While a majority of the
properties are planned for residential, there are seven (7) distinct land use designations shown on the
Future Land Use Map. The subject properties have the following land use designations:
1) “Low Density Residential” (LDR) - The LDR designation properties are envisioned to develop
with single family homes on large lots at anticipated densities of 3 dwelling units or less per acre.
2) “Medium Density Residential” (MDR) - The MDR designation also envisions single family homes
on smaller lots at anticipated densities of 3 to 8 dwelling units per acre.
3) “Medium High Density Residential” (MHDR) - The MHDR designation envisions residential
developments consisting of townhomes, condominiums, and apartments at anticipated densities of
8 to 15 dwelling units per acre.
4) “Mixed-use Community (MU-C) and Mixed-use Regional” (MU-R) - In the broader content of
these mixed use areas, the Comprehensive Plan envisions these areas to develop, including but not
limited to, the following characteristics:
Residential densities at a minimum of 6 dwelling units to the acre;
Where feasible higher density along SH 69 to serve employment destination centers;
A conceptual site plan;
Provide community serving facilities such as hospitals, schools, parks, public safety facilities
and churches;
Provide some form of common, usable area, such as a plaza or green space;
Landscape buffering between commercial and existing low or medium density residential;
Three different types of land uses and;
Be accessible to neighborhoods by both vehicles and pedestrians.
Provide street sections consistent with the Ada County Highway District’s M aster Street
Map.
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5) “Mixed-use Non-residential” (MU-NR) – The MU-NR designation envisions areas where new
residential dwellings will not be permitted, as residential uses are not compatible with the
planned/or existing uses in these areas. Sample uses include a mix of employment, professional
offices, warehousing, flex buildings and storage uses.
6) “Civic” – The purpose of this designation is to preserve and protect existing and municipal, state
and federal lands for area residents and visitors. Sample uses include parks, sites for public utilities
and public schools.
The City, at the request/consent of the property owners, is proposing to annex approximately 1,322
acres of land with the R-4, R-8, R-15 and C-G zoning districts. It is envisioned that some of the
subject properties will seek re-zoning consistent with the Future Land Use Map (FLUM) designations
in the future. At this time, no development is proposed with the subject annexation request and
therefore a vast majority of the property (1,241 acres) is proposed to be annexed as R-4. All of the
subject property owners have signed a Development Agreement (DA) that will be executed if the
subject annexation is approved. Within each DA is a requirement that any proposed development plan
be reviewed and approved as an amendment to the executed Development Agreement. Upon
development/re-development of all these properties in the future, adherence to the characteristics of
their respective land use designation described above will be required.
Staff also finds the following generally Comprehensive Plan policies to be applicable to this
application (staff analysis in italics):
“Coordinate with public works, police, parks and fire departments on proposed annexation
and development requests and the impact on services.” (3.04.01H)
With the accompanying annexation application, the applicable City departments provided
input and comments on the subject annexation and the impacts to their departments/services.
(See Exhibit B).
“Support a variety of residential categories (low-, medium-, medium-high 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.” (3.07.01E)
Much of this area is rural in nature. A majority of the properties contained within the
annexation boundary are designated for residential uses and will be zoned with a residential
zone. Under the R-4, R-8 and R-15 zoning districts a mix of residential housing is allowed in
these districts that should provide additional housing choices in the area, when development
is proposed in the future.
“Permit new development only where urban services can be reasonably provided at the time
of final approval and development is contiguous to the City.” (3.01.01F)
No permits are requested and none are being approved with this application. As mentioned
above, this is not the final approval for any of the subject properties; urban service
availability will be evaluated when development is proposed. As part of the subject
application, the City of Meridian is proposing to extend sewer service into this area, to just
south of Amity Road at Meridian Road. Water, fire, police, parks and other urban services
will be evaluated for each property when development is proposed.
“Review new development for appropriate opportunities to connect local roads and collectors
to adjacent properties.” (3.03.02O)
Future development of these properties will be required to comply with the City’s subdivision
standards in UDC 11-6C-3 and ACHD’s Master Street Map and street section standards to
provide an appropriate street network for this area of Meridian.
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“Implement the City’s Pathways Master Plan.” (5.03.01A)
The Comprehensive Plan depicts a 10-foot pathway through numerous properties in this
area. When future development is proposed, the developer will be required to construct
segments of the10-foot wide multi-use pathway in accord with the City’s Master Pathways
Plan.
“Compose and implement standards and mitigation measures for development near the
northwest Pipeline and the liquefied natural gas tank in northwest Meridian.” (6.05.01I)
A portion of properties south of Meridian Road are impacted by a 75-foot wide Williams-
Northwest pipeline easement. Staff will transmit applications to the gas company when future
development(s) come forward. Any improvements and construction within the easement area
will require the review and approval of the gas company prior to the commencement of any
construction.
