CC - Staff Report 2-16
STAFF REPORT
C OMMUNITY D EVELOPMENT D EPARTMENT
HEARING 2/16/2021
DATE:
TO: Mayor & City Council
FROM:
Alan Tiefenbach, Associate Planner
208-884-5533
Bruce Freckleton, Development
Services Manager
208-887-2211
SUBJECT:
H-2020-0119
Mark Enos Annexation
LOCATION: 2972 E. Leslie Dr.
I. PROJECT DESCRIPTION
This is a proposal to annex and rezone 1 acre of property to R-2 to obtain City services. The property
contains an approximately 2,450 sq. ft. house, is presently zoned R-1 in unincorporated Ada County,
and is served by individual well and septic. The Applicant desires to construct a detached accessory
building for an approximately 1,750 sq. ft. shop, RV garage and upstairs living area. The applicant
has been unable to obtain a new septic permit from the County due to the location and limitations of
the existing system to accommodate an additional bathroom. The Applicant has determined it would
be cheaper to annex into the City and connect to City water and sewer than to upgrade the septic
system.
II. SUMMARY OF REPORT
A. Project Summary
Description Details Page
Acreage 1.0 acre
Future Land Use Designation Low Density Residential
Existing Land Use(s) Single Family Residential
Proposed Land Use(s) Single Family Residential
Lots (# and type; bldg./common) 1
Phasing Plan (# of phases) 1
Number of Residential Units (type 1 house, possibly 1 secondary dwelling unit
of units)
Density (gross & net) 1 du / acre
Open Space (acres, total N/A
\[%\]/buffer/qualified)
Amenities N/A
Page 1
Description Details Page
Physical Features (waterways, Finch lateral parallels the northern property line
hazards, flood plain, hillside)
Neighborhood meeting date; # of November 13, 2020, 2 attendees.
attendees:
History (previous approvals) None
B. Community Metrics
Description Details Page
Ada County Highway District No comments
Access (Arterial/Collectors/State Property is accessed from N. Eagle Dr to E. Leslie Dr.
Hwy/Local)(Existing and Proposed) (local).
Traffic Level of Service N/A
Stub Street/Interconnectivity/Cross N/A
Access
Existing Road Network E. Leslie Dr
Existing Arterial Sidewalks / No buffer – E. Leslie Dr. is an existing local street. There
Buffers is a sidewalk on the south side.
Proposed Road Improvements E. Leslie Dr is an existing road with sidewalk
Distance to nearest City Park (+ 0.75 mile to Julius M. Kleiner Park
size)
Distance to other key services
Fire Service No site-specific comments on this proposal.
Police Service No comments
Wastewater
Directly adjacent
Distance to Sewer
Services
Five Mile Trunkshed
Sewer Shed
See application
Estimated Project Sewer
ERU’s
14.06
WRRF Declining Balance
Yes
Project Consistent with
WW Master Plan/Facility
Plan
Comments Flow has been committed
No proposed changes to Public Sewer
Infrastructure within Record. Any changes or
modifications, to the Public Sewer Infrastructure,
shall be reviewed and approved by Public Works.
Water
Directly adjacent
Distance to Water Services
3
Pressure Zone
See application
Estimated Project Water
ERU’s
No concerns
Water Quality
Yes
Project Consistent with
Water Master Plan
Impacts/Concerns No proposed water infrastructure is shown in the
application but the narrative stated this property
needs to connect to City water and sewer.
Page 2
C. Project Area Maps
Future Land Use Map Aerial Map
Zoning Map Planned Development Map
Page 3
III. APPLICANT INFORMATION
A. Owner / Applicant / Representative:
Mark Enos – 2972 E. Leslie Dr. Meridian, ID 83646
IV. NOTICING
Planning & Zoning City Council
Posting Date Posting Date
Newspaper Notification
1/1/2021 1/29/2021
published in newspaper
Radius notification mailed to
1/1/2021 1/25/2021
properties within 500 feet
Public hearing notice sign posted
1/8/2021 1/30/2021
on site
Nextdoor posting
12/29/2020 1/26/2021
V. STAFF ANALYSIS
A. Annexation:
The proposed annexation area is contiguous to City annexed property and is within the Area of
City Impact Boundary. Staff typically requires a development agreement as part of the annexation
approval to ensure the site develops as proposed by the applicant. As the intent of this annexation
and rezoning is to connect to city water and sewer for an existing house and new accessory
building, staff does not find a development agreement necessary.
