The URL can be used to link to this page

Home My WebLink AboutPZ - Staff Report 02-20STAFF REPORT HEARING DATE: February 20, 2014 TO: Planning & Zoning Commission FROM: Sonya Watters, Associate City Planner (208)884-5533 SUBJECT: AZ-14-001 — Ten Mile Center I. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST The applicant, Treasure Valley Investments, LLC, has applied for annexation and zoning (AZ) of 120.69 acres of land from the RUT zoning district in Ada County to the R-8 (13.23 acres), TN-C (26.11 acres); and C-G (81.35 acres) zoning districts in the City. II. SUMMARY RECOMMENDATION Staff recommends approval of the proposed AZ with the requirement of a development agreement containing the provisions listed in Exhibit B in accord with the Findings of Fact and Conclusions of Law in Exhibit D of the Staff Report. III. PROPOSED MOTION Approval After considering all staff, applicant and public testimony, I move to approve File Number AZ- 14-001as presented in the staff report for the hearing date of February 20, 2014, with the following modifications: (Add any proposed modifications.) Denial After considering all staff, applicant and public testimony, I move to deny File Number AZ-14-001, as presented during the hearing on February 20, 2014, for the following reasons: (You should state specific reasons for denial.) Continuance I move to continue File Number AZ-14-001 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 subject property is located south of W. Franklin Road on the east side of S. Ten Mile Road, in the northwest '/4 of Section 14, Township 3 North, Range 1 West. B. Applicant: Treasure Valley Investments, LLC 4313 Mansfield Drive Danville, CA 94506 C. Owner: Same as applicant Ten Mile Center AZ-14-001 PAGE 1 D. Representative: Becky McKay, Engineering Solutions, LLP 1029 N. Rosario Street, Ste. 100 Meridian, Idaho 83642 E. Applicant's Statement/Justification: Please see applicant's narrative for this information. V. PROCESS FACTS A. The subject application is for annexation & zoning. A public hearing is required before the Planning & Zoning Commission and City Council on this matter, consistent with Meridian City Code Title 11, Chapter 5. B. Newspaper notifications published on: February 3 and 17, 2014 C. Radius notices mailed to properties within 300 feet on: January 28, 2014 D. Applicant posted notice on site by: February 9, 2014 VI. LAND USE A. Existing Land Use(s): This property is currently being used as agricultural land; no structures exist on the site. B. Character of Surrounding Area and Adjacent Land Use and Zoning: North: Vacant land in the development process, zoned RUT in Ada County South: Vacant land in the development process, zoned C-G East: Single-family residential properties, zoned R-4 West: Ten Mile Road and vacant/agricultural property, zoned C-C C. History of Previous Actions: NA D. Utilities: a. Location of sewer: Sanitary sewer main stubs intended to provide service to the subject property currently exists in S. Ten Mile Road. b. Location of water: Water main stubs intended to provide service to the subject property currently exists in S. Ten Mile Road, and are currently being planned as part of the TM Creek project to the north. c. Re -use pressurized irrigation water: Re -use irrigation water service is currently stubbed into the subject property along S. Ten Mile Road d. Issues or concerns: None E. Physical Features: 1. Canals/Ditches Irrigation: The Kennedy Lateral runs across this site from the east to the northwest boundary; there are several other smaller waterways that run across and along the boundaries of the site. 2. Hazards: Staff is not aware of any hazards that exist on this site. 3. Flood Plain: This property does not lie within the floodplain or flood way. Ten Mile Center AZ-14-001 PAGE 2 VII. COMPREHENSIVE PLAN/ANALYSIS Future Land use Map (FLUM): The FLUM contained in the Ten Mile Interchange Specific Area Plan (TMISAP) currently designates 63.3+/- acres of the subject property as Lifestyle Center (LC); 20.3+/- acres as High Density Residential (HDR); 5.1+/- acres as Medium High Density Residential (MHDR); and 30.4+/- acres as Medium Density Residential (MDR). See Exhibit A.4. LC: The LC designation is a specific form of mixed use commercial. The purpose of the LC is to encourage a diversity of compatible land uses in a unified development that includes a mix of retail, professional services, offices, entertainment uses, civic services, housing and public outdoor spaces. The design and arrangement of