HomeMy WebLinkAboutVienna Woods/Edinburgh AZ
AZ 04-025
MERIDIAN PLANNING & ZONING MEETING
October 7, 2004
APPLICANT City of Meridian ITEM NO. 1 0
REQUEST Public Hearing: Annexation & Zoning of 121.96 acres from R4 (Ada County)
to R-4 zone for Vienna Woods Subdivison No. 1-7 & Edinburgh Place Subdivision No. 1-2
NEC of East McMillan Road and North Locust Grove Road
AGENCY
COMMENTS
CITY CLERK:
CITY ENGINEER:
CITY PLANNING DIRECTOR:
CITY ATTORNEY
See affached staff comments
CITY SEWER DEPT:
CITY PARKS DEPT:
No comment
No comment
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CITY POLICE DEPT:
CITY FIRE DEPT:
CITY BUILDING DEPT:
CITY WATER DEPT:
MERIDIAN SCHOOl DISTRICT:
SANITARY SERVICES:
ADA COUNTY HIGHWAY DISTRICT:
CENTRAL DISTRICT HEALTH:
NAMPA MERIDIAN IRRIGATION:
SffiLERS' IRRIGATION:
No comment
IDAHO POWER:
INTERMOUNTAIN GAS:
OTHER:
See affidavit of Posting
Contacted:
Emailed:
Date:
Phone:
Staff Initials:
Materials presented at public meetings shall become property of the City of Meridian.
c::M'e;;di ern
IDAHO
),
MAYOR
Tammy de Woer<!
CITY COUNCn. MEMBERB
Keith Bird
WilliamL.M.Nary
Shaun Wordl.
CharI.. M. RoUDlroO
CITY HALL
(208) 888-4433 - Fax 887-4813
PUBLIC WORKS
BUILDING DEPARTMENT
(2011) 887-2211- Fax 898-9551
LEGAL DEPARTMENT
(208) 466-9272 - FAX 466-4405
STAFF REPORT:
P&Z Hearing Date: October 7, 2004
Transmittal Date: October 1, 2004
To:
Planning & Zoning Commission I Mayor & City Council
Bruce Freckleton, Development Services Manager~
Craig Hood, Associate City Planner (IN
RECEIVED
OCT 0 2004
From:
Re:
City Of Meridian
City Clerk Offiee
Annexation of Vienna Woods and Edinburgh Place Subdivisions
. Request for Annexation and Zoning of 121.96 Acres from R4 (Ada County) to
R-4 (Low Density Residential) for Vienna Woods Subdivision No's 1-7 and
Edinburgh Place Subdivision No's 1-2 (File #AZ-04-025)
We have reviewed this submittal and otTer the following comments and conditions of the
applicant. The conditions outlined in this report shall be considered in full, unless expressly
modified or deteted by motion of the Meridian City Conncil:
APPLICATION SUMMARY
The City of Meridian has requested the annexation and zoning of approximately 121.96 acres of land
located near the northeast comer of McMillan Road and Locust Grove Road. The application is
comprised of three-hundred -eighty-nine (389) lots (362 buildable lots, 27 common lots) that were
platted in nine (9) phases with the Edinburgh Place (7 phases) and Vienna Woods (2 phases)
Subdivisions. The gross density of Vienna Woods Subdivision is 2.8 dwelling units per acre. The gross
density of Edinburgh Place Subdivision is 3.3 dwelling units per acre. The gross density of the
subdivisions combined is approximately 3 dwelling units per acre. There are existing single-family
homes on a vast majority of the buildable lots. The subject properties are currently designated
'Medium Density Residential' (Edinburgh Place) and 'Low Density Residential' (Vienna Woods) on
the 2002 Comprehensive Plan Future Land Use Map.
As part of the City's negotiations with Ada County over the Meridian Impact Area in 1997, the City
Council agreed to provide sewer and water service to an 81-acre parcel located on the east side of
Locust Grove Road, approximately ~ of a mile north of McMillan Road (future Vienna Woods
Subdivision). In 1998 an application for a 255 lot planned residential development and zone change to
R4 was submitted to Ada County Development Services on the 81.26-acre site (File Nos 98-13-PDR &
98-07 -ZC). As a condition of allowing Vienna Woods Subdivision to utilize City sewer and water
services, the developer was required to submit an application for annexation to the City of Meridian. In
September of 1998 an application for annexation and zoning of the 81.26 acres was submitted to the
City of Meridian by Skyline Development Company. Because the property was not contiguous to the
City limits at the time of application, the City did not formally process the annexation application.
