Staff Report PZChanges to Agenda:
• Items #4E, F: TM Creek -Applicant requested continuance to November 21, 2013
Item #4A: Victory South Annexation (AZ-13.012)
Application(s): Annexation
Size of property, existing zoning, and location: This site consists of 310.08 acres of land, is currently zoned RUT,
R1, R4 and R6 zoning districts in Ada County, and is generally located south of W. Victory Road, east of S. Linder
Road and west of S. Meridian Road.
Adjacent Land Use & Zoning:
North: Bear Creek and Strada Bellissima Subdivisions, zoned R-4 (City)
East: Future phases of the Cavanaugh Subdivision, zoned R-8 (City)
South: County residences and agricultural land, zoned RUT (Ada County)
West: County residences and agricultural land, zoned RUT (Ada County)
History: The Kentucky Ridge Estates Subdivision and the Meridian Heights Subdivision were approved through the
County. The Tewalt, Hansen and portions of the Centers properties were previously considered for development.
These projects were withdrawn by the applicant prior to Council action.
Summary of Request: The City of Meridian is proposing to annex 310.20 acres of land adjacent to the existing CitX
corporate boundaries and within Meridian's Area of City Impact (AOCI). The proposed annexation is comprised of the
lots in the Meridian Heights Subdivision, the lots in the Kentucky Ridge Estates Subdivision, lands owned by the
Meridian Heights Sewer and Water District, and multiple other parcels owned by Hansen, Tewalt and Centers.
The proposed zoning designations for the area are R-4 and R-8 which are consistent with the Future Land Use Map
designations. The proposed zoning designations are based on the Comprehensive Plan Future Land Use Map
designations, the current densities and lots sizes within the existing subdivisions, zoning of other properties in the
area, and probable suitable future uses and densities.
The proposed annexation is subject to the State of Idaho's rules and requirements of a Category B annexation; the
subject lands contain more than one hundred separate private ownerships and platted lots where landowners owning
more than fifty percent of the area have consented to the subject annexation. Category B annexations require the
City to prepare an Annexation Plan which includes, at a minimum, the following elements:
(A) The manner of providing tax-supported municipal services to the lands proposed to be annexed;
(B) The changes in taxation and other costs, using examples, which would result if the subject lands were to be
annexed;
(C) The means of providing fee-supported municipal services, if any, to the lands proposed to be annexed; .
(D) A brief analysis of the potential effects of annexation upon other units of local government which currently
provide tax-supported orfee-supported services to the lands proposed to be annexed; and
(E) The proposed future land use plan and zoning designation or designations, subject to public hearing, for the
lands proposed to be annexed.
The City prepared an annexation plan as required under State Statute that provides information to property owners,
current and potentially future residents of the City of Meridian, and other interested parties about anticipated changes
in taxes, fees, zoning, and services should the subject properties be annexed into the City.
The main purpose of the annexation is to assist the Meridian Heights and Sewer District in the logical extension of
City utilities due to a public safety concerns with the existing private systems. There is an executed three-party
agreement that outlines the roles, responsibilities and timing of utility extension in this area. The existing residences
within the two (2) County subdivisions will connect to the City of Meridian's water and sewer systems. The remaining
properties being annexed (Hansen, Tewalt, Centers and the Meridian Heights Water & Sewer District properties) are
undeveloped or underdeveloped and will be reviewed with future development applications. In the interim, owners of
the vacant or underdeveloped properties have agreed to not develop the property until such time as the property
owners and the City execute a Development Agreement. The Annexation Ordinance will contain a provision
prohibiting any development approvals on the Hansen, Tewalt and Centers properties until such time as the property
owner(s) and the City execute a Development Agreement.
There are likely uses and structures within the proposed annexation area that do not comply with current Meridian
code. Code enforcement officers have patrolled the proposed developments and noted over 75 properties with code
violations.. The primary City violations noted on the properties consisted of the following:
1) Accessory structures (e.g. -sheds) in the front and or side setbacks;
2) Inoperable and/or unregister vehicles;
3) Recreational vehicles parked on driveways and;
4) Fencing in disrepair.
Any existing structure or activity that is being conducted on properties within the proposed annexation area that is
legal under Ada County code will be "grandfathered", if not outright allowed, under City code as an existing non-
conforming use ornon-conforming structure provided there is not alife/safety hazard. Upon annexation, all existing
non-conforming uses and/or structures will need to be documented to form a baseline on what violations are
grandfathered so code enforcement can address any new violations that may come up in the future.
Post annexation all proposed building additions, expansions, subdivision and the establishment of new uses will
require application to the City's Community Development Department.
Comprehensive Plan FLUM Designation: LDR and MDR
Written Testimony: None
Staff Recommendation: Approval
Notes:
STAFF REPORT
Hearing Date:
TO:
FROM:
SUBJECT:
November 7, 2013
Planning and Zoning Commission
Caleb Hood, Planning Division Manager
208-884-5533
~E IDIZ IAN,!s-
~/
Bruce Freckleton, Development Services Manger
208-887-2211
Victory South - AZ-13-014
I. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST
The City of Meridian Planning Division has applied for Category B annexation of approximately
310.08 acres of land from the RUT, R1, R4 and R6 zoning districts in Ada County to the R-4
(Medium-low density residential) (221.94 acres) and R-8 (Medium-density residential) (88.14)
zoning districts. See Section IX of the staff report for more information.