B. Future Land Use Map Designation (https://www.meridiancity.org/compplan)
The Future Land Use Map (FLUM) designates the property for Low Density Residential (LDR).
This designation allows for the development of single-family homes on large and estate lots at
gross densities of three dwelling units or less per acre. With one existing home on one acre, the
proposed rezoning is consistent with the FLUM.
C. Comprehensive Plan Policies (https://www.meridiancity.org/compplan):
(Staff analysis is in italics after the cited policy)
Encourage diverse housing options suitable for various income levels, household sizes, and
lifestyle preferences. (2.01.01)
The property contains an existing single-family residence. The applicant intends to construct
an accessory building which includes an approximately 650 sq. ft. “bonus” room with a
bathroom. This could be used as a secondary dwelling unit which increases the diversity of
housing options.
Remove regulatory barriers and develop design criteria that support the construction of
accessory dwelling units and micro homes where appropriate. (2.01.01K).
As mentioned, the bonus room in the accessory building contains a bathroom, a wet bar, and
is within the 700 sq. ft. requirement to allow it to be used as a secondary unit in accordance
with the specific use standards per UDC 11-4-3-12.
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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)
The subject property is located directly adjacent and west of the City Limits. Water and sewer
mains are located in front of the property along E. Leslie Dr. Fire service can be provided to
the property in less than 4 minutes. Meridian Police and Fire expressed no concerns with this
request.
Ensure that new development is connected to the City's sanitary sewer system (no septic
systems). (4.09.01A)
The impetus for this annexation and rezoning is for the applicant to obtain City water and
sewer service in order to construct an accessory building with an additional bathroom.
D. Existing Structures/Site Improvements:
There is an existing 2,450 sq. ft. house on the property, which was constructed in 1976. This
house will remain. An approximately 1,760 sq. ft. detached accessory building is proposed to be
constructed at the rear of the lot. Based on the site plan submitted by the applicant, all existing
and proposed structures meet the minimum 20’ front setbacks, 7.5’ rear setbacks and 15’ rear
setback.
E. Proposed Use Analysis:
Single family residences and detached accessory structures with a secondary dwelling unit are
allowed and accessory uses in the R-2 zone district.
F. Specific Use Standards (UDC 11-4-3):
If the upstairs “bonus room” of the detached accessory structure is used as a secondary dwelling,
it would be required to meet specific standards in accord with UDC 11-4-3-12. This includes
owner occupancy of the main structure, maximum size limited to 700 sq. ft. (650 sq. ft.
proposed), located to the side or rear of the principle structure, and provided with at least one
parking space (ample parking is available in the rear yard).
G. Dimensional Standards (UDC 11-2):
As mentioned above, both existing and proposed structures meet all required setbacks. The height
of the accessory structure is indicated to be 23’, well within the maximum allowed height of 35’
in the R-2 zoning district.
H. Access (UDC 11-3A-3, 11-3H-4):
Existing access occurs from E. Leslie Dr. The applicant has been informed that the driveway to
access the new accessory structure will be required to be paved per UDC 11-3C-5-B1.
I. Parking (UDC 11-3C):
At least four parking spaces exist for the present structure (two driveways, two garage). If the
applicant intends to use the accessory structure as a secondary dwelling unit, an additional
parking space will be required per UDC 11-3C-6.
Page 5
J. Sidewalks (UDC 11-3A-17):
There is existing sidewalk on the south side of E. Leslie Dr. There is no sidewalk on the north
side of E. Leslie Dr. No additional sidewalk is required with this proposal to annex and zone to
obtain city water and sewer service.
K. Landscaping (UDC 11-3B):
No additional landscaping is required with this proposal to annex and zone to obtain city water
and sewer service.
L. Waterways (UDC 11-3A-6):
The Finch Lateral, a seasonal ditch, parallels the property along the northern property line. The
applicant does intend to pipe this lateral as part of the annexation and rezoning for the existing
single-family residence. Given the nature of this application request, staff does not believe
requiring the applicant to tile the ditch is warranted.
M. Fencing (UDC 11-3A-6, 11-3A-7):
Any new fencing will be required to meet the standards of UDC 11-3A-7.