buildings should be oriented to pedestrians. Streetscape improvements should be provided that create rich and enjoyable public spaces. HDR: HDR areas are multiple -family housing areas where relatively larger and taller apartment buildings are the recommended building type. HDR areas should include a mix of housing types that achieve an overall average density target of at least 16-25 dwelling units per gross acre with up to 50 units per acre in a multi -story project. The design and orientation of new HDR buildings should be pedestrian -oriented and special streetscape improvements should be considered to create rich and enjoyable public spaces. A strong physical relationship between the commercial and residential components to adjacent employment or transit centers is critical. MHDR: Areas designated MHDR are recommended primarily for relatively dense multi -family housing types, such as row houses, townhouses, condominiums and apartment buildings and complexes. MHDR areas should include a mix of housing types that achieve an overall average density of 12 dwelling units per gross acre. Generally, densities should range from 8-15 units per acre. MDR: MDR areas are characterized by relatively low densities and a predominance of single-family and two -unit housing types emphasizing ownership opportunities. Smaller two, three, or four unit apartment buildings may be compatible in an MDR area, but large apartment buildings or apartment complexes are not. In general, MDR areas should be protected from encroachments of higher density or higher intensity uses. MDR areas should include a mix of housing types that achieve an overall average target gross density of 6 units per acre. Generally, densities should range from 4-8 units per acre and should be designed conducive to walking with all of the housing and other uses sharing an interconnected sidewalk and street system. GOALS, OBJECTIVES, & ACTION ITEMS: Staff finds the following Comprehensive Plan policies to be applicable to this application and apply to the proposed use of this property (staff analysis in italics): • "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." (3.07.01E) A conceptual development plan showing future uses on the site was not submitted with this application. However, between the proposed TN-C and R-8 zoning districts and the R-40 zoning district and DA provisions recommended by staff, a variety of different housing types should develop on the site; all of the residential categories listed above are allowed between the proposed and recommended zoning districts. Ten Mile Center AZ-14-001 PAGE 3 • "Implement the City's Pathways Master Plan to provide a bike and pathways system between neighborhoods, local collectors, and community destinations." (6.02.01A) The Master Pathways Plan depicts two segments of the City's multi -use pathway system east/west across this site and to the north. These pathways will provide pedestrian and bicycle connectivity to and through this development. • "Provide housing options close to employment and shopping centers." (3.07.02D) The portion of the site proposed to be zoned for residential uses is in close proximity to the portion of the site proposed for commercial uses. • "Require landscape street buffers for new development along all entryway corridors." (2.01.02E) With development of the site, a 35 foot wide landscaped street buffer is required along S. Ten Mile Road, an entryway corridor, in accord with UDC Table 11-2B-3. • "Plan for a variety of commercial and retail opportunities within the Area of City Impact." (3.05.01J) The proposed development should provide a variety of commercial and retail opportunities that don't currently exist in this area of the City. • "Permit new development only where urban services can be reasonably provided at the time of final approval and development is contiguous to the City." (3.01.0IF) This property is contiguous to land that has already been annexed into the City. Urban services can be provided to this property upon development. City water and sewer service and reclaimed water are available in Ten Mile Road. TRANSPORTATION: The transportation system map contained in the TMISAP (pg. 3-18) depicts collector streets across this site connecting to a street network to the north and south; round -a -bouts are also depicted on the map at the north and south boundaries of the site (see Exhibit A.3). A local street is also depicted on the map at the east end of the site to the south boundary connecting to S. Lilac Street. The