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 AZ-13-014, as presented in the staff report for the hearing date of November
7, 2013, 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 AZ-13-014, as presented during the hearing on November 7, 2013, for the
following reasons: (You should state specific reasons for denial)
Continuance
I move to continue File Number AZ-13-014 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 properties are generally located south of W. Victory Road, east of S. Linder Road and west
of S. Meridian Road in Section 25, Township 3 North, Range 1 West.
B. Owner(s): The proposed annexation is comprised of land owners in the Meridian Heights
Subdivision, the Kentucky Ridge Estates Subdivision, the Meridian Heights Sewer and Water
District, and multiple other parcels owned by the Centers, Tewalt, and Hansens.
Victory South - AZ-13-014 PAGE 1
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: October 7, and November 4, 2013(Commission);
C. Radius notices mailed to properties within 300 feet on: October 7, 2013 (Commission);
D. A public service announcement was emailed on: October 21, 2013 (Commission);
E. The properties were posted on: October 24, 2013 (Commission);
VI. LAND USE
A. Existing Land Use(s) and Zoning: The subject properties are either developed as County
residential subdivisions or are being farmed; zoned RUT, R1, R4 and R6 in Ada County.
B. Character of Surrounding Area and Adjacent Land Use and Zoning:
1. North: Bear Creek and Strada Bellissima Subdivisions, zoned R-4 (City)
2. East: Future phases of the Cavanaugh Subdivision, zoned R-8 (City)
3. South: County residences and agricultural land, zoned RUT (Ada County)
4. West: County residences and agricultural land, zoned RUT (Ada County)
C. History of Previous Actions: The Kentucky Ridge Estates Subdivision and the Meridian Heights
Subdivision were approved through the County. The Tewalt, Hansen and portions of the Centers
properties were previously considered for development. These projects were withdrawn by the
applicant prior to Council action.
D. Utilities:
1. Public Works:
a. Location of sewer: The subject area can be served by an extension of the existing sewer
main located in W. Victory Road south of Bear Creek No.4 Subdivision.
b. Location of water: The subject area can be served by an extension of the existing water
mains located in W. Victory Road and S. Meridian Road.
c. Issues or concerns: Conversion of existing private sanitary sewer and water systems
over to municipal service.
E. Physical Features:
1. Canals/Ditches Irrigation: The Ridenbaugh Canal, Sundall Lateral, Calkins Lateral and other
smaller laterals transverse the subject properties. These waterways impact underdeveloped
properties and will be addressed when future development is proposed.
Victory South - AZ-13-014 PAGE 2
Hazards: A 75-foot easement for the Williams-Northwest Pipeline Corporation transverses
through a portion of the properties 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. The gas company has provided comments on
the annexation request and 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
The subject properties are designated "Low Density Residential" (LDR) and "Medium Density
Residential" (MDR) on the Comprehensive Plan Future Land Use Map (FLUM). The LDR
designation anticipates densities of 3 dwelling units or less per acre and the MDR designation
anticipates densities of 3 to 8 dwelling units per acre.
The City is proposing to annex approximately 310.08 acres of land with the R-4 and R-8 zoning
districts which is generally consistent with the Future Land Use Map (FLUM) designations. Based on
the densities and lot sizes platted with the Kentucky Ridge Estates and Meridian Heights
subdivisions, staff is of the opinion that the requested R-4 and R-8 zoning districts are appropriate for
these existing developments. With the future development of the vacant and underdeveloped parcels
subject to this annexation, staff will ensure compliance with the comprehensive plan and the
dimensional standards of the R-4 and R-8 zoning districts. No development is proposed concurrent
with the subject annexation request.
Staff finds the following Comprehensive Plan policies to be applicable to this application (staff
analysis in italics):
• "Eliminate existing inadequate private treatment systems in the City and discourage their use
within future City limits." (5.07.0X)
The connection of the homes in the Meridian Heights and Kentucky Ridge subdivisions to the
City's water and sewer systems will necessitate the decommissioning and reclamation of two
sewer lagoons which are owned and operated by the Meridian Heights Water and Sewer
District.
• "Coordinate with public works, police, parks and fire departments on proposed annexation
and development requests and the impact on services." (3.04.O1H)
Prior to submittal of the subject application, Police, Fire, Parks, and Public Works staff were
notified and asked to analyze the annexation for impacts. With the accompanying annexation
plan, the applicable City departments provided input and comments on the subject
annexation and the impacts to their departments/services. (See the application frle for specific
comments for all City Departments).
• "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.O1E)
The properties contained within the annexation boundary are designated LDR and MDR.
Much of this area of Meridian is rural in nature. Under the R-4 and R-8 zoning districts a
mix of residential housing is allowed that should provide additional housing choices in the
area.
• "Require new residential development to meet development standards regarding landscaping,
signage, fences and walls, etc." (3.05.0X)
Victory South - AZ-13-o14 PAGE 3
No new development is proposed with the subject annexation application. With the future
development of the vacant properties, the developer will be require to comply with the
landscape, fencing, open space and amenity requirements set forth in the UDC.
Because the Kentucky Ridge Estates and the Meridian Heights Subdivisions were approved
through the County and subject to the County zoning regulation at the time of development,
existing structures and ancillary uses may not comply with all of City Code. If the subject
annexation is approved, all existing non-conforming structures and uses that do not comply
with the City's zoning regulations will be documented.
