PZ - Staff Report for 4-23 STAFF REPORT WNDIAN;---
COMMUNITY DEVELOPMENT DEPARTMENT I D A H O
HEARING April 23, 2024 Legend
DATE: - - -- ---- -----'
ElProject Location
TO: Mayor&City Council
FROM: Stacy Hersh,Associate Planner
208-884-5533
F�J
SUBJECT: Taylor Annexation AZ -
H-2023-0062LAND=RD
LOCATION: 3840 E.Overland Road in the Southeast
1/4 of the Southwest 1/4 of Section 16, ��
Township 3N,Range lE(Parcel
—),/
#R4626240475)
I. PROJECT DESCRIPTION
Annexation of 1.01 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.
II. SUMMARY OF REPORT
A. Project Summary
Description Details Page
Acreage 1.01 acres Annexation
Future Land Use Designation Mixed Use Regional(MU-R)
Existing Land Use I No change,continue existing single-family residential use
Proposed Land Use(s) Single-Family detached residential
Current Zoning 1 Single-Family residential zone(RI)in Ada County
Proposed Zoning R-2(Low Density Residential)
Lots(#and type;bldg/common) 1 building lot
Phasing plan(#of phases) N/A
Number of Residential Units(type N/A
of units)
Neighborhood meeting date 08/24/2023
Pagel
B. Community Metrics
Description I Details Page
Ada County Highway
District
• Staff report No
(yes/no)
• Requires No
ACHD
Commission
Action
es/no
• Existing Existing curb,gutter,and sidewalk.
Conditions
• CIP/IFYWP PROJECT:
South Meridian Improvements B-
Overland Rd and Eagle Rd
Project Description:
Widen intersection to 7-1anes on Eagle Rd and
9-lanes on Overland Rd as per the 2020 CIP.
Project to be done in coordination with the
Idaho Transportation Department.
Project Manager: choman -Cady Haman
Design Year: 2025
Right-of-Way Year: Future
Construction Year: FUT
Project#: IN218-04
Access(Arterial/Collectors/State Overland Road is classified as a principal arterial roadway.
H /Local)(Existin and Proposed)
Proposed Road Improvements None
Fire Service No comments received
Police Service No comments received.
Wastewater
• Distance to Sewer Services No changes in public sewer infrastructure shown in record. Any changes must
be approved by Public Works.
• Sewer Shed
• Estimated Project Sewer
ERU's
• WRRF Declining Balance
• Project Consistent with WW Yes
Master Plan/Facility Plan
• Impacts/Concerns None
Water
• Distance to Services Water available at site.
• Pressure Zone 4
• Estimated Project Water See application
ERU's
• Water Quality Concerns None
Page 2
• Project Consistent with Yes
Water Master Plan
• Impacts/Concerns None
C. Project Maps
Future Land Use Map Aerial Map
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III. APPLICANT INFORMATION
A. Applicant:
Robert Taylor,Owner—3840 E. Overland Road,Meridian,ID 83642
Page 3
B. Owner:
Robert Taylor,Owner—3840 E. Overland Road,Meridian,ID 83642
C. Representative:
Same as Applicant
IV. NOTICING
Planning&Zoning City Council
Posting Date Posting Date
Newspaper notification 4/3/2024
published in newspaper 2/5/2024
Radius notification mailed to 4/5/2024
property owners within 500 feet 3/l/2024
Public hearing notice sign posted 4/11/2024
on site 3/10/2024
Nextdoor posting 3/4/2024 4/3/2024
V. COMPREHENSIVE PLAN ANALYSIS
LAND USE: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.
COMPREHENSIVE PLAN POLICIES(https://www.meridiancity.or /�comp lan):
Goals,Objectives,&Action Items: Staff finds the following Comprehensive Plan policies to be applicable
to this application and apply to the proposed use of this property(staff analysis in italics):
• 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
Page 4
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. Given that the residential would be in a mixed-use center and at a higher
density, it would likely lead to diversity in housing satisfying this goal.