AZ-O4-O25 EdinburghPlace-Vioona Woods. Edinburgh-
Vioona AZ Report
P&Z CommissionlMayor and Council
Hearing Date: October 7, 2004
Page 2
In 2000, applications for a planned residential development (OO-lO-PDR) consisting of 138 buildable
lots and 8 common lots, and a zone change from RT to R4 (OO-05-ZC) on 40.69 acres were submitted
to Ada County Development Services. This development, located on the north side of McMillan Road,
approximately 1;2 mile west of Eagle Road was processed as Edinburgh Place Subdivision. The City
recommended approval of the Edinburgh Place Subdivision to Ada County with conditions. One of the
City-requested conditions was that the developer provide irrevocable consent to annexation to the City
of Meridian upon contiguity. An agreement was entered into on July 27,2001 between the City and
Edinburgh, LLC, the applicant of Edinburgh Place Subdivision (see Instrument No. 101080991).
In 2004, the City processed two development applications in the northeast section of the Area of City
Impact. With the annexation of Settlement Bridge Subdivision, located on the south side of McMillan
Road, across the street from Edinburgh Place Subdivision, the properties included in the subject
annexation request became contiguous to the City limits. Sheridan Place Subdivision, adjacent to both
Edinburgh Place and Vienna Woods Subdivisions, was the second development application approved
for annexation by the City in 2004.
Section 67-6511, Idaho Code requires ordinances establishing zoning districts to be submitted to the
zoning or planning and zoning commission which shall evaluate the request to determine the extent
and nature of the amendment requested. Particular consideration shall be given to the effects of any
proposed zone change upon the delivery of services by any political subdivision providing public
services, including school districts, within the planning jurisdiction. After considering the
comprehensive plan and other evidence gathered through the public hearing process, the zoning or
planning and zoning commission may recommend and the governing board (City Council) may adopt
or reject an ordinance amendment pursuant to the notice and hearing procedures provided in Section
67-6509, IdahQ Code, provided that in the case of a zoning district boundary change, and
notwithstanding jurisdictional boundaries, additional notice shall be provided by mail to property
owners or purchasers of record within the land being considered, and within three hundred (300) feet
of the external boundaries of the land being considered, and any additional area that may be impacted
by the proposed change as determined by the commission. If the request is found by the governing
board to be in conflict with the adopted plan, or would result in demonstrable adverse impacts upon the
delivery of services by any political subdivision providing public services, including school districts,
within the planning jurisdiction, the governing board may require the request to be submitted to the
p1anning or planning and zoning commission or, in absence of a commission, the governing board may
consider an amendment to the comprehensive plan pursuant to the notice and hearing procedures
provided in Section 67-6509, Idaho Code.
The property which is the subject of this application is adjacent to the City and lies within the Area of
City Impact of the City of Meridian. The entire property is included within the Meridian Urban Service
Planning Area as defined in the 2002 Meridian Comprehensive Plan. The land is laid off into lots and
blocks containing not more than five acres ofland each.
The City has prepared and published a written annexation plan that includes:
. The manner of providing tax-supported municipal services to the lands,
. The changes in taxation and other costs which may result if the subject lands are annexed,
AZ.o4.o25
ViODJUl Woods-Edinburgh Plaoe.AZ
P&Z Commission/Mayor and Council
Hearing Date: October 7, 2004
Page 3
. The means of providing fee-supported municipal services to the lands proposed to be annexed,
. An 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; and
. The proposed future land use plan and zoning designation for the lands.
The City is complying with the notice and hearing procedures governing a zoning district boundary
change as set forth in Sections 67-6511 and 50-222, Idaho Code, and Meridian City Code 11-15-5.
Due to the fmdings listed below, statTis recommending that the subject properties be annexed
into the corporate limits ofthe City of Meridian and be zoned R-4 (Low Density Residential).
LOCATION
The subject properties are located north of McMillan Road and east of Locust Grove Road,
approximately 'h mile south of Chinden Boulevard (SH 20/26) and 'h mile west of Eagle Road (SH
55). The subject properties are located in Township 4 North, Range 1 East, Section 29.
SURROUNDING PROPERTIES
North - Dunwoody Subdivision, single-family homes on approximately 1 to 3 acre lots, zoned RUT
(Ada County), and other single-family homes and agricultural properties of approximately 5-acres,
zoned RUT (Ada County).
