PZ - Staff Report2016 City Initiated AZ – H-2016-0093 PAGE 7
STAFF REPORT
Hearing Date: August 18, 2016
TO: Planning and Zoning Commission
FROM: Caleb Hood, Planning Division Manager
208-884-5533
Bruce Freckleton, Development Services Manager
208-887-2211
SUBJECT: 2016 City Initiated Annexation – H-2016-0093
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 67.5 acres with proposed R-4 (Medium-low density
residential) (53.25 acres); R-8 (Medium-density residential) (11.64 acres) and C-C (Community
Business District) (2.61) 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.
III. PROPOSED MOTION
Approval
After considering all staff, applicant and public testimony, I move to recommend approval to the City
Council of File Number H-2016-0093, as presented in the staff report for the hearing date of August
18, 2016, 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 H-2016-0093, as presented during the hearing on August 18, 2016, for the
following reasons: (You should state specific reasons for denial)
Continuance
I move to continue File Number H-2016-0093 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:
There are five ACHD properties, generally located: near the northeast corner of S. Eagle Road and E.
Amity Road in the SW ¼ of Township 3N, Range 1E, Section 28; southeast corner of N. Meridian
Road and E. Carmel Drive in the SW ¼ of Township 3N, Range 1E, Section 06; east side of N. Ten
Mile Road, north of W. Ustick Road in the SW ¼ of Township 4N, Range 1W, Section 35; 3955 E.
Ustick Road in the NW ¼ of Township 3N, Range 1E, Section 04; and 2910 W. Franklin Road in the
SW ¼ of Township 3N, Range 1W, Section 11 and 6175 N. Linder Road in the NE ¼ of Township
4N, Range 1W, Section 26.
2016 City Initiated AZ – H-2016-0093 PAGE 8
There are three Idaho Power properties located at: 3275 E. Amity Road in NW ¼ of Township 3N,
Range 1E, Section 33; 1635 S. Stoddard Road in the NW ¼ of Township 3N, Range 1W, Section 24;
and 3539 N. Ten Mile Road in the SE ¼ of Township 4N, Range 1W, Section 34.
There are 49 parcels in the Blackrock Subdivision proposed for annexation. Blackrock Subdivision is
generally located north of E. Lake Hazel Road, between S. Locust Grove Road and S. Eagle Road in
the S ½ of Township 3N, Range 1E; Section 32.
The City of Meridian property is located at 3064 W Malta Drive (northwest corner of Heroes Park) in
the NW ¼ of Township 4N, Range 1W, Section 26.
B. Owner(s): The proposed annexation is comprised of fifty-two (52) parcels owned by various
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 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: August 1, and 15, 2016 (Commission);
C. A public service announcement was emailed on: July 29, 2016 (Commission);
VI. LAND USE
A. Existing Land Use(s) and Zoning: The subject properties are generally residential in nature.
Several are developed with residences and some of them are being used for storm drainage, Parks
or Idaho Power substations. All properties are currently zoned RUT Ada County.
B. History of Previous Actions: The Blackrock Subdivision was platted in Ada County however;
City utilities were provided with that development contingent upon the property being annexed
into the City once the land was contiguous to City limits. The subdivision is now contiguous.
C. Utilities: Three of the subject properties are existing substations owned and operated by Idaho
Power, and will continue function as such.
D. Physical Features:
1. Canals/Ditches Irrigation: Not applicable
2. Hazards: Staff is unaware of any hazards that exist on the subject properties.
3. Flood Plain: Not applicable
VII. COMPREHENSIVE PLAN POLICIES AND GOALS
There are fifty-nine (59) parcels on 67.5 acres included with the annexation request. There are five (5)
distinct land use designations shown on the Future Land Use Map for the subject properties. The
subject properties have the following land use designations:
2016 City Initiated AZ – H-2016-0093 PAGE 9
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) “Mixed-use Commercial (MU-C) – The MU-C areas are intended for the development of a mix of
office, retail, recreational, employment and other miscellaneous uses, with supporting multi-family
or single-family attached residential uses. The horizontal and vertical integration of residential
uses is also essential in this area. This designation requires developments to integrate the three
major use categories: residential, commercial, and employment. Traditional neighborhood design
concepts with a strong pedestrian-oriented focus are essential. Development should exhibit quality
building and site design and an attractive pedestrian environment with a strong street character. An
overall target density of 8-12 dwelling units (d.u.) per (/) acre is desired, with higher densities
allowed in individual projects. No more than 30% of the ground level development within the
MUC designation should be used for residences.