• "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, 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.
VI. STAFF ANALYSIS
A. ANNEXATION(AZ)
The Applicant proposes to annex 1.01 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 failed late last year 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. #2023-037612). 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-2 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.
Page 5
Dimensional Standards(UDC 11-2): The proposed existing house appears to comply with the
dimensional standards of the district.
Access: 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.
Parking(UDC 11-3C): 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 recognized as non-conforming due to the off-street parking requirements in
UDC 11-3C-6. Per UDC I1-IB-4,no existing structure containing a nonconforming use may be
enlarged, extended, constructed, reconstructed, moved, or structurally altered except through
the approval of a conditional use permit. As a result of the non-conformity,the Applicant is
required to apply for a Conditional Use Permit for any future expansions on the property or
attain compliance by constructing a new two-car garage(see figure below).
Sidewalks(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.
Pathways(UDC 11-3A-8): 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).
Utilities(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.#2023-037612).
The Applicant is currently connected to City utilities.
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.
Page 6
VII. DECISION
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. The Meridian Planning&Zoning Commission heard these items on March 21,2024.At the
public hearing,the Commission moved to recommend approval of the subject Annexation
requests.
1. Summary of Commission public hearing_
a. In favor: Robert Tam
b. In opposition:None
c. Commenting:None
d. Written testimony:None
e. Staff presenting application: Stacy Hersh,Associate
f. Other Staff commenting on application:None
2. Key issue(s) testimony
a. None
3. Key issue(s)of discussion by Commission:
a. None
4. Commission change(s)to Staff recommendation:
a. None
5. Outstandin issue(s)for City Council:
a. None
Page 7
VIII. EXHIBITS
A. Annexation Legal Description and Exhibit Map
CE:NTURIOH E:NGrnE:E:RS, INC.
Consullling Engineers, Land Survlilyors, Planners
2323 S. Vista Av@ St!! 20S Bohs,e, ID 83705
T!!lephon!I 209.:34:3.3:381 I www.oeniengr.com
Annexation &Zone Land Description For:
Robert Taylor
D;,oember 27, 2023
Lot 3,Brock 2 of Jewell SUbdivlslon as shown in Book:34 of Pf!ats at Pages 2056&2057
recotds,Ada County,Idaho and i:idjQining rigllt-of-way.Situale in the Southeast Quarter or the
Southwest Quarter of Section 16,TownshEp 3 Norttl,Range 1 IEast,Boise Meridian,Ada
County,Idaho being m,ore particularly desc,ibed as follows:
Commencing at the south qual rter corner of said Section 16:!hence S89"59'4s-\IV,483.11 feet
along the southenly boundary of the soulhwest quarter of said Se ion 16 tol he Poirrl of
Beginning,
Thence f400"00'00"E,.439.85 feet along the easterly boundary of said Lot 3(as extended
10 Nie soulherty bounoory or the r.oulhea.st quarler of the soiuthwtWt quarter)to tho
northeast wrner of said Lot 3:
Thence N90"00'00'W.t00 feel along the nol'lherly boundary or said Loi.3 to he
nonhwesl com.er of said lot 3;
Thernce S00"'00'00"E, 439.86leet along tile westerly bol„mi;lary of said!.o"I 3 (as
extended to the soutnerly boundary of the southeast quarter of the soulhwesl quarter)to
a point which bears N89'59145"E,749.26 fii!el it om the southwest comer of the
wl.ltheast qua.rte,of he soulhwe-sl quarter of said Seclion 1,s,and which point also bears
589°59'1 o"E,1,332..50fest from the southwest section corner of saict Section 16:
ihence NB9"5!t45"E, i 00.00 feet to the Point of B inning.
Containing 1.01 acres,more or ress.
This descripti.on was prepared from infol malion of record in the office of the Ada County,
recorder.Jewell Subdivision Book:34,Pages 2056&2057 and Recon:1 of Survey No.8191.A
nsw land survey was riot performed.