South - Recently approved Settlement Bridge Subdivision, zoned R-8 (City of Meridian).
East - Austin Creek Subdivision, single-family homes; zoned R-IC (Boise City).
West - Recently approved Sheridan Place Subdivision, pending R-8 zone; Church (across Locust
Grove Road), zoned RUT (Ada County); and Larkwood Subdivision, single-family homes on
approximately 1 to 5 acres (across Locust Grove Road), zoned RUT (Ada County).
OWNERS OF RECORD
There are several property owners within the boundaries of the requested annexation. According to
Section 50-222(4), Idaho Code, all of the property owners have evidenced (provided) consent to the
annexation by purchasing property within the boundaries of the Vienna Woods and Edinburgh Place
Subdivisions. Consent is implied for the area because the properties are connected to a water or (and)
wastewater collection system operated by the City. The consent of the property owners were provided
through previous agreements between the City and the developers of said subdivisions who applied the
consent to each subsequent owner and any other person acquiring an interest in the subject property.
ANNEXATION & ZONING ANALYSIS
Section 50-222. Idaho Code. allows cities of the State ofIdaho to annex lands which are reasonably
necessary to assure the orderly development of the citv in order to allow efficient and economically
viable provisions of tax-supported and fee-supported municipal services to enable the orderly
development of private lands which benefit from the cost-effective availability of municipal services in
urbanizing areas and to equitably allocate the costs of public services in management of development
on the urban mnge. The subject annexation complies with the provisions for annexation established in
Section 50-222, Idaho Code. The subject annexation is eligible for, and is being processed in
compliance with the Category "B" annexation requirements established in Section 50-222, Idaho Code.
AZ-04-025
Vienna Woods-Edinburgh Placo.AZ
P&Z CommissionlMayor and Council
Hearing Date: October 7,2004
Page 4
According to Ordinance 11-15-11, General Stand4rds Applicable to Zoning Amendments, both the
Planning and Zoning Commission and City Council are required "to review the particular facts and
circumstances of each proposed zoning amendment in terms of the following standards and shall find
adequate evidence answering the following questions about the proposed zoning amendment."
The following is the list of standards found in Meridian City Code 11-15-11 and analysis by staff:
"A.
Will the new zoning be harmonious with and in accordance with the Comprehensive Plan
and, if not, has there been an application for a Comprehensive Plan amendment;
The subject properties are currently designated 'Me9ium Density Residential' (Edinburgh
Place) and 'Low Density Residential' (Vienna Woods) on the 2002 Comprehensive Plan Future
Land Use Map. In Chapter vIT of the Comprehensive Plan, medium density is defined as areas
including single-family homes at densities of three to eight dwelling units per acre, and low
density is defined as areas including single-family homes at densities of three dwelling units or
less per acre. The gross density of Vienna Woods portion of the zoning request is 2.8 dwelling
units per acre. The gross density of Edinburgh Place portion of the zoning request is 3.3
dwelling units per acre. The gross density of the subdivisions combined is approximately 3
dwelling units per acre.
Staff fmds the following text policies from the Comprehensive Plan to be applicable to the
proposed zoning amendment (staiI's analysis shown in italics below each policy):
. Phase in residential developments in accordance with their connection to the municipal
sewer system (Chapter vIT, Goal V, Objective A, Action 8)
As noted earlier in this report, the subject properties have already connected to the
municipal sanitary sewer and water systems.
. Require that development projects have planned for the provision of all public services
(Chapter VIL Goal III, Objective A, Action 1)
When the City established its Area qfCity Impact, it planned to provide City services to the
subject properties. The City of Meridian plans to provide municipal services to the lands
proposed to be annexed in the following manner:
. The subject lands are currently receiving sanitary sewer and water service from
the City qf Meridian. This service will continue uninterrupted
The subject lands currently lie within the jurisdiction of the Meridian Rural Fire
District. Once annexed the lands will be under the jurisdiction of the Meridian
City Fire Department, who currently shares resource and personnel with the
Meridian Rural Fire Department. Fire and Emergency Medical Services will be
provided by Meridian City Fire Station #3. The subject lands lie within 1.5 miles
of the recently opened Meridian City Fire Station #3 and lie within the Meridian
Fire Department'sfive-minute response zone.
.