4) “Commercial” – The Commercial designation will provide a full range of commercial and retail to
serve area residents and visitors. Uses may include retail, wholesale, service and office uses, multi-
family residential, as well as appropriate public uses such as government offices. Within this land
use category, specific zones may be created to focus commercial activities unique to their
locations. These zones may include neighborhood commercial uses focusing on specialized service
for residential areas adjacent to that zone.
5) “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.
City staff is proposing the annexation of the subject lands with the R-4, R-8, and C-C zoning districts.
Idaho Power has submitted signed consent forms to annex all three of their properties and the Ada
County Highway District has indicated that they will not dispute annexation of their public facilities.
The Blackrock Subdivision has provided consent as part of their original agreement to receive City
services, and was memorialized in both the subdivision CC&R’s and individual property title reports.
No development is proposed with the subject annexation application.
Staff finds the following Comprehensive Plan policies to be generally applicable to this application
(policy number in parenthesis; staff analysis in italics ):
• Explore options to annex County parcels that are contiguous with City limits to allow for
more efficient provision of City services.” (3.04.01F)
Annexation of these parcels allows for more efficient expansion and growth of City limits and
the subsequently of provision of City services.
• “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).
• “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, however the
developed subject lands are contiguous to the City.
2016 City Initiated AZ – H-2016-0093 PAGE 10
• “Require adequate fees from new development to fund expansion of services.” (6.02.01C)
The Blackrock subdivision was developed with City services and in coordination with the City
of Meridian Public Works Department. Required infrastructure and land from the developer
needed to provide services was determined and memorialized in a recorded memorandum of
understanding that outlined responsibilities of the developer in exchange for services.
• “Enforce City Codes.” (3.05.02D)
The Blackrock subdivision was developed to meet City Code, and included language in their
CC&R’s that reinforced continued compliance. By annexing these properties, including those
outside of Blackrock, the City can more consistently and better enforce continued compliance
across the City.
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-C 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 and
C-C zoning districts. Any use not explicitly listed, or listed as a prohibited use is prohibited.
C. Dimensional Standards: Any further development on any property subject to this annexation must
comply with the dimensional standards listed in UDC Table 11-2A-5, UDC 11-2A-6 and UDC
11-2B-3 for the R-4, R-8 and C-C zoning districts.
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 67 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 has previously consented to annexation, either implied or explicitly. Idaho Power has
submitted signed consent forms to annex all three of their properties and the Ada County
Highway District has indicated that they will not dispute annexation of their public facilities. The
lots within Blackrock Subdivision have provided consent as part of their original agreement to
receive City services, which was memorialized in both the subdivision CC&R’s and individual
property title reports. No new development is proposed, and in most cases the properties are
2016 City Initiated AZ – H-2016-0093 PAGE 11
already fully developed. The Ada County Highway District properties are for the most part
stormwater facilities and will remain as such. The Idaho Power properties are all established
electrical substations, though some may expand to undeveloped portions of their respective
property in the future. The City of Meridian property is small, and provides space for only a small
pathway connection between Heroes Park and North Ten Mile Road. Finally, the portion of the
Blackrock Subdivision that is proposed for annexation is already fully developed with homes,
roads, sewer, water, and other utilities. A few lots within Blackrock are still vacant, and are
expected to be developed with single-family homes in the future.
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 (53.25
acres); R-8 (11.63 acres); and C-C (2.61 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.
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. Vicinity Maps
B. Agency and Department Comments
C. Legal Descriptions and Exhibit Maps
D. Required Findings from Unified Development Code
A.
V
i
c
i
n
i
t
y
M
a
p
s
So
u
t
h
M
e
r
i
d
i
a
n
A
Z
–
H
-
2
0
1
5
-
0
0
1
9
PAGE 7
A.
V
i
c
i
n
i
t
y
M
a
p
s
So
u
t
h
M
e
r
i
d
i
a
n
A
Z
–
H
-
2
0
1
5
-
0
0
1
9
PAGE 8
A.
V
i
c
i
n
i
t
y
M
a
p
s
So
u
t
h
M
e
r
i
d
i
a
n
A
Z
–
H
-
2
0
1
5
-
0
0
1
9
PAGE 9
A.
V
i
c
i
n
i
t
y
M
a
p
s
So
u
t
h
M
e
r
i
d
i
a
n
A
Z
–
H
-
2
0
1
5
-
0
0
1
9
PAGE 10
A.