• "Permit new development only where urban services can be reasonably provided at the time
of final approval and development is contiguous to the City." (3.01.01 F)
The properties proposed for annexation are contiguous with the current City limits. With the
annexation of the properties, the existing, developed residences in the Meridian Heights and
Kentucky Ridge subdivisions will be connected to the City of Meridian's water and sewer
systems. The remaining properties being annexed (Hansen, Tewalt, Centers and the Meridian
Heights Water and Sewer District properties) are undeveloped (vacant) or underdeveloped
and city utilities will be extended with future development of these properties.
• "Review new development for appropriate opportunities to connect local roads and collectors
to adjacent properties." (3.03.020)
Several stubs streets were constructed with the development of the Kentucky Ridge and
Meridian Heights subdivisions as they were platted in Ada County. Existing stub streets will
be extended with any future development of adjacent properties. There is an existing private
lane (Arcaro) that will need to be abandoned or converted to a public street if properties
adjacent redevelop in the future.
• "Implement the City's Pathways Master Plan." (5.03.O1A)
The comprehensive plan depicts a 10 foot pathway through the Centers property. If/When
future development is proposed, the developer will be required construct a 10 foot wide
multi-use pathway in accord with the Plan.
• "Compose and implement standards and mitigation measures for development near the
northwest Pipeline and the liquefied natural gas tank in northwest Meridian." (6.OS.OII)
A portion of the Centers property is impacted by a 75 foot wide Williams-Northwest pipeline
easement. Staff will transmit application to the gas company when/iffuture 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.O1C)
With any future development of the vacant/underdeveloped properties, the developer will be
required to pay impact fees to the City and ACHD to help fund the expansion of City services
and future road improvements.
The financial and performance responsibilities of connecting the Meridian Heights and
Kentucky Ridge subdivisions to the City of Meridian 's sewer and water distribution systems
will be borne by a developer, whose property will also be annexed under this proposal
(Centers). Upon the physical connection of the existing homes in the subdivisions to the
City's water system, full water hook-up fees of $1794 and full sewer hook-up fees in the
amount of $2749, will be paid to the City of Meridian by the Meridian Heights Water and
Sewer District. Any new home constructed in this area will be required to pay their individual
hook-up fees at the time of building permit.
Victory South - AZ-13-014 PAGE 4
• "Enforce City Codes." (3.05.02D)
Because the Kentucky Ridge Estates and the Meridian Heights Subdivisions were approved
through the County and have been subject to the County zoning regulations, existing
structures and ancillary uses may not comply with all of City Code. With the annexation of
the property, the City will "inherit" any existing code violations. In 2008, the City's Code
Enforcement Officers were asked to do a preliminary investigation of how many violations
may exist in this area; off cers found 75 properties with violations. If the subject annexation
is approved, all existing non-conforming structures and uses that do not comply with the
City's zoning regulations will be documented so code enforcement can address any new
violations that may come up in the future.
• "Engage the public in land use planning processes by using a variety of methods to inform
and solicit comments." (7.01.O1D)
In addition to the noticing requirements of State and City Code, the City of Meridian and the
Meridian Heights Sewer and Water District held two (2) open house meetings to discuss the
annexation plan with property owners. These meetings were held on October 1 S, and 19,
2013.
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 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. The medium-low density residential (R-4)
district allows a maximum gross density of 4 dwelling units per acre and the medium-density
residential (R-8) district allows a maximum gross density of 8 dwelling units per acre.
B. Schedule of Use: Unified Development Code (UDC) Table 11-2A-2 lists the principal permitted
(P), accessory (A), conditional (C), and prohibited (-) uses in the R-4 and R-8 zoning districts.
Any use not explicitly listed, or listed as a prohibited use is prohibited.
C. Dimensional Standards: The lots platted with the Kentucky Ridge Estates and Meridian Heights
subdivisions comply with the dimensional standards of the proposed zoning districts. Any
development proposed for the vacant or undeveloped properties must comply with the
dimensional standards outlined in the UDC. All future development on any property subject to
this annexation should be consistent with the dimensional standards listed in UDC Table 11-2A-5
and UDC 11-2A-6 for the R-4 and R-8 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.
F. The non-conforming section (UDC 11-1B) of the UDC applies to the properties developed with
the Kentucky Ridge Estates and Meridian Heights Subdivisions.
Victory South - AZ-13-014 PAGE 5
IX. ANALYSIS
A. Analysis of Facts Leading to Staff Recommendation:
Annexation and Zoning
Overview: The City of Meridian (City) is proposing to annex 310.20 acres of land adjacent to the
existing City corporate boundaries and within Meridian's Area of City Impact (AOCI). The
proposed annexation is comprised of the lots in the Meridian Heights Subdivision, the lots in the
Kentucky Ridge Estates Subdivision, lands owned by the Meridian Heights Sewer and Water
District, and multiple other parcels owned by Hansen, Tewalt and Centers.
The proposed zoning designations for the area are R-4 (Medium low-density residential) and R-8
(Medium-density residential) which are consistent with the Future Land Use Map designations.
The proposed zoning designations are based on the Comprehensive Plan Future Land Use Map
designations, the current densities and lots sizes within the existing subdivisions, zoning of other
properties in the area, and probable suitable future uses and densities.