AZ-04-025
Vienna Woods-Edinburgh Placo.AZ
P&Z CommissionlMayor and Council
Hearing Date: October 7, 2004
Page 5
.
The subject lands currently lie within the jurisdiction of the Ada County Sheriff's
Office. Once annexed the lands will be serviced by the Meridian Police
Department (MPD).
The roadways a4Jacent to, and throughout the subject lands are currently owmd
and maintaimd by the Ada County Highway District (ACHD). This service will
not change.
The subject lands are currently serviced by the Meridian sèhool District #2.
This service will not change.
The subject lands are currently serviced by the Meridian Library District. This
service will not change and the Meridian Library District should suffer no
revenue loss as a result of the subject anmxation.
.
.
.
Municipal, fee-supported, services will be provided by the Meridian Building Department,
the Meridian Public Works Department, the Meridian Water Department, the Meridian
Wastewater Department, the Meridian Planning and Zoning Department, Meridian Utility
Billing Services, and Sanitary Services Company.
. Protect citizen investments in existing public facilities (water, sewer, streets, fire, police) by
encouraging controlled growth through development application reviews and development
agreements (Chapter VI, Goal IV, Objective A, Action 10)
The City did not require development agreements with the subject subdivisions as they were
within Ada County's jurisdiction at the time of platting. However, the City did review and
comment on each development application containing the subject properties to protect the
investments in public facilities.
. Protect existing residential properties ITom incompatible land use development on adjacent
parcels (Chapter VII, Goal IV, Objective C, Action 1)
All of the properties adjacent to the subject site are either designated for residential or
public/quasi public uses on the Comprehensive Plan Future Land Use Map.
. Require all developments adjacent to designated entryway corridors to provide a minimum
of 35 feet of high quality, professional landscaping on the site adjacent to the roadway
(Chapter V, Goal ill, Objective B, Action 8)
The abutting section of McMillan Road is designated as an entryway corridor in the
Comprehensive Plan. Edinburgh Place Subdivisions J & 2 provided a 20-foot wide
landscape buffer along McMillan Road. The abutting section of Locust Grove Road is not
designated as an entryway corridor in the Comprehensive Plan.
. Require street connections between subdivisions at regular intervals to enhance
connectivity and better traffic flow (Chapter VI, Goal n, Objective A, Action 6)
AZ-O4.Q25
Vionna Woodo-Edinburgh Plaoe.AZ
P&Z CommissionlMayor and Council
Hearing Date: October 7, 2004
Page 6
There are existing streets that connect Vienna Woods to Edinburgh Place, Edinburgh Place
to Austin Creek, and Austin Creek to Vienna Woods. Further, two stub streets from Vienna
Woods have been provifkd to large, undeveloped parcels to the north and two stub streets
from Edinburgh Place have been provided to the west (to Sheridan Place and one unplatted
parcel).
Staff finds thot the proposed R-4 zomng designation is harmomous with and in
accordance with the Comprehensive Plan.
B.
Is the area included in the zoning amendment intended to be rezoned in the future;
Staff does not anticipate that the subject properties will be rezoned in the future.
c.
Is the area included in the zoning amendment intended to be developed in the fashion that
would be allowed under the new zoning -for example, a residential area turning into a
commercial area by means of conditional use permits;
Staff finds that the existing single-family developments are allowed within the proposed R-4
zone. Further, the existing residential densities are consistent with the densities established in
the Comprehensive Plan. Except for the landscape buffers along McMillan Road and Locust
Grove Road, all of the existing lot sizes, frontages, and other dimensional standards platted
with the Vienna Woods Subdivision No's 1-7 and Edinburgh Place Subdivision No. 1-2 appear
to comply with current Meridian City Ordinances and the requested R-4 zoning designation.
D.
Has there been a change in the area or adjaunt areas which may dictate that the area
sbonld be rezoned. For example, have the streets been widened, new railroad access been
developed or planned or adjacent area being developed in a fashion similar to the
proposed rezone area;
The general vicinity of this project is experiencing a rapid change from agricultural and low
density residential uses to higher density residential development. Settlement Bridge
Subdivision, across McMillan Road from the subject site, is a 266-lot residential subdivision on
70 acres. Sheridan Place Subdivision, south of Vienna Woods and west of Edinburgh Place, is a
46-lot residential subdivision on 15 acres.
