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HomeMy WebLinkAboutVienna Woods and Edinburgh Subdivision AZ-04-025 CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER In the Matter of 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 by the City of Meridian. Case Nos. AZ-04-025 For the City Council Hearing Dates of: November 3, and November 16, 2004 A. Findings of Fact 1. Hearing Facts a. A notice of a public hearing was published for two (2) consecutive weeks prior to the City Council public hearing, the first publication appearing and written notice mailed to property owners or purchasers of record within three hundred feet (300') of the external boundaries of the property. The notice of public hearing before the City Council was posted upon the property under consideration more than one week before said hearing. All other noticing was done consistent with Idaho Code §67- 6509. The matters were duly considered by the City Council at the November 3,2004, and November 16, 2004 public hearings. The applicant, affected property owners, and government subdivisions providing services within the planning jurisdiction of the City of Meridian were given full opportunity to express comments and submit evidence. b. Written and oral testimony was received on this matter, as reflected in the records ofthe City Clerk (for written testimony) and in the official meeting minutes (for oral testimony). The Planning and Zoning Commission conducted a public hearing and issued a written recommendation on the subject matters to the City Council. c. d. The City Council heard and took oral and written testimony and duly considered the evidence and the record in this matter. 2. Process Facts a. There has been compliance with all notice and hearing requirements set forth in Idaho Code §67-6509, 6512, and Meridian City Code §§ 11-15-5 and 11-17-5 as evidenced by the Affidavit of Mailing, and the Affidavit of Publication and Proof of Posting filed with the staff report. 3. Application and Property Facts CITY OF MERIDIAN FINDINGS OF FACT. CONCLUSIONS OF LAW AND DECISION & ORDER CASE NOS. AZ-O4-025 - PAGE I of 4 a. In addition to the application and property facts noted in the staff report and the Planning & Zoning Recommendation for the subject application, it is hereby verified that there are several property owners of record at the time of issuance of these findings. All of the current property owners have evidenced consent to the subject annexation by purchasing property within the boundaries of the respective subdivisions, as consent is implied for the area because the properties are connected to a water and wastewater collection system operated by the City (see Idaho Code § 50-222(4». 4. Required Findings per Zoning and Subdivision Ordinance a. See Exhibit C for the findings required for the Annexation and Zoning application. B. Conclusions of Law I. The City of Meridian shall exercise the powers conferred upon it by the "Local Land Use Planning Act of 1975," codified at Chapter 65, Title 67, Idaho Code (LC. §67- 6503). 2. The Meridian City Council takes judicial notice of its Zoning, Subdivision and Development Ordinances codified at Titles 11 and 12, Meridian City Code, and all current zoning maps thereof. The City of Meridian has, by ordinance, established the Impact Area and the Amended Comprehensive Plan of the City of Meridian, which was adopted August 6, 2002, Resolution No. 02-382 and Maps. 3. The conditions shall be reviewable by the City Council pursuant to Meridian City Code § 11-17-9. 4. Due consideration has been given to the comment(s) received from the governmental subdivisions providing services in the City of Meridian planning jurisdiction. 5. It is found public facilities and services required by the proposed development will not impose expense upon the public if the attached conditions of approval are imposed. 6. That the City has granted an order of approval in accordance with this Decision, which shall be signed by the Mayor and City Clerk and then a copy served by the Clerk upon the applicant, the Planning and Zoning Department, the Public Works Department and any affected party requesting notice. 