conceptual street layout plan proposed by the applicant depicts collector streets, round -a -bouts, and a local street to the south consistent with the transportation system map contained in the TMISAP (see Exhibit A.2). Each of the round -a -bouts will be centered on the shared property line with the properties to the north and south of the site. The TMISAP includes several collector street types (sections) for specific uses and conditions based on projected vehicular and pedestrian usage, desired parking conditions, specific physical conditions, public emergency access, and streetscape character. Streets within the Ten Mile area should be designed and sized to optimize pedestrian comfort and to facilitate slow -moving traffic. The Street Section Map contained in the TMISAP (pg. 3-22) depicts specific street sections for each of the collector streets shown on the transportation system map (see Exhibit A.3). Based on the Street Section Map, the north/south and east/west collector streets designated as "E" should be constructed as minor collector streets in accord with Street Section E in the Plan shown below (pg. 3- 21). The north/south section will extend to the north to a future signalized intersection at W. Franklin Road. (Note: The diagonal on -street parking shown in Street Section E may be parallel as planned on the TMCreekproject to the north) Ten Mile Center AZ-14-001 PAGE 4 Street Sectio The east/west collector street (Ten Mile Creek Drive) designated as "D" at the northwest boundary of the site from Ten Mile Road to the round -a -bout is designated as a residential collector street but is currently proposed with the TM Creek project to be constructed as a major collector street in accord with Street Section C shown below (pg. 3-20). (Note: This cross section may be modified to include a center median as proposed on the TM Creek project to the north) $treat Saction C W"O'c NOn MM The east/west collector street designated as `B" at the southwest boundary of the site from Ten Mile Road to the round -a -bout is designated as a typical 4-lane parkway to be constructed in accord with Street Section B shown below (pg. 3-20). Street Section Sw®� Ten Mile Center AZ-14-001 PAGE 5 The north/south collector street designated as "D" at the east end of the site is designated as a residential collector street to be constructed in accord with Street Section D below (pg. 3-21). Street Section D The future street buffer along S. Ten Mile Road should be consistent with Street Section A as shown below (pg. 3-20). Street Section A Staff finds the general layout of collector streets within the site is consistent with the Transportation System Map in the TMISAP. To ensure streets are constructed in accord with the Plan, staff recommends as a provision of annexation that the future collector streets constructed within the site are consistent with the above street sections as noted. DESIGN: The location, scale, form, height, and design quality of public and private buildings and spaces are integral to the development of the Ten Mile area. The design elements included in Chapter 3 of the TMISAP are intended to serve as the basic framework for projects within this area. The applicant has not proposed a conceptual site plan, building elevations or architectural details pertaining to the design of the future development on this site. However, the applicant is proposing a development agreement (DA) that includes some design elements contained in the TMISAP (see provisions 44.1.4 and #4.1.5 in Exhibit A.6). In addition to those provisions proposed by the applicant, staff recommends additional provisions in accord with the design elements contained in the Plan (per the matrix on page 3-49 of the TMISAP) consistent with the applicable land use designations (see Exhibit A.6). Ten Mile Center AZ-14-001 PAGE 6 VIII. UNIFIED DEVELOPMENT CODE A. Purpose Statement of Zones: 1. The purpose of the commercial districts is to provide for the retail and service needs of the community in accordance with the Meridian comprehensive plan. Six (6) districts are designated which differ in the size and scale of commercial structures accommodated in the district, the scale and mix of allowed commercial uses, and the location of the district in proximity to streets and highways (UDC 11-213-1). The largest scale and broadest mix of retail, office, service, and light industrial uses are allowed in the C-G district and are located in close proximity and/or with access to interstate or arterial intersections. 