There have been no recent street improvements in the area. Further, neither Locust Grove Road
nor McMillan Road is currently scheduled within ACHD's Five Year Work Program for
roadway widening. Chinden Boulevard is not in ITD's current STlP for roadway improvements
(is in corridor preservation).
Staff finds that a rezone of the proposed property would be compatible with other land use and
facility changes in the area.
AZ-O4-O25
Vienna Woodo-Edinburgh Placo.AZ
P&Z CommissionlMayor and Council
Hearing Date: October 7, 2004
Page 7
E.
Will the proposed uses be designed, constructed, operated and maintained to be
harmonious and appropriate in appearance with the existing or intended character of the
general vicinity and that such use will not change the essential character of the same area;
There are no new proposed uses with this application. Staff believes that the existing uses
(single-family homes) have been designed, constructed, operated and maintained to be
harmonious and appropriate in appearance with the existing or intended character of the general
vicinity. Staff further believes that the existing single-family residential uses, and annexing and
zoning the subject properties, will not change the essential character of the area.
F.
Will the proposed uses not be hazardous or disturbing to existing or future neighboring
nseSj
There are no proposed uses associated with the subject annexation and zoning application. Staff
fmds that the existing uses will not be hazardous or disturbing to existing or future neighboring
uses.
G.
Will the area be served adequately by essential public facilities and semces such as
highways, streets, police and fire protection, drainage structures, refuse disposal, water,
sewer or that the person responsible for the establishment of proposed zoning amendment
shall be able to provide adequately any ofsuch services;
Staff believes that improving the arterial roadways in this area, Locust Grove Road and
McMillan Road, would be beneficial to the residents. However, neither Locust Grove Road nor
McMillan Road is currently in ACHD's CIP for roadway widening. Municipal sewer and water
service are currently provided to the subject properties. A new fire substation on Locust Grove
Road was recently opened to serve this area. The Commission and Council should rely upon
any comments submitted by the Meridian Police and Fire Departments, and/or any other
agency or department providing service to this area. Staff finds that all public services and
facilities noted above appear to be adequate to service the subject properties.
H.
Will not create excessive additional requirements at public cost for public facilities and
semces and will not be detrimental to the economic welfare of the community;
Except for the decorative street lights in Edinburgh Place, the City will be taking over the
maintenance of the street lights within the subject properties. A street light agreement will be
required for all decorative street lights. The homeowners' will be responsible for the
maintenance of the decorative street lights but the City will pay for the electrical service to all
street lights within the subdivisions. Sewer, water, local street infrastructure, utilities and
irrigation services are already provided to service the subject properties. The primary public
costs to serve the residents will be fire, police, school facilities and services. Staff finds that this
development will not cause excessive additional requirements at public cost. Staff also find that
the annexation and zoning of the subject properties will not be detrimental to the community's
economic welfare.
AZ.()4-025
Vi""", Woods-E<tinburgh Ploce.AZ
P&Z CommissionIMayor and Council
Hearing Date: October 7, 2004
Page 8
I.
Will the proposed uses not involve uses, activities, processes, materials, equipment and
conditions of operation that will be detrimental to any persons, property or the general
welfare by reason of excessive production of traffic, noise, smoke, fumes, glare or odors;
There are no proposed uses; the residential uses have previously been approved. Staff does not
anticipate the proposed annexation and existing uses will creste excessive noise, smoke, fumes,
glare, or odors. Stafffmds that the proposed residential zoning and residential uses will not be
detrimental to people, property or the general welfare of the area.
J.
Will the area have vehicular approaches to the property which shall be so designed as not
to create an interference with traffic on surrounding public streets;
The vehicular approaches to the property have previously been approved by ACHD when they
reviewed the subdivision applications.
K.
Will not result in the destruction, loss or damage of a natural or scenic feature of major
importance; and
Staff finds that no natural or scenic features of major importance will be lost or damaged by
approving the annexation and rezone.
L.
Is the proposed zoning amendment in the best interest of the City of Meridian. (Ord. 592,
11-17-1992)"
Staff finds that the annexation of this property would be in the best interest of the City for the
following reasons:
. land to the west and south was previously annexed into the City and this is a logical
expansion of existing zoning and land uses;
. municipal services are currently servicing the area;
. the annexation is necessary to assure the orderly development of the city in order to allow
efficient and economically viable provisions of tax-supported and fee-supported municipal
services,
. the annexation enables the orderly development of private lands which benefit from the
cost-effective availability of municipal services in the urbanizing area,
. the annexation equitably allocates the costs of public services in management of
development on the urban fiinge;
. the application and residential uses within the subject properties substantially comply with
the Comprehensive Plan and City Ordinances, and;
. increased property tax revenue for the City.