“Require adequate fees from new development to fund expansion of services.” (6.02.01C)
With any future development of the subject properties, the developer will be required to pay
impact fees to the City (fire, police and/or parks) and ACHD (traffic) to help fund the
expansion of City services and future road improvements.
“Enforce City Codes.” (3.05.02D)
Future development of these properties will be required to comply with all City codes in
effect at the time of application submittal.
For the above stated reasons, staff finds the proposed annexation complies, and is not in conflict with,
the policies, goals and objectives of the Comprehensive Plan.
VIII. UNIFIED DEVELOPMENT CODE (UDC)
A. Purpose Statement of the Residential and Commercial Districts:
Per UDC 11-2A-1, the purpose of the residential districts is to provide for a range of housing
opportunities consistent with the Meridian Comprehensive Plan. 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.
Per UDC 11-2B-1, the purpose of the commercial districts is to provide for the retail and service
needs of the community in accordance with the Meridian Comprehensive Plan. Large-scale and a
broad mix of retail, office, service and light industrial uses are allowed in the C-G zoning district
in close proximity and/or access to interstate or arterial intersections.
B. Schedule of Use: Unified Development Code (UDC) Table 11-2A-2 and UDC 11-2B-2 lists the
principal permitted (P), accessory (A), conditional (C), and prohibited (-) uses in the R-4, R-8, R-
15 and C-G zoning districts. Any use not explicitly listed, or listed as a prohibited use is
prohibited.
C. Dimensional Standards: All future development on any property subject to this annexation should
be consistent with the dimensional standards listed in UDC Table 11-2A-5, UDC 11-2A-6, UDC
11-2A-7 and UDC 11-2B-3 for the R-4, R-8, R-15 and C-G zoning districts.
D. Subdivision Design and Improvement Standards: Any development proposed for the vacant
properties in the future must comply with the subdivision design standards outlined in UDC 11-
6C-3.
E. Landscaping (UDC 11-3B) and open space/amenity standards (UDC 11-3G) will apply to any
future proposed development.
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F. Future development of the proposed C-G zoned property must comply with the design standards
in effect at the time of application submittal.
IX. ANALYSIS
A. Analysis of Facts Leading to Staff Recommendation:
Annexation and Zoning:
The City of Meridian (City), in association with the subject property owners, is proposing to
annex 1322.14 acres of land contiguous with the City corporate boundaries and within Meridian’s
Area of City Impact (AOCI). The subject annexation meets the eligibility requirements for a
Category A annexation classification as set forth in Idaho Code §50-222; the subject annexation
is being processed in accord with State Code.
The proposed annexation is comprised of multiple properties owned by multiple parties. Each
property owner has submitted consent to annex form. These written consent to annex forms have
been recorded. These property owners desire to annex so their respective properties can be
developed to urban densities at some time in the near future. However, no development is
proposed at this time.
As noted above in the Comprehensive Plan section, multiple land use designations exist on the
subject properties. The proposed zoning designations for the area are as follows: R-4 (1241.10
acres); R-8 (10.37 acres); R-15 (30.10 acres) and C-G (40.57 acres). Staff believes the requested
zones are generally consistent with the Future Land Use Map designations noted in Section XIII
above.
The legal descriptions submitted with the application, included in Exhibit C, shows the
boundaries of the property proposed to be annexed and zoned. The property is contiguous to land
that has been annexed into the City and is within the Area of City Impact boundary.
Pursuant to Idaho Code §67-6511A, the City may require a development agreement (DA) in
conjunction with an annexation. In order to ensure the subject properties develop consistent with
the policies and codes of the City, staff recommends a DA as a provision of annexation.
Over the past year, City Staff has worked with the subject property owners to develop an
annexation plan. As mentioned previously, each of the property owners has submitted a signed
consent to annex form and development agreements that address current uses and future
development of their properties. Each development agreement is customized for the owner and
parcel. Some provisions within the development agreements vest owners with land uses and/or
operations that are not typically allowed within City limits. For example, some of the properties
currently have livestock. In these situations, the development agreement allows that use to
continue until development occurs. Further, typically with annexation, existing structures are
required to hook-up to services and switch to the City’s solid waste schedule. However, in this
case, existing structures will not be close enough to hook-up and changing solid waste at this time
did not make sense; these and other City Code provisions will be enforced when development
occurs. Essentially, the agreements allow the current land uses and operations to continue until
development is proposed within the City.