2. The purpose of the traditional neighborhood districts is to encourage mixed use, compact development that is sensitive to the environmental characteristics of the land and facilitates the efficient use of services. Vertically integrated residential projects are encouraged in all traditional neighborhood districts. A traditional neighborhood district diversifies and integrates land uses within close proximity of each other, and it provides for the daily recreational and shopping needs of the residents (UDC 11-2D-1). The purpose of the TN-C district is to serve as the focal point of a neighborhood center, containing retail, commercial, and community services to meet the daily needs of community residents within a one or two mile radius. The TN-C district is pedestrian oriented and is designed to encourage pedestrian connection with a traditional neighborhood residential district. TN-C district uses include small scale retail, restaurants, recreational, personal services, public or quasi -public uses, churches, and attached and multi -family dwellings. 3. 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 -density residential (R-8) district allows a maximum gross density of 8 dwelling units per acre (UDC 11-2A-1). B. Schedule of Use: UDC Tables 11-2A-2, 11-213-2, and 11-2D-2 lists the principal permitted (P), accessory (A), conditional (C), and prohibited (-) uses in the proposed R-8, C-G, and TN-C zoning districts respectively. Any use not explicitly listed is prohibited. C. Dimensional Standards: Development of the site should be consistent with the dimensional standards listed in UDC Tables 11-2A-6, 11-213-3, and 11-2D-5 for the R-8, C-G, and TN-C zoning districts respectively. D. Landscaping: Landscaping is required in accordance with the TMISAP along streets. Landscaping within parking lots is required to comply with UDC 11-313-8C. E. Off -Street Parking: Off-street parking is required in accord with UDC 11-3C-6B for non-residential uses and UDC Table 11-3C-6 for residential uses. IX. ANALYSIS A. Analysis of Facts Leading to Staff Recommendation: Zoning: The applicant proposes to annex and zone 81.35 acres of land located in the LC (63 acres), HDR (15+/- acres), and MHDR (1.5+/- acres) designated areas to C-G (general retail and service commercial); 26.11 acres located in the HDR (5.5+/- acres) and MHDR (3.8+/- acres) designated Ten Mile Center AZ-14-001 PAGE 7 areas to TN-C (traditional neighborhood center); and 13.23 acres located in the MDR designated area to R-8 (medium density residential). Staff has reviewed the requested zoning designations for compatibility with the land use designations contained in the TMISAP and has the following primary concern: Almost half of this property is designated for residential uses on the FLUM. The applicant's proposed zoning designations only contain a small section (13+ acres) of strictly residential zoning (R-8) on the eastern portion of the site. Staff recognizes that some residential uses are permitted in the TN-C and C-G districts but has concerns that without restrictions this area will develop without the residential densities that are proposed as a key element in the TMISAP. To mitigate this concern staff recommends the following modifications/restrictions to the applicants proposed zoning designations. Supportive analysis is provided below each proposed change to the applicant's request: 1. A minimum of 13 acres of the area proposed by the applicant as C-G should be zoned R-40 and developed at residential densities at or above 16 dwelling units (up to 50 units in a multi -story project) per acre in accord with the TMISAP (pg. 3-7). Staff feels this will ensure a high density residential component on this site whereas all commercial zoning may not. It will also provide for a transition in zoning and uses from the commercial to the medium density residential uses proposed at the west and east ends of the site. The Zoning Compatibility Matrix contained in the TMISAP (pgs. 2-3 and 2-4) lists C-G as a possible zoning choice in the LC designation but not as a zoning choice in the HDR or MHDR designated areas. Because R-40 is listed as the best zoning choice for the HDR designated area and the applicant has not provided a concept plan that shows high density housing in the C-G area, Staff recommends that a minimum of 13 acres of the C-G area (directly west of the TN-C area) be zoned R-40. Staff is supportive of zoning the remaining area C-G as proposed by the applicant provided that the area develops in accord with the land uses and design elements anticipated in the TMISAP for Lifestyle Center designated areas. The C-G zoning will also be consistent with the existing C-G zoned property to the south (TM Crossing) and the proposed C-G zoning on the property to the north (TM Creek). 