State Code: The proposed annexation is subject to the State of Idaho's rules and requirements of
a Category B annexation; the subject lands contain more than one hundred separate private
ownerships and platted lots where landowners owning more than fifty percent of the area have
consented to the subject annexation. Category B annexations require the City to prepare an
Annexation Plan which includes, at a minimum, the following elements:
(A) The manner of providing tax-supported municipal services to the lands proposed to be
annexed;
(B) The changes in taxation and other costs, using examples, which would result if the subject
lands were to be annexed;
(C) The means of providing fee-supported municipal services, if any, to the lands proposed to be
annexed;
(D) A brief analysis of the potential effects of annexation upon other units of local government
which currently provide tax-supported or fee-supported services to the lands proposed to be
annexed; and
(E) The proposed future land use plan and zoning designation or designations, subject to public
hearing, for the lands proposed to be annexed.
The City prepared an annexation plan as required under State Statute that provides information to
property owners, current and potentially future residents of the City of Meridian, and other
interested parties about anticipated changes in taxes, fees, zoning, and services should the subject
properties be annexed into the City (see project application for specific details of the Annexation
Plan).
Utility Extension: The main purpose of the annexation is to assist the Meridian Heights and
Sewer District in the logical extension of City utilities due to a public safety concerns with the
existing private systems. There is an executed three-party agreement that outlines the roles,
responsibilities and timing of utility extension in this area. The annexation of the Meridian
Heights and Kentucky Ridge subdivisions will require design and installation of a 12" water main
and a sewer main to connect the two subdivisions to the City of Meridian's water and sewer
systems. The remaining properties being annexed (Hansen, Tewalt, Centers and the Meridian
Heights Water & Sewer District properties) are undeveloped or underdeveloped. As such, no
extension of water or sewer services will be made to these properties at this time. Rather, any
future development of these properties will require the extension and connection to the City's
water distribution and sewer collection systems by the property owner at the time of
Victory South - AZ-13-014 PAGE 6
development, as is required in other property development cases citywide. However, if a well
and/or septic system on an underdeveloped property fails, prior to further development, and the
property is within 300 feet of the City's water and/or sewer system, the residence will be required
to connect to the City's system(s).
The financial and performance responsibilities of connecting the Meridian Heights and Kentucky
Ridge subdivisions to the City of Meridian's sewer and water distribution systems will be borne
by a developer, whose property will also be annexed under this proposal (Centers). Upon the
physical connection of the existing homes in the subdivisions to the City's water system, full
water hook-up fees of $1794 and full sewer hook-up fees in the amount of $2749, will be paid to
the City of Meridian by the Meridian Heights Water & Sewer District. Any new home
constructed in this area will be required to pay their individual hook-up fees at the time of
building permit.
The connection of the homes in the Meridian Heights and Kentucky Ridge subdivisions to the
City's water and sewer systems will necessitate the decommissioning and reclamation of two
sewer lagoons which are owned and operated by the Meridian Heights Water & Sewer District. If
the existing homes in Meridian Heights and Kentucky Ridge subdivisions are connected to the
City of Meridian's water and sewer collection systems, the property owners will be required to
pay their monthly water and sewer service fees which include a base fee and a usage fee.
Properties within the Meridian Heights Water & Sewer District that receive both sewer and water
service currently pay $70 per month for those services. If the annexation is approved, the City of
Meridian will collect fees for water, sewer, and trash in this area. The current base fee for water is
$1.86 per 1,000 gallons plus a $5.38 monthly administration fee. The current base fee for sewer is
$5.43 per 1,000 gallons plus an $8.48 per month administration fee. These fees adequately cover
the Operation and Maintenance costs for providing the services. As such, annexation of the area
will have little financial impact on the City's Water and Sewer Enterprise Fund Operation and
Maintenance Budget.
Non-conforming Uses: As mentioned previously in this report, a portion of the property
proposed for annexation contains two (2) residential subdivisions approved under the County's
ordinances. There are likely uses and structures within the proposed annexation area that do not
comply with current Meridian code.
Code enforcement officers have patrolled the proposed developments and noted over 75
properties with code violations. The primary City violations noted on the properties consisted of
the following:
1) Accessory structures (e.g. -sheds) in the front and or side setbacks;
2) Inoperable and/or unregister vehicles;
3) Recreational vehicles parked on driveways and;
4) Fencing in disrepair.
Any existing structure or activity that is being conducted on properties within the proposed
annexation area that is legal under Ada County code will be "grandfathered", if not outright
allowed, under City code as an existing non-conforming use or non-conforming structure
provided there is not alife/safety hazard. Upon annexation, all existing non-conforming uses
and/or structures will need to be documented to form a baseline on what violations are
grandfathered so code enforcement can address any new violations that may come up in the
future.
Post annexation all proposed building additions, expansions, subdivision and the establishment of
new uses will require application to the City's Community Development Department.