SPECIAL CONSIDERATIONS
During the consideration of this annexation and zoning application, the City must make express
findings, to be set forth in the minutes of the City Council meeting at which the annexation is
approved. Staff recommends that after the City Council considers the written and oral comments of
property owners whose land would be annexed and any other affected persons, the City Council should
AZ~4.o25
Vi..... Woods-Edinburgb Place.AZ
P&Z CommissionlMayor and Council
Hearing Date: October 7, 2004
Page 9
proceed with the enactment of an ordinance of annexation and zoning that includes the findings listed
in the Annexation and Zoning Facts and Findings section below.
ANNEXATION AND ZONING FACTS AND FINDINGS
1. The legal description (prepared by Glenn K. Bennett, PLS) submitted with the application meets
the requirements of the City of Meridian and State Tax Commission and places the parcel
contiguous to existing city limits.
2. The property which is the subject of this application lies within the Area of City Impact of the City
of Meridian.
3. The entire property is included within the Meridian Urban Service Planning Area as defined in the
2002 Meridian Comprehensive Plan.
4. The land is laid off into lots and blocks containing not more than five acres ofland each.
5. Essential City services are or will be made available to the subject property.
6. The City has prepared and published a written annexation plan that includes:
. The manner of providing tax-supported municipal services to the lands,
. The changes in taxation and other costs which may result if the subject lands are annexed,
. The means of providing fee-supported municipal services to the lands proposed to be annexed,
. An 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; and
. The proposed future land use plan and zoning designation for the lands.
7. The City shall enter into a street light agreement with both the Edinburgh Place and Vienna Woods
Homeowners' Associations regarding the maintenance and operation of the "decorative" street
lights within the developments, further, the Homeowner Associations should transfer their
ownership and maintenance responsibility for the "standard" street lights to the City of Meridian.
The City agrees to pay for the electrical service to all of the street lights, and further agrees to
provide maintenance, bulbs, and ballasts to the street lights that are "standard". However, the City
shall not begin payment of the electricity for the street lights until said street light agreement is
recorded and an inspection has been performed to determine that all the lights are functioning
properly. Further, the City shall not be responsible to replace, repair or provide any required
maintenance to any street lights that are not customarily used in residential developments in
Meridian (e.g. - decorative street lights). The Homeowners' Association, or its heirs, successors
and assigns, shall keep the decorative street lights operational at all times, with the City allowing
reasonable time for the replacement of bulbs and/or ballasts.
8. All applicable State of Idaho and City of Meridian Codes have been followed in processing the
subject annexation and zoning application.
9. The land to be annexed meets the applicable requirements ofIdaho Code, 50-222, and does not fall
within the exceptions or conditional exceptions contained in Idaho Code.
AZ-O4-025
Vienna Woods-Edinburgh Placo.AZ
P&Z CommissionlMayor and Council
Hearing Date: October 7, 2004
Page 10
10. The subject annexation is consistent with the public purposes addressed in the annexation plan
prepared by the City.
11. The subject annexation is reasonably necessary for the orderly development of the City of
Meridian.
Other .A2encvlDeoartment Comments & Conditions
MERIDIAN FiRE DEPARTMENT
1. This project has no Fire Department concerns.
MERIDIAN POLICE DEPARTMENT
1. No comment.
MERIDIAN PARKS DEPARTMENT
1. The Parks Department has no concerns with the site design as submitted with the application.
RECOMMENDATION
Due to the findings listed above, statT is recommending that the subject properties be annexed
into the corporate limits of the City of Meridian and be zoned R-4 (Low Density Residential).
Staff recommends approval of the snbmitted annexation and zoning (AZ-04-025) application,
with the facts, fmdings and conditions listed herein.
AZ-O4-O25
VìOIlllJl Woo<h-Edinburgh P!ace.AZ
I, Anna Canning, hereby certify that the public hearing notice signs for the annexation
and zoning of Vienna Woods and Edinburgh Place Subdivisions were posted by Signs
Etc., Inc., along Locust Grove Road and McMillan Road, in accordance with the City of
Meridian Zoning Ordinance and Idaho Code on September 23, 2004.
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