N. Utilities (UDC 11-3A-21):
Water and sewer is available at E. Leslie Dr in front of the property. The applicant should be
required to abandon the existing well and septic system and connect to city services as a condition
of the annexation.
O. Building Elevations (UDC 11-3A-19 | Architectural Standards Manual):
The applicant has submitted concept elevations of the proposed accessory structure. The structure
meets the height requirements of the dimensional standards per UDC 11-4-3-12 and reflects a
pitched roof and dormers comparable to the character of the primary structure. Once the property
is annexed into the City no other approvals are required from the Planning Division. The
applicant is required to submit plans to the building division for review and approval prior to
commencing with construction of the detached accessory structure.
VI. DECISION
A. Staff:
Staff recommends approval of the requested annexation and zoning with the comments noted in
Section VIII. and per the Findings in Section IX. A development agreement is not being
recommended with the subject annexation request.
B. The Meridian Planning & Zoning Commission heard this item on January 21, 2021. At the public
hearing, the Commission moved to approve the subject annexation and zoning request.
1. Summary of the Commission public hearing:
a. In favor: Mark Enos
b. In opposition: None
c. Commenting: None
d. Written testimony: None
e. Staff presenting application: Alan Tiefenbach
f. Other Staff commenting on application: None
2. Key issue(s) of public testimony:
a. None
3. Key issue(s) of discussion by Commission:
a. None
Page 6
4. Commission change(s) to Staff recommendation:
a. None
Page 7
VII. EXHIBITS
A. Site Plan (date: 7/20/2012)
Page 8
B. Elevations (date: 7/20/2012)
Page 9
C. Annexation Legal Description and Exhibit (date: 9/14/2020)
Page 10
Page 11
VIII. CITY/AGENCY COMMENTS
A. PLANNING DIVISION
1. Existing well and septic system shall be abandoned and the applicant shall connect to City
water and sewer service.
2. All driveways shall be paved in accordance with UDC 11-3C-5-B1.
3. If the accessory building is used as a secondary dwelling unit, the applicant shall be
required to comply with the specific use standards listed in UDC 11-4-3-12.
4. Future development shall be consistent with the minimum dimensional standards listed in
UDC Table 11-2A-4.
5. The applicant shall construct all proposed fencing and/or any fencing required by the UDC,
consistent with the standards as set forth in UDC 11-3A-7, as applicable.
6. Off-street parking is required to be provided in accord with the standards listed in UDC Table
11-3C-6 for single-family detached dwellings based on the number of bedrooms per unit.
B. PUBLIC WORKS
1. Sanitary sewer and water services were extended into this subject property at the time
mains were installed in E. Leslie Drive. Applicant shall be responsible for the payment
of water and sewer assessment and meter fees.
2. Any existing domestic well system within this project shall be removed from domestic
service per City Ordinance Section 9-1-4 and 9 4 8 contact the City of Meridian Water
Department at (208)888-5242 for inspections of disconnection of services. Wells may
be used for non-domestic purposes such as landscape irrigation if approved by Idaho
Department of Water Resources.
3. Any existing septic systems within this project shall be removed from service per City
Ordinance Section 9-1-4 and 9 4 8. Contact the Central District Health Department for
abandonment procedures and inspections.
IX. FINDINGS
A. Annexation and/or Rezone (UDC 11-5B-3E)
Required 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
and/or rezone, the council shall make the following findings:
1. The map amendment complies with the applicable provisions of the comprehensive plan;
Commission finds annexation of the subject site with an R-2 zoning designation is consistent with
the Comprehensive Plan LDR FLUM designation for this property.
2. The map amendment complies with the regulations outlined for the proposed district, specifically
the purpose statement;
Page 12
Commission finds the size of the existing house and lot will be consistent with the purpose
statement of the residential districts and if the accessory building is used as a secondary dwelling
unit, would meet the recommendations of the Plan to provide a diversity of housing.
3. The map amendment shall not be materially detrimental to the public health, safety, and welfare;
Commission finds that the proposed zoning map amendment should not be detrimental to the
public health, safety, or welfare. Commission recommends Council consider any oral or written
testimony that may be provided when determining this finding.
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
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
Commission finds the proposed annexation is in the best interest of the City if the property is
developed in accord with City/Agency comments in Section VIII.
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