2. The area proposed by the applicant to be zoned TN-C should develop with primarily (no less than 75%) residential uses, as described in UDC Table 11-2D-2, at a minimum density of 10 dwelling units per acre. As the minimum number of stories in the TN-C district is required to be 2 for new construction, this will encourage more vertical development. The TN-C zoning will also allow for vertically integrated residential projects and retail, commercial, and community services to meet the daily needs of residents within a close proximity of the area, especially along the collector street. Although the TN-C district is not listed as a preferred zoning choice in the TMISAP for MDR, MHDR, or HDR designated areas, the primary uses desired in those areas (i.e. single-family attached, townhouses, condominiums, apartments, and vertically integrated residential projects) are permitted uses in the TN-C district; other residential uses may be allowed through the conditional use permit process (i.e. single-family detached and duplexes). Although a wide variety of residential uses are allowed in the TN-C district, there are also several non-residential uses allowed that are not allowed in the R-8, R-15 or R-40 zoning districts which are more appropriate for MDR, MHDR, and HDR designated areas. While staff feels the residential zoning designations are more appropriate, staff does not object to the TN-C district if the Ten Mile Center AZ-14-001 PAGE 8 majority of this area is restricted to residential as described above. Development should comply with the dimensional standards listed in UDC 11-213-5. The legal descriptions submitted with the application (included in Exhibit C) show the boundaries of the property proposed to be annexed and zoned contiguous to the existing boundary of the City of Meridian. Conceptual Development Plan: The applicant has submitted a conceptual development plan that depicts a future street layout for the site; no building pads, parking, or future uses are shown on the plan. The configuration of the streets and roundabouts are generally consistent with the transportation plan contained in the TMISAP as discussed above in Section VII (see Exhibits A.2 and A.3). Conceptual building elevations were not submitted with this application. Future development of the site including structures should be consistent with the provisions of the UDC, the Meridian Design Manual, and the design elements contained in the TMISAP. Further details of these design elements are included in the proposed DA provision listed in exhibit A.6. Multi -use Pathway: The Pathways Master Plan indicates a multi -use pathway connecting Peregrine Elementary to Ten Mile Road along the Kennedy Lateral and leaving the lateral, continuing west to or near the future collector intersection at Ten Mile Road. A second pathway connection is indicated connecting the Kennedy Lateral pathway to the Ten Mile pathway to the north. (See Exhibit A.5) Staff recommends both multi -use pathways be required with this development as the elementary school boundaries extend west of Ten Mile Road and south of I-84. Should the Kennedy Lateral be tiled and relocated as part of the development, the multi -use pathway may follow the surface street layout as a 10' pathway on one side of the east -west road network. It is not critical that the pathway follow the waterway. Hours of Operation: Business hours of operation in the C-G zoning district are limited from 6:00 am to 11 pm when the property abuts a residential use or district per UDC 11-2B-3A.4, unless otherwise approved through a conditional use permit. Staff recommends approval of the subject AZ application with the requirement for a development agreement containing the provisions listed in Exhibit A. 6. X. EXHIBITS A. Drawings/Other 1. Vicinity/Zoning Map 2. Conceptual Site Plan (dated: 12/9/13) 3. Transportation System Map & Street Section Map (TMISAP) 4. Future Land Use Map (FLUM) 5. Master Pathways Plan 6. Development Agreement Provisions Proposed by Applicant & Recommended by Staff B. Agency Comments/Conditions of Approval 1. Planning Division 2. Public Works Department 3. Fire Department 4. Police Department Ten Mile Center AZ-14-001 PAGE 9 5. Sanitary Service Company 6. Parks Department 7. Ada