7. That this approval is subject to the Legal Description in Exhibit A, and Conditions of Approval in Exhibit B. The conditions are concluded to be reasonable and the applicant shall meet such requirements as a condition of approval of the application. C. Decision and Order CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER CASE NOS. AZ-O4-025 - PAGE 2 of4 Pursuant to the City Council's authority as provided in Meridian City Code § 12-3-5 and based upon the above and foregoing Findings of Fact which are herein adopted, it is hereby ordered that: 1. The site specific and standard conditions of approval are as shown in Exhibit B. D. Notice of Final Action and Right to Regulatory Takings Analysis 1. The Applicant is hereby notified that pursuant to Idaho Code 67-8003, the Owner may request a regulatory taking analysis. Such request must be in writing, and must be filed with the City Clerk not more than twenty-eight (28) days after the final decision concerning the matter at issue. A request for a regulatory takings analysis will toll the time period within which a Petition for Judicial Review may be filed. 2. Please take notice that this is a final action of the governing body of the City of Meridian, pursuant to Idaho Code § 67-6521 an affected person being a person who has an interest in real property which may be adversely affected by the issuance or denial of the conditional use pennit approval may within twenty-eight (28) days after the date of this decision and order seek a judicial review as provided by Chapter 52, Title 67, Idaho Code. E. Exhibits Exhibit A: Legal Description Annexation and Zoning Conditions of Approval Exhibit B: Exhibit C: Annexation and Zoning Analysis/Facts and Findings ~ti~ity Council at its regular meeting held on the . V1 , 2004. Z'3r:t. day of CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER CASE NOS. AZ-O4-025 - PAGE 3 of 4 COUNCIL MEMBER CHARLIE ROUNTREE VOTED~ VOTED -þ VOTED~ COUNCIL MEMBER SHAUN WARDLE COUNCIL MEMBER CHRISTINE DONNELL COUNCIL MEMBER KEITH BIRD VOTED~ MAYORTAMMYdeWEERD (TIE BREAKER) VOTED - Attest: and City Attorney. By: ,JOJtOLW\ 4 City Clerk's Office Dated: 12-1l--() -4 CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER CASE NOS. AZ-O4-025 - PAGE 4 of4 EXHIBIT A Legal Description Vienna Woods Subdivision No's 1-7 & Edinburgh Place Subdivision No's 1-2 (AZ-04-025) ANNEXATION DESCRIPTION FOR THE CITY OF MERIDIAN, ADA COUNTY, m,uIO A parcel for annexation _os loœœd in the NW y< of the SW V.. the NE V, of the SW y< and the SE y< of the SW y< of Section 29, Township 4 North, Range I East, Boise Meridian, Ada County, Idaho and being VIENNA WOODS SUBDIVISIo.N No. 's 1, 2. 3, 4, ), 6 and 7 and EDINBURGH PLACE SUBDlVlSIo.N No.. 'S 1 and 2 more particularly described as follows: BEGINNING at . brass cap monument marking the northwesterly oomer of said NW y< of the Sw Y, from IWich. brass cap monument marking the southweaterly eomer of the SW y< of said Section 29 bears S 1Y'25'22" W . dis1anœ of 2652.17 feet; Thence S 89°45'16" E along the nortberly boundaries of said NW V, of the SW y< and the NE y< of the SW y< a distance of 2<\57.79 feet to 0 5/8 inch dIam- iron marking the northeasterly comer of said NE Y, of the SW y<; Thence S 0°3 I '27" W along the -ly boundaries of said NE Y, of the SW Y, and the SE y< of the SW y< . dis1anœ of 2677.69 feet 10 .5/8 inch di- iron pin marking the southeasterly comer of said SE y< of the SWY<; TbenceN 89°12'14" W along the southerly bonndary of said SE y< of the sw y< a distance of 1326.55 feet 10 a 518 inch diamoIer iron pin marking the southwesterly corner of said SE';' of the SW Y<; Thence N 0"28'26" E along the westerly boandary of said SE y< of the SW Y, . distance of 1332.46 feet 10 . 5/8 inch diameter iron pin marking the northwesterly comer of said SE y< of the SW Y<; Thence N 890:28'46" W along the southerly boundary of said NW y< of the SW y< . distance of l327.71 feet 10 . 5/8 inch diameœr iron pin marking the southWOS«ly comer of soid NW y< of the SW Y<; Thence N 1Y'25'22" E along .1hI --.iy boandary of said NW V, of the SW y< . distance of 1326.09 feet to the POINT OF JlbNNlNG, Thio pareel cootains 121.96t1Ø1!O!1. Propared by: Glenn K. ~PLS Civíl Survey Çonsultonto, InooIpotaIed March 1,2004 Thio deocription was prepared flOm - inlbrmation and doeo not constitute a field survey. Civil Survey ConouJtonto, ~ I. notlioble for any ~os a field survey might disclose. ~ . .d 1»1 MAR 0 1 ZOO\ Meridian PnbIic Works Dept. ~ J SKETCH TO ACCOMPANY ANNEXATION DESCRIPTION FOR VIENNA WOODS AND EDINBURGH PLACE SUBDMSIONS LOCATED IN THE SW 1/4 OF SECTION 29, TOWNSHIP 4 NORTH, RANGE 1 EAST, BOISE MERIDIAN, ADA COUNTY, IDAHO. '18" POINT OF BEGINNING VIENNA WOODS SUBDMSlON NO:S 1 THROUGH 7 N 8e'28' ! I ! 