V
i
c
i
n
i
t
y
M
a
p
s
So
u
t
h
M
e
r
i
d
i
a
n
A
Z
–
H
-
2
0
1
5
-
0
0
1
9
PAGE 11
A.
V
i
c
i
n
i
t
y
M
a
p
s
So
u
t
h
M
e
r
i
d
i
a
n
A
Z
–
H
-
2
0
1
5
-
0
0
1
9
PAGE 12
A.
V
i
c
i
n
i
t
y
M
a
p
s
So
u
t
h
M
e
r
i
d
i
a
n
A
Z
–
H
-
2
0
1
5
-
0
0
1
9
PAGE 13
A.
V
i
c
i
n
i
t
y
M
a
p
s
So
u
t
h
M
e
r
i
d
i
a
n
A
Z
–
H
-
2
0
1
5
-
0
0
1
9
PAGE 14
A.
V
i
c
i
n
i
t
y
M
a
p
s
So
u
t
h
M
e
r
i
d
i
a
n
A
Z
–
H
-
2
0
1
5
-
0
0
1
9
PAGE 15
A.
V
i
c
i
n
i
t
y
M
a
p
s
So
u
t
h
M
e
r
i
d
i
a
n
A
Z
–
H
-
2
0
1
5
-
0
0
1
9
PAGE 16
A.
V
i
c
i
n
i
t
y
M
a
p
s
So
u
t
h
M
e
r
i
d
i
a
n
A
Z
–
H
-
2
0
1
5
-
0
0
1
9
PAGE 17
B. Agency and Department Comments
South Meridian AZ – H-2015-0019 PAGE 18
1. PLANNING DIVISION
1.1 Annexation - Comments
1.1.1 Any future development of the site must comply with the City of Meridian ordinances in effect at
the time of development.
1.1.2 Any future development shall comply with all bulk, use, and development standards of the R-4,
R-8 and C-C zoning districts listed in Title 11, Chapter 2.
2. PUBLIC WORKS DEPARTMENT
2.1 The Public Works Department has no comments on the subject application.
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.
C. Legal Description and Exhibit Maps
South Meridian AZ – H-2015-0019 PAGE 19
C. Legal Description and Exhibit Maps
South Meridian AZ – H-2015-0019 PAGE 20
C. Legal Description and Exhibit Maps
South Meridian AZ – H-2015-0019 PAGE 21
C. Legal Description and Exhibit Maps
South Meridian AZ – H-2015-0019 PAGE 22
C. Legal Description and Exhibit Maps
South Meridian AZ – H-2015-0019 PAGE 23
C. Legal Description and Exhibit Maps
South Meridian AZ – H-2015-0019 PAGE 24
C. Legal Description and Exhibit Maps
South Meridian AZ – H-2015-0019 PAGE 25
C. Legal Description and Exhibit Maps
South Meridian AZ – H-2015-0019 PAGE 26
C. Legal Description and Exhibit Maps
South Meridian AZ – H-2015-0019 PAGE 27
C. Legal Description and Exhibit Maps
South Meridian AZ – H-2015-0019 PAGE 28
C. Legal Description and Exhibit Maps
South Meridian AZ – H-2015-0019 PAGE 29
C. Legal Description and Exhibit Maps
South Meridian AZ – H-2015-0019 PAGE 30
C. Legal Description and Exhibit Maps
South Meridian AZ – H-2015-0019 PAGE 31
C. Legal Description and Exhibit Maps
South Meridian AZ – H-2015-0019 PAGE 32
C. Legal Description and Exhibit Maps
South Meridian AZ – H-2015-0019 PAGE 33
C. Legal Description and Exhibit Maps
South Meridian AZ – H-2015-0019 PAGE 34
C. Legal Description and Exhibit Maps
South Meridian AZ – H-2015-0019 PAGE 35
C. Legal Description and Exhibit Maps
South Meridian AZ – H-2015-0019 PAGE 36
C. Legal Description and Exhibit Maps
South Meridian AZ – H-2015-0019 PAGE 37
C. Legal Description and Exhibit Maps
South Meridian AZ – H-2015-0019 PAGE 38
C. Legal Description and Exhibit Maps
South Meridian AZ – H-2015-0019 PAGE 39
C. Legal Description and Exhibit Maps
South Meridian AZ – H-2015-0019 PAGE 40
C. Legal Description and Exhibit Maps
South Meridian AZ – H-2015-0019 PAGE 41
C. Legal Description and Exhibit Maps
South Meridian AZ – H-2015-0019 PAGE 42
C. Legal Description and Exhibit Maps
South Meridian AZ – H-2015-0019 PAGE 43
C. Legal Description and Exhibit Maps
South Meridian AZ – H-2015-0019 PAGE 44
C. Legal Description and Exhibit Maps
South Meridian AZ – H-2015-0019 PAGE 45
C. Legal Description and Exhibit Maps
South Meridian AZ – H-2015-0019 PAGE 46