County Highway District C. Legal Description and Exhibit Map for Proposed Annexation D. Required Findings from Unified Development Code Ten Mile Center AZ-14-001 PAGE 10 Exhibit A.1: Vicinity/Zoning Map Ten Mile Center AZ-14-001 PAGE 11 Exhibit A.2: Conceptual Site Plan (dated: 12/9/13) \ \I I I TN-G I % C-G I I TN-G ! I I I r----- 111 J I I /----------------- I I I r___________C-G ___ I t n, III � II II LEGEND G-G - - - -- - RIRJRE ROADWAY ALIGNMENT - - - - - - (MAY VARY) ,•�wr Ten Mile Center AZ-14-001 PAGE 12 Exhibit A.3: Transportation System Map & Street Section Map (TMISAP) NM O R Ai1bV1 �- 2 iWry&F wan c.4,;i up 3 1 wq Sus a RI,M RVp C Urgxpaw MIeM „.. CN«,w i.r aa..K.ap�w,ri i•..•.•.•.•..• Iaei spRaq 1 4r.."np Lxu. RMn.<lVMwaY+ C aiap i 11 , u Map o .dded, ResoV08-631 o. 11/05/2008 ................................. , .............. , 1 �WM AiI�wWi waiobq 1W i:...---.--.......--.a...a , .....a.. ... ..................................... Ten Mile Center AZ-14-001 PAGE 13 Exhibit A.4: Future Land Use Map (FLUM) W DuOF.,. Rd a /+a tlgq fn ,� Ten Mile Center AZ-14-001 PAGE 14 Exhibit A.5: Master Pathways Plan Ten Mile Center AZ-14-001 PAGE 15 Exhibit A.6: Development Agreement Provisions Proposed by Applicant & Recommended by Staff (Note: Staffs recommended changes to the provisions are noted in underline/strike-out format.) This exhibit only contains the portion of the DA proposed by the applicant that contains the uses permitted by this agreement & the conditions governing development of the subject property. The full document is contained in the applicant's application. 3. USES PERMITTED BY THIS AGREEMENT: 3.1 The uses allowed pursuant to this Agreement are only those uses allowed for the applicable zone under City's Zoning Ordinance, codified at UDC § 11-2A-2, § 11-2B-2 and § I 1-213-2. 3.2 No change in the uses specified in this Agreement shall be allowed without modification of this Agreement. Except as otherwise prohibited in this Agreement, any uses added to the applicable zone by any future amendment of the UDC shall be allowed on the Property. 4. CONDITIONS GOVERNING DEVELOPMENT OF SUBJECT PROPERTY: 4.1 Owner/Developer shall develop the Property in accordance with the following special conditions: 4.1.1 The Property shall be subdivided prior to submittal of the first Certificate of Zoning Compliance application. 4.1.2 The Property shall be developed in a manner that provides a transition in uses to adjacent residential properties. Residential Ddensities should be greater near the C-G portion and decrease toward the R-8 portion. 4.1.3 A multi -use pathway shall be provided on the Property consistent with the Master Pathways Plan. 4.1.4 The portion of the Property to be zoned C-G should develop with a mix of retail, professional services, offices, entertainment uses, civic services, housing and public outdoor spaces as anticipated for Lifestyle Center designated areas. The site shall be developed at a human scale in a manner that incorporates design concepts from the Ten Mile Interchange Specific Area Plan (TMISAP) such as, but not limited to, the following: • low rise buildings of 2-4 stories over much of the area; • buildings built to the edge of the public right-of-way except where additional sidewalk space is needed for cafe seating or for breaks in frontage for Docket >1 arks; • large expanses of parking between the street and the buildings are not desirable; • buildings should face the street with the main entrance oriented toward the street; • buildings designed to "hold corners" rather than parking lots; • restaurants encouraged to have outdoor dining_ • shops and stores encouragedpen their doors and street front windows and use clear glass that allows easv visual access inwards and outwards (mirrored or reflective glass is not permitted); • integration of plaza, pocket parks and other public spaces in site design; and • building location and design oriented toward and/or connected to open space and/or public space. Ten Mile Center AZ-14-001 PAGE 16 Specific design features may vary from those outlined in the TMISAP (e.g., floor area ratios, unbroken frontage percentages, etc.) as necessary to accommodate operational requirements of certain end users, while still allowing a functional relationship among parking, circulation, loading and public areas. 