Victory South - AZ-13-014 PAGE 7
Miscellaneous: Prior to submitting the application, the City obtained consent from several
property owners subject to this annexation: Hansen, Tewalt, Centers and Meridian Heights Water
& Sewer District (MHWSD). One of the provisions contained in all Declaration of Consent to
Annexation documents is a provision that the property may not be developed (or receive
development approval) until such time as the property owners and the City execute a
Development Agreement. The Ordinance of Annexation and Zoning shall contain a provision
prohibiting any development approvals on the Hansen, Tewalt and Centers properties until such
time as the property owner(s) and the City execute a Development Agreement. The MHWSD,
Centers and Tewalt properties are proposed for R-8 zoning; the Centers properties are proposed
for R-4 zoning. No development of the properties subject to this annexation is currently proposed.
A Development Agreement will be part of any future proposed development application.
In summary, Staff recommends approval of the proposed annexation request in accord with the
findings contained in Exhibits D and E.
X. EXHIBITS
A. Maps
1. Vicinity Maps
2. Future Land Use Map
B. Agency and Department Comments
C. Legal Descriptions and Exhibit Maps for Annexation
D. Required Findings from Unified Development Code
E. Required Findings from Idaho Code
Victory South - AZ-13-014 PAGE 8
A. Drawings
1. Vicinity Maps
Victory South - AZ-13-014 PAGE 8
2. Future Land Use Map
Victory South - AZ-] 3-014 PAGE 9
B. AGENCY AND DEPARTMENT COMMENTS
1. PLANNING DIVISION
1.1 Annexation -Comments
1.1.1 The Ordinance of Annexation and Zoning shall contain a provision prohibiting any development
approvals on the Hansen, Tewalt and Centers properties until such time as the property owner(s)
and the City execute a Development Agreement.
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.
1.1.4 Any future development shall comply with all bulk, use, and development standards of the R-4
and R-8 zoning district listed in UDC Table 11-2A-5 and UDC Table 11-2A-6
1.1.5 Upon annexation all properties will be subject to all current City of Meridian ordinances.
2. PUBLIC WORKS DEPARTMENT
2.1 The City of Meridian requires that pressurized irrigation systems be supplied by a year-round
source of water (MCC 12-13-8.3). The city requires that any existing surface or well water source
shall be used for the primary source. If a surface or well source is not available, asingle-point
connection to the culinary water system shall be required.
2.5 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, unless they are expressly allowed to remain temporarily
under the Agreement for Dissolution and Transfer of Assets and Liabilities from the Meridian
Heights Water and Sewer District to the City of Meridian; Settlement Agreement and Release.
Contact the City of Meridian Engineering Department at (208)898-5500 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 Contact Robert B. Whitney at
(208)334-2190.
2.8 Any existing septic systems within this project shall be removed from service per City Ordinance
Section 9-1-4 and 9 4 8, unless they are expressly allowed to remain temporarily under the
Agreement for Dissolution and Transfer of Assets and Liabilities from the Meridian Heights
Water and Sewer District to the City of Meridian; Settlement Agreement and Release. Contact
Central District Health for abandonment procedures and inspections (208)375-5211.
2.9 All parties to the Agreement for Dissolution and Transfer of Assets and Liabilities from the
Meridian Heights Water and Sewer District to the City of Meridian; Settlement Agreement and
Release shall be responsible for adherence to the terms and conditions thereof.
3. POLICE DEPARTMENT
3.1 As unincorporated land within Ada County, the owners of the property within the proposed
annexation area are currently served by the Ada County Sheriff's Department. If the proposed
annexation is approved the Meridian Police Department (MPD) will serve this area.
Meridian Police Department services will extend to the proposed annexation area but not without
adjustment to current staffing requirements, some immediately. In 2008, when discussions first
started about annexing property in this area, code enforcement officers were asked to document
Victory South AZ-13-014 PAGE 10
the code violations of Meridian City ordinances. Officers found 75 properties with violations. In
2012, officers were asked to reevaluate the area. Very few compliance changes were seen. If a
decision is made to annex this property and to "grandfather" all existing violations in the area as
non-conforming uses and/or structures, MPD will need to have the entire team of five code
officers including their supervisors, document each property parcel in this annexation to form a
baseline on what violations are grandfathered, so MPD can protect existing homeowners and
address any new violations that may come up in the future. This work will take time and will
need to start upon annexation. Code officers will continue to work in the communities as needed.
As MPD looks at patrol officer staffing levels, this annexation will trigger a need for more patrol
officers sooner than later. This is an established group of subdivisions with a researchable history
of calls for service that have been handled thru the Ada County Sheriff's Office. An annexation
of this size would include 305 homes with 805 estimated new Meridian residents (305 X 2.63).
The Meridian Police Department assigns its staff and resources according to a system of two
different geographical areas coupled with crime analysis data. MPD can anticipate additional call
load and calculate the demands that will be placed on current police resources. To ensure
adequate resources, the Police Department may be required to submit a budget enhancement for
the fiscal budget year 2015.
In addition to police responses to calls for service through the E911 and non-emergency dispatch
system, many other police services will be extended to the communities' residents. Existing
patrol officers and specialized patrol traffic teams will help to reduce vehicle accidents and
enhance safety. MPD is also able to provide crime prevention resources, school resource officers,
crime analysis data and assistance, victim witness coordination, anti-drug education resources, a
Criminal Investigation Division to examine any crimes that may take place, and Code
Enforcement services to help resolve problems and enhance the quality of life as it relates to
peace and safety of the community. As our population continues to grow, we will need to increase
these resources for residents.