C. Legal Description and Exhibit Maps
South Meridian AZ – H-2015-0019 PAGE 47
C. Legal Description and Exhibit Maps
South Meridian AZ – H-2015-0019 PAGE 48
C. Legal Description and Exhibit Maps
South Meridian AZ – H-2015-0019 PAGE 49
C. Legal Description and Exhibit Maps
South Meridian AZ – H-2015-0019 PAGE 50
C. Legal Description and Exhibit Maps
South Meridian AZ – H-2015-0019 PAGE 51
C. Legal Description and Exhibit Maps
South Meridian AZ – H-2015-0019 PAGE 52
C. Legal Description and Exhibit Maps
South Meridian AZ – H-2015-0019 PAGE 53
C. Legal Description and Exhibit Maps
South Meridian AZ – H-2015-0019 PAGE 54
C. Legal Description and Exhibit Maps
South Meridian AZ – H-2015-0019 PAGE 55
C. Legal Description and Exhibit Maps
South Meridian AZ – H-2015-0019 PAGE 56
C. Legal Description and Exhibit Maps
South Meridian AZ – H-2015-0019 PAGE 57
C. Legal Description and Exhibit Maps
South Meridian AZ – H-2015-0019 PAGE 58
C. Legal Description and Exhibit Maps
South Meridian AZ – H-2015-0019 PAGE 59
C. Legal Description and Exhibit Maps
South Meridian AZ – H-2015-0019 PAGE 60
C. Legal Description and Exhibit Maps
South Meridian AZ – H-2015-0019 PAGE 61
C. Legal Description and Exhibit Maps
South Meridian AZ – H-2015-0019 PAGE 62
C. Legal Description and Exhibit Maps
South Meridian AZ – H-2015-0019 PAGE 63
C. Legal Description and Exhibit Maps
South Meridian AZ – H-2015-0019 PAGE 64
C. Legal Description and Exhibit Maps
South Meridian AZ – H-2015-0019 PAGE 65
C. Legal Description and Exhibit Maps
South Meridian AZ – H-2015-0019 PAGE 66
C. Legal Description and Exhibit Maps
South Meridian AZ – H-2015-0019 PAGE 67
C. Legal Description and Exhibit Maps
South Meridian AZ – H-2015-0019 PAGE 68
C. Legal Description and Exhibit Maps
South Meridian AZ – H-2015-0019 PAGE 69
C. Legal Description and Exhibit Maps
South Meridian AZ – H-2015-0019 PAGE 70
C. Legal Description and Exhibit Maps
South Meridian AZ – H-2015-0019 PAGE 71
C. Legal Description and Exhibit Maps
South Meridian AZ – H-2015-0019 PAGE 72
C. Legal Description and Exhibit Maps
South Meridian AZ – H-2015-0019 PAGE 73
C. Legal Description and Exhibit Maps
South Meridian AZ – H-2015-0019 PAGE 74
C. Legal Description and Exhibit Maps
South Meridian AZ – H-2015-0019 PAGE 75
C. Legal Description and Exhibit Maps
South Meridian AZ – H-2015-0019 PAGE 76
D. Required Findings from Unified Development Code
South Meridian AZ – H-2015-0019 PAGE 77
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 is proposing to annex approximately 67.5 acres to
the R-4, R-8 and C-C zoning districts. Staff finds that the proposed map amendment is
generally consistent with Future Land Use Map designations for these properties. Therefore,
Staff 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;
Staff finds that the proposed map amendment to the R-4, R-8 and C-C 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;
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 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,
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.
e. The annexation is in the best of interest of the City (UDC 11-5B-3.E).
Staff finds annexing these properties with the R-4, R-8 and C-G zoning districts is in the best
interest of the City as it reduces a number of enclaves within the City and allows the
collection of property taxes for properties currently using City utilities.