3029 3 Mcf-.t1UN SCAlE, 1'~400' I C '/4 m ,..: ... '" '" ---------;. EDINBURGH PLACE SUBDIVISION NO:S 1 AND 2 N 89'1214 W 1328.55' ~ !'I ;;; b (I) 1/4 EXHIBIT B Annexation and Zoning Conditions of Approval Vienna Woods Subdivision No's 1-7& Edinburgh Place Subdivision No's 1-2 (File AZ-04-025) The City Council of the City of Meridian hereby approves the requested Annexation and Zoning as requested for the property described in the application, subject to the following: ANNEXATION AND ZONING COMMENTS 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 of land 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 oflocal 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, 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. EXHIBIT C Annexation and Zoning AnalysislFacts and Findings Vienna Woods Subdivision No's 1-7 & Edinburgh Place Subdivision No's 1-2 (File AZ-04-025) 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 city 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 ftinge. 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. According to Ordinance 11-15-11, General Standards 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. " Thefollowing 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 'Medium Density Residential' (Edinburgh Place) and 'Low Density Residential' (Vienna Woods) on the 2002 Comprehensive Plan Future Land Use Map. In Chapter VII 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 finds the following text policies from the Comprehensive Plan to be applicable to the proposed zoning amendment (staff's analysis shown in italics below each policy): . Phase in residential developments in accordance with their connection to the municipal sewer system (Chapter VII, 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 VII, Goal III, Objective A, Action 1) When the City established its Area of City 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 of 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 I.5 miles of the recently opened Meridian City Fire Station #3 and lie within the Meridian Fire Department's five-minute response zone. The subject lands currently lie within the jurisdiction of lhe Ada County Sheriff's Office. Once annexed the lands will be serviced by the Meridian Police Department (MPD). The roadways adjacent to, and throughout the subject lands are currently owned and maintained by the Ada County Highway District (ACHD). This service will not change. The subject lands are currently serviced by the Meridian School 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 annexation. . . . . . 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 from 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 III, Objective B, Action 8) The abutting section of McMillan Road is designated as an entryway corridor in the Comprehensive Plan, Edinburgh Place Subdivisions 1 & 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 II, Objective A, Action 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 provided 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). Staffjinds that the proposed R-4 zoning designation is harmonious 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. D. 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. Has there been a change in the area or adjacent areas which may dictate that the area should 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 STIP 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. 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. G. H. I. Will the proposed uses not be hazardous or disturbing to existing or future neighboring uses; There are no proposed uses associated with the subject annexation and zoning application. Staff finds that the existing uses will not be hazardous or disturbing to existing or future neighboring uses. Will the area be served adequately by essential public facilities and services 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 of such 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. Will not create excessive additional requirements at public cost for public facilities and services 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. Will the proposed uses not involve uses, activities, processes, materials, eqnipment 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 create excessive noise, smoke, fumes, glare, or odors. Staff finds 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 shaD 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 fringe; 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. . . . 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 of land 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 oflocal 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 perfonned to detennine 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. 10. The subject annexation is consistent with the public purposes addressed in the annexation plan prepared by the City. II. The subject annexation is reasonably necessary for the orderly development of the City of Meridian.