4. FIRE DEPARTMENT
4.1 The lands proposed to be annexed are currently served by the Meridian Fire Department under a
Joint Powers Agreement with the Meridian Rural Fire Protection District. Fire Station 1, located
at 540 E. Franklin Road, currently serves this area. In 2015, Fire Station 6, located near the Ten
Mile/Overland intersection, is expected to be built. In addition, the area of Meridian Road south
of I-84 between Victory Road and Lake Hazel Road is currently in the Fire Department long term
master planning for a future fire station location to better serve this area. Annexation of the
proposed lands would reduce the tax revenues collected by the Rural Fire District, which would
be offset by a formulaic reduction in the amount the District pays to the City to provide fire
services.
Coordination with Public Works will occur to ensure any changes or additions to water delivery
systems support adequate fire flow.
Emergency Medical Services (EMS) will continue to be provided by the Meridian Fire
Department and Ada County Paramedics; no change is proposed to this service.
5. REPUBLIC SERVICES
5.1 Republic Services has no concerns related to this application.
Victory South AZ-13-014 PAGE 11
6. PARKS DEPARTMENT
6.1 Parks and recreation services are currently provided in this area by the Ada County Department
of Parks and Waterways. All existing City parks and pathways are available for use by the
residents of the area to be annexed. Recreation programs, such as adult sports, are available to
City residents at a discount compared to County residents. The City currently has a 19-acre
Community Park, Bear Creek Park, located approximately '/2 mile north of the area to be
annexed. The City also has two public Neighborhood Parks in South Meridian, namely Gordon
Harris Park (11 acres, located near Mountain View High School) and Renaissance Park (6.5
acres, located in Tuscany Subdivision). There is a Park System Master Plan that identifies future
park needs and sites for all of the area of impact; that plan will be updated in 2014. The City's
Future Land Use Map shows a future park just south of the properties proposed for annexation,
northwest of the Amity/Meridian intersection. The City currently owns a 77-acre site for a future
major park in South Meridian, '/4 mile east of Locust Grove Road on Lake Hazel Road. No new
City parks will need to be planned as a result of the proposed annexation.
7. ADA COUNTY HIGHWAY DISTRICT
Comments have not yet been received from ACHD on this application.
8. COMMUNITY PLANNING ASSOCIATION OF SOUTHWEST IDAHO
8.1 The 2035 Planning Functional Classification Map indicates State Highway 69 (Meridian Road) as
a principal arterial, Victory Road and Linder Road as minor arterials. There are no projects
identified in the FY2014-2018 Regional Transportation Improvement Program (TIP) within the
study area. The proposed annexation location is not within a quarter mile of existing transit stops
or transit routes. The closest bus stop is approximately 1.5 miles north at the Axiom Gym park
and ride facility. This facility is utilized by carpoolers, and serves several Commuteride vanpools
as well as Valley Regional Transit's intercity Route 40. The proposed annexation is in the
Meridian School District boundary, and is within the Mary McPherson Elementary enrollment
area.
9. JOINT SCHOOL DISTRICT #2
Comments have not been received.
Victory South AZ-13-014 PAGE 12
C. Legal Descriptions and Exhibit Maps for Annexation
September 27, 2013
Description for R-4 Zone
Meridian CitvAnnexation
Portion of Section 25, Township 3 N., Range 1 W., B.M.
A parcel of land located in the NE '/, and the W 'r4 of Section 25, Township 3 North, Range 1
West, Boise Meridian, Ada County, Idaho, and more particularly described as follows:
COMMENCING at a 618" Iron pin monument marking the northwest comer of said Section 25,
from which a 5/8" iron pin monument marking the NW '/. corner of said section bears South
89°42'27" East, 2840.22 feet; thence along the west boundary of the NW j/. of the NW '/. of said
Section 25 South 00°15'21" West, 1325.72 feet to the SW corner of said NW '/. of the NW 1/4,
the POINT OF BE(31NNINt3;
Thence abng the south boundary of said NW '/+ of the NW '/. South 89°45'13" East, 1321.85
feet to the SE corner of said NW % of the NW '/., said point being the southweateriy corner of
Kentucky Ridge Estates Subdivision, as flied for record in Book 70 of Plats at Page 7191,
records of Ada County, kiaho;
Thence along the southerly boundary of said Kentucky Ridge Estates Subdivision, the southerly
boundary of Kentucky Ridge Estates SubdiNalon No. 2, as 51ed for rooord ~ Book 72 of Plats at
Page 7389, reoorda of Ads County, Maho, and the south boundary of tho NE'/+ of the NW ~ ~
said Section 25 South 89.45'13" East, 835.02 feet to the southeast c of Lot 3, Block 3 of
said Kentucky Rkge Swbdlvialon;
Thence abng the easterly boundary of said Lot 3:
Thence North 00°05'61" East, 528.85 feet;
Thenkx North 10'25'21" East, 339.91 feet;
Thence North 81'14'19" East, 33.74 feet to a point on the westery rigt-of-way of S.