Part of the annexation plan involved an active role by the Public Works Department to ensure
extension of City utilities, specifically sewer and water. There are a couple of different sewer
sheds in this area. Sewer trunks currently existing in Meridian Road near the Victory Road
intersection and in Linder Road near the Ridenbaugh Canal (see attached South Meridian
Conceptual Plan). Within each Development Agreement is a section titled “Commitments and
Conditions by the City of Meridian”. This section outlines the advancement of sewer and water
infrastructure for the benefit of the subject properties. This section explains the City’s role in
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planning, designing and construction of infrastructure over time. There are two phases in which
the infrastructure will be installed. The first phase anticipates completion of the infrastructure in
or about Meridian Road within two years of annexation. The second phase envisions
infrastructure in or about Linder Road and Victory Road within four years of annexation. NOTE:
These extensions of utilities are not comprehensive and will not allow all of the subject properties
to develop immediately after installation. Additional extension of these utilities is needed in the
future. It is envisioned that the additional extension of these utilities be done by/with developers
in the future. The future development of these properties will have to adhere to the characteristics
of their underlying land uses and all City of Meridian ordinances in effect at the time of
development, including any necessary utility extensions. A more thorough review of development
and utility plans will occur once development is proposed for the subject properties.
Staff finds annexation of the subject properties are necessary to assure the orderly development
of the City and recommends approval of the proposed annexation request in accord with the
Findings contained in Exhibit D.
X. EXHIBITS
A. Drawings
1. Vicinity Maps
2. Future Land Use Map
3. Exhibit Map of Annexation Boundary
4. South Meridian Conceptual Plan
B. Agency and Department Comments
C. Legal Descriptions and Exhibit Maps
D. Required Findings from Unified Development Code
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A. Drawings
1. Vicinity Map
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2. Future Land Use Map
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3. Exhibit Map of Annexation Boundary
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4. South Meridian Conceptual Plan
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B. AGENCY AND DEPARTMENT COMMENTS
1. PLANNING DIVISION
1.1 Annexation - Comments
1.1.1 All property owners shall execute a development agreement with the City of Meridian prior to
annexation into the City.
1.1.2 Any development of land containing the 75-foot wide gas line easement must comply with the
Northwest Pipeline Development Guidelines. An encroachment permit is required for any
improvements proposed within the pipeline easement.
1.1.3 Any future development of the site must comply with the City of Meridian ordinances in effect at
the time of development.
1.1.4 Any future development shall comply with all bulk, use, and development standards of the R-4,
R-8, R-15 and C-G zoning districts listed in Title 11, Chapter 2.
2. PUBLIC WORKS DEPARTMENT
2.1 As part of the annexation plan, the Public Works Department was actively involved to ensure
extension of City utilities, specifically sewer and water. Within each Development Agreement is
a section titled “Commitments and Conditions by the City of Meridian” as follows:
The first phase anticipates completion of the infrastructure in or about Meridian Road within
two years of annexation and;
The second phase envisions infrastructure in or about Linder Road and Victory Road within
four years of annexation.
3. POLICE DEPARTMENT
3.1 The Police Department has no comments on the subject application.
4. FIRE DEPARTMENT
4.1 The Fire Department has no comments on the subject application.
5. REPUBLIC SERVICES
5.1 Republic Services has no concerns related to this application.
6. PARKS DEPARTMENT
6.1 The Parks Department has no comments on the subject application.
7. ADA COUNTY HIGHWAY DISTRICT
7.1 Comments have not yet been received from ACHD on this application.
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C. Legal Description and Exhibit Maps
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D. Required Findings from Unified Development Code
1. Annexation Findings:
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, the
Council shall make the following findings:
a. The map amendment complies with the applicable provisions of the Comprehensive
Plan;
The City of Meridian Planning Division, on behalf of the property owners, is proposing to
annex approximately 1322.14 acres to the R-4, R-8, R-15 and C-G zoning districts. The
Commission finds that the proposed map amendment is generally consistent with Future
Land Use Map designations for these properties. Therefore, the Commission finds the
amendment is consistent with the applicable provisions of the Comprehensive Plan (see
sections VII above).
b. The map amendment complies with the regulations outlined for the proposed district,
specifically the purpose statement;
The Commission finds that the proposed map amendment to the R-4, R-8, R-15 and C-G
zoning districts is generally consistent with the purpose statements for residential and
commercial districts as detailed in Section VIII above.
c. The map amendment shall not be materially detrimental to the public health, safety,
and welfare;
The Commission finds that the proposed zoning amendment will not be detrimental to the
public health, safety, or welfare. The Commission recommends the Council consider 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,
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.
e. The annexation is in the best of interest of the City (UDC 11-5B-3.E).
The Commission finds annexing these properties with the R-4, R-8, R-15 and C-G zoning
districts is in the best interest of the City if the property owners enter into a development
agreement with the City.