11 he basis of bearing for 11lis desoript n is said Jewell Subdil1 ision. /
tf �
i`
4116 0
OF IV
Page 8
Annexation Description
Notes Sketch
00010011W 100.00'
1. Ttiis slielc't,'Itlas prepare-d
from inf,onmJtion of r d
In lhll office of the Ada
County, recorder. Jewell
Stlbdihis,cin Boe, .34,F'Gges
2056 & 2057. Rc.:01\:1 of
S"-"""Y No, 8,191. A 1U1,r
land survey wa• not
p4'rlorm8d.
Ic
_ 66 M:... SCALE: 1•:,ao-
,.t Tho t,ou, of bearing Mr S
this al-tch is -aid .1e:w8ll -- -Q-�I,0 1 °-'ON
SubdM$ion, ^'iQ g •0, :£15
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de
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17 r S o�iolnl-i'it'e t �
JJJLCorner - 1/16 th Corner ----
--=:tm.;;;;..;..;;" '.1'45"E 100.00-
20 21 55!i59'Hn 1,33:2.50" NBU59'45T -748'.26 West Overland Road S89M15'W Iai.11
:at
Io-!3,Block 2.of Jewell SUbdi'lisi011 cs will in IBaok 34 Gf Plcts al Po s 2056
&2057 records,Ma County, Idaho. Situote i the Sooth!eo!il Ooorter of the
CE:.HnJIUON£-NOINE:AS. INC. Soulhw.Sl Qlitlrltr of Section 16)10'111.Ship 3N., Rl:inge 1E., Baise r..idicn,Ma
CO!llllllti Er„eineetL LIn S1,1r,q.,.PI 111le,; County, kxlho
Ill;'! .\rl•ta;,•••- mt; I Bolw,II)83105
21113-..J4:11.33811...........n1ltoflr,t<lm 1):]le:Oec,ember 27,2023
01J(e:6,,... Or<1,I m Ely: DA Cn:iwford
ffl07
B. Site Map
Zoo
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1, Irdll
}V 1 SSW' S.
Page 10
C. Existing Home
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Page 11
IX. CITY/AGENCY COMMENTS&CONDITIONS
A. 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 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 development of this site shall be consistent with the applicable standards in the city of
Meridian's Unified Development Code.
c. As a result of the non-conformity to the existing home due to the off-street parking requirements
in UDC 11-3C-6,the Applicant/Owner is required to apply for a Conditional Use Permit for
any future expansions on the property or attain compliance by constructing a new two-car
garage.
d. The Applicant shall submit a dedicated easement for the future pathway along the north side of
the Fivemile Creek for the length of the property to the City. Easements shall be a minimum of
14' wide(I O'wide pathway+2' shoulder on each side).
B. PUBLIC WORKS
No comments,Applicant has signed the agreement for extension of domestic water and sewer service
outside Meridian City Limits(Inst. #2023-037612) and connected to City utilities.
C. PARK'S DEPARTMENT
https://weblinkmeridianciN.org/WebLink/DocView.aspx?id=331534&dbid=0&repo=MeridianCitX
D. ADA COUNTY DEVELOPMENT SERVICES(ACDS)
https://weblink.meridianciM org/WebLink/DocView.aspx?id=332238&dbid=0&repo=MeridianCity&cr
=1
E. DEPARTMENT OF ENVIRONMENTAL QUALITY(DEQ)
https:Ilweblink.meridiancit .00rg/WebLink/DocView.aspx?id=331968&dbid=0&repo=MeridianCitX
F. IDAHO TRANSPORTATION DEPARTMENT(IT'D)
https://weblink.meridiancioy org/WebLink/Doc View.aspx?id=332554&dbid=0&repo=MeridianCitX
Page 12
X. 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;
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 Mixed-Use Regional future land use map
designation in the Comprehensive Plan is appropriate for this property(see Section V 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
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;
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.
Page 13