Kentucky Way;
Theme continuing akxrg said easterly boundary, and along saki right-of-way:
Thence North 57'37'60" West, 86.38 feet b a point of curvature;
Thence 269.99 feet along the arc of a curve to the right, saki ourvoe having a radius of
258.00 feet, a delta angle of 67'44'15", and a kx-g chord bearirp North 28'45'42" West, 249.13
Met to a point ~ tangency;
Thence North 00°x'25' East, 141.72 ket;
Thence leaving saki boundary and right-of-way, and contln~ng North 00.08'25" East, 49.94 feet
~ a point on the north botuxlary of the NW Y. of:ski Sect1on 25;
120503-R-4.docx
Victory South AZ-13-014 PAGE 13
Thence along said north boundary South 89°42'27" East, 572.00 feet to the N'/. comer of said
Section 25, said point being the rbrthsasteriy comer of said Kentudry Ridge Subdivision;
Thence along the easterly boundary of said Kentucky Ridge Subdivision;
Thence South 00°05'51° West, 503.26 feet;
Thence North 61°14'19° East, 24.12 feat;
Thence North 84°23'51' East, 128.00 feet;
Thence South 88°28'51" Eaat, 183.15 feet;
Thence South 78°46'31" East, 375.27 feet;
Thence South 07°03'15" East, 773.94 feet to the southeasterly comer of said Kentucky
Ridge Subdivision, said point being on the south boundary of the NW '/. of the NE '/, of said
Section 25;
Thence leaving said subdivision boundary, and along said south boundary South 89'44'41"
Eaat, 523.97 feet to the SE comer of said NW Y. of the NE'/., said point being on tho extension
of the westerly boundary of Meridian Heights Subdivision No. 3, as filed for record In t3ook 62 of
Plata at Page 6274, reards of Ada County, Idaho;
Thence along sold westerly boundary and extension thereof, and the twat boundary of the SW
y of the NE Y. of said Section 25 South 00.04'50" West, 1323.11 feet to the southwesterly
comer of said Meridian Heights SubdNision No. 3, said point also being the SE comer of saki
SW '/+ of the NE '/.;
Thence leaving sold westerly boundary and along the south boundary of said SW S4 of the NE
Y. North 89'44'83" West, 1320.21 feet to the Canter '/s corner of tab SeCUOn 25, saki pint
being the NE comer of Parcel ®as shown on Record of Survey No. 5104, records of Ada
County, ktaho;
Thence along the southerly arxt westerly boundary of said Parcel 8:
Thence South ~"05'29" West (formerly South 00'09'52" East), 1324.03 feet b ~e SE
corner of saki Paroel 8;
Thence North 89.51'36" Wsst (formerly South 89'53'03" West), 1829.22 foal to the
southwesterly contra of said Parcel 8;
Thence North 41.48'40" West (formerly North 42°02'00" Wsst), 913.80 feet;
Thenoe North 44'08'40" West (formerly Norl- 44.22'00' West), 45.00 feet;
Thence North 59.37'40" Weat (formerly North 59°53'00" Wsst), 42.00 het;
Thence North 70°50'40" West (formerly North 71°06'00' Wett~ 60.00 feet;
(20503-R-4.docx
Victory South AZ-13-014 PAGE 14
Thence North 83'13'05" West (formerly North 83'28'25" West), 95.25 feet to a point on
the west boundary of the SW'/. of said Seotion 25;
Thence along said we:t boundary North 00°09'31" East (forrnery North 00'05'50" West),
666.72 feet to the W'/. corner of said Section 26, the NW corner of said Parcel B;
Thence leaving the boundary of said Parcel B end along the west boundary of the NW '/. of said
Section 25 North 00'15'21' East, 1325.90 feet to the POINT OF BEGINNING.
Said parcel containing 221.94 acres, more or less.
This description was prepared from data of record and does not represent a field survey of the
subject property.
120503-R-4.docx
Victory South AZ-13-014 PAGE 15
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Victory South AZ-13-014 PAGE 16
3eptambor 27, 2013
DescriQtion for R,B Zone
Meridian City Mnexatfon
Portion of Section 25, Township 3 N., Range 1 W , B.M.
A parcel of land located in the NE'/, and the W'r4 of Section 2S, Townsh~ 3 North, Range 1
West, Boise Meridian, Ada County, Idaho, and more partlcutarly descrtbsd as follows:
BEGINNING at a li/8" iron pin monument marking the N'/. comer of said Section 28, from which
a 5/8" Iron pin monument marking Nye northwest comer of said ssc8on bears North 89.42'27"
West, 2640.22 fast, said point berg the northeasterly corner of Kentucky Rk1ge Estates
Subdivision, as filed for rocord in Book 70 of Plats at Page 7191, records of Ada County, Idaho,
and being on the existing Meridian City Limits boundary (Meridian City Ordinance A`878);
Thence abng ~e north boundary of the NE'/, of said Section 25 and the exiadng City Limits
boundary South 88.43'11" East, 1145.51 feet;
Thence leaving the existing City Umits boundary and continuing along said north boundary
South 89'43'11" East, 173.58 feet to the northwesterly comer of Parcel A as described in
Instrument No. 110048381, records of Ada County, Idaho;
Thence along the westerly boundary of said Parcet A:
Thence South 00°08'19" West, 385.56 last;
Thence South 89.48'31" Eaat,198.19feet;
Thsncs South 76'27'ZO' East, 41.41 feet to the northwesterly oornsr ~ MsrteSan Fisights
Subdhrision No. 2, as fled for record In Book 41 of Plats at Pags 3353, ra~nis of Ada County,
Idaho;
Thence having said westerly boundary, and alor~ the northerfy and sastsrty boundary of said
Meridtan tieighta St~rdtvta{on No. 2:
Thence cAntinuing South 75'27'20" Eaat, 170.40 fast;
Thence South 83°64'20" East, 247.28 feet;
Thence South b9.04'20' East, 210.37 feet;
Thence South 80'32'60' East, 682.21 Peet;
Thence South 89°43'11" East, 25.00 feet ~ a point on the east boundary of ~e NE Y. of
said Section 25 and the exk6ng Ctty Limits boundary (Meridian City Ordk-arx~ No. 01269);
Thence along said east boundary and exist~g City LNnlts boundary South 00.03'40"
West, 803.14 fee#;
120503-R-II.docx
Victory South AZ-13-014 PAGE 17
Thence leaving said existing Gty Limits boundary and oontinuing along ssld east
boundary South 00'03'40' West, 135.28 feet to a point on the existing City Llmfts boundary
(Meridian City Ordinance No. 06-1259);
Theme along saki east boundary and existing City Limits boundary South 00'03'40"
West, 442.98 feel to the northeasterly corner of Merkilan Heights Subdivision No. 1, as ailed for
record In Book 27 of Plats at Page 1692, records of Ada County, Idaho;
Thence along the easterly and southerly boundary of said Meridian Heights SubdMsion No. 1:
Thence continuing along the east boundary of the NE '/. of Bald Section 25 and the
existing City Limits boundary South 00°03'40° West, 335.09 feet to the SE corn~of saki NE'/.;
Thence Ieavktg the existing City Limits boundary and along the south boundary of said
NE'/s North 89.51'21" Weat, 830.70 feet to the southwesterly comer of said Meridian Heights
Subdivision No. 1, said point also being the southeasterly comer of Meridian Heights
Subdivision No. 3, as filed for record in Sook 62 of Plats at Page 6274, rocords ~ Ada County,
Idaho;
Thence continuing North 89'51'21" West along the southerly boundary of said Meridian Heights
Subdivlskm No. 3, 489.92 feat;
Them along the wests-iy boundary of said Meridian Heights SubdNision No. 3 and the
extension thereof North 00'04'50" East, 1323.11 feet to the southeast comer of the NW % of the
Ng 'r4 of said Battier 25;
Thence beavk~g Bald westerly boundary, and along the southerly boundary of said NW Y, of the
NE y North 89.44'41" West, 523.97 feet to the southeast corner of saki Kentucky Ridge Estates
SubcEvislor-;
Tt~enoe abng the easterly boundary of saki Ker~ucky Ridge Subdivisbn:
Thence Norte 07.03'tb" West, 773.94 feet;
Thence North 78.46'31" West, 375.27 feet;
Thence North 88.28'51" West, 183.15 fief;
Tfrence South 84°23'51" West, 128.00 feet;
Thence South 61.14'19' West, 24.12 feet;
Thence North 00.05'51" East, 505.26 test to the
POINT OF BEGINNING.
Said parcel containing 88.14 aa'ss, more or bas.
This descr~tion was prepared from data of rocord and does not
represent a field sunray of the subject property.
120503-R-E.docx
Victory South AZ-13-014 PAGE 18
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scK.e t"-ipop' PROPOSED MERIDIAN CITY ANNEXATION
ewc.o~T€ o~i:~/t~ R-8 ZONE ENGINEERING
-sa. No Tloso3 CENTERSjMERIDIAN HEIGHTS S0L1~r~ONS'
St#ET
i ~ T tOCATEO NI ACTION ZS 102e N. IIOSARIO fT., fT[. 100
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1 -ANX. 1kb MERXJUW, AOA COWNTI', IDAHO nwn CmN f]6-e1M h. (7Ng e26-6N1
Victory South AZ-13-014 PAGE 19
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 is proposing to annex approximately 310.08 acres to
the R-4 and R-8 zoning districts. Staff finds that the proposed map amendment is generally
consistent with the Low Density Residential and Medium Density Residential Future Land
Use Map designation for these properties. Therefore, Staff finds the amendment is consistent
with the applicable provisions of the Comprehensive Plan (see section 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 and R-8 zoning districts is consistent
with the purpose statements for residential 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-SB-3.E).
Staff finds annexing these properties with the R-4 and R-8 zoning districts is in the best
interest of the City.
Victory South AZ-13-014 PAGE 20
E. Required Findings from Idaho Code
1. I.C. 50-222.S.b.vi
After considering the written and oral comments of property owners whose land
would be annexed and other affected persons, the city council may proceed with the
enactment of an ordinance of annexation and zoning. In the course of the
consideration of any such ordinance, the city must make express findings, to be set
forth in the minutes of the city council meeting at which the annexation is approved,
as follows:
(A) The land to be annexed meets the applicable requirements of this section and
does not fall within the exceptions or conditional exceptions contained in this
section;
Staff finds the proposed annexation meets the requirements of Idaho Code § 50-222
and does not fall within the exceptions or conditional exceptions contained in that
section.
(B) The annexation would be consistent with the public purposes addressed in the
annexation plan prepared by the city;
Staff finds the annexation is consistent with the public purposes stated in the
annexation plan.
(C) The annexation is reasonably necessary for the orderly development of the city.
Staff finds the subject annexation is necessary for the orderly development of the city.
Victory South AZ-13-014 PAGE 21