4.1.5 The portion of the Property to be zoned TN-C shall primarily (no less than 75%) develop with a variety of residential uses as anticipated for Medium Density_ Residential (MDR), Medium High Density Residential (MHDR) and High Density Residential (HDR) designated areas as allowed in UDC Table 11-213-2 The site shall be developed in a manner that incorporates a variety of uses an traditional neighborhood design concepts from the TMISAP; such as, but not limited to, the following: • higher density buildings close to the street,;, • narrower streets to slow traffic,; • parking lots behind or under buildingsiaad • residences with porches or balconies facing the street; and • garages in accord with the design elements listed in the TMISAP (pg. 3-33) Specific design features may vary from those outlined in the TMISAP as necessary to accommodate operational requirements of certain end users, while still creating a pedestrian -oriented focus. 4.1.6 The residential portion of the TN-C zoned area shall develop with a minimum density of 10 dwelling units per acre and shall comply with the dimensional standards listed in UDC 11-213-5. 4.1.7 Business signs shall be compatible in color, materials sizes shapes and lighting with the architecture of the buildings and the businesses they identify and shall not be incompatible with surrounding buildings or development All signs shall comply ith the standards listed in the TMISAP (pg_3-46). 4.1.8 Public art shall be incorporated into the development at the entry of the site to create a sense of arrival and as appropriate throughout the site in accord with the TMISAP Public art should be integrated into either the architectural design or the design of plazas and public spaces associated with the building and should be easily visible to the public in accord with the TMISAP (pg. 3 47). 4.1.9 The future street layout for the site shall substantially comply with the conceptual street layout shown in Exhibit A 2 Future construction of these streets shall be consistent with the applicable street section as shown on the Street Section Map contained in the Ten Mile Interchange Specific Area Plan (TMISAP) (pgs 3 20 and 3- 2 1) with the exception of the east/west collector street (Ten Mile Creek Drive,) from Ten Mile Road at the northwest corner of the site which shall be constructed as a major collector street in accord with Street Section C. 4.1.10 Business hours of operation in the C-G zoning district are limited from 6.00 am to 11:00 pm when the property abuts a residential use or district per UDC 11 2B 3A 4 Extended hours may be requested through a conditional use permit. 4.1.11 Future development of the site shall be consistent with the design elements contained in the TMISAP (Cha tp er 3), the design standards in UDC 11-3A-19 and the guidelines in the Meridian Design Manual 4.1.12 The Kennedy Lateral and all other waterways on the site shall be piped or otherwise covered in accord with UDC 11-3A-6 unless waived by City Council Ten Mile Center AZ-14-001 PAGE 17 4.1.13 A minimum of 13 acres of land west of the TN-C zoned portion of the site shall be zoned R-40 consistent with the FLUM for this area and shall develop at an overall averase densitv target of at least 16-25 dwelling units per acre with up to 50 units per acre in a multi -stow project in accord with the TMISAP. Development shall comply with the dimensional standards for the R-40 district listed in UDC Table 11-2A-8. Revised legal descriptions and exhibit maps shall be submitted that reflect this change. 4.1.614 Owner/Developer agrees to utilize the City of Meridian's Class "A" Reclaimed Water System as the primary water supply source for the required pressurized irrigation system when it is determined to be available by the Public Works Department and approved by Nampa & Meridian Irrigation District. 4.1.715 The agricultural use of the property may continue until such time as the property develops. The Right -to Farm Act, Idaho Code Section 22-4503 is applicable to the subject property. 4.1.916 Based on the 2010 Meridian Sewer Master Plan, the subject property lies within two sewer boundaries. The Kennedy Lateral is more or less the sewer shed boundary. The Owner/Developer shall install mains to and through the development, coordinate main size and routing with the Public Works Department, and execute standard forms of easements for any mains that are required to provide service. Minimum cover over sewer mains is three feet; if cover from top of pipe to sub -grade is less than three feet then alternative materials shall be used in conformance with City of Meridian Public Works Department standard specifications. 4.1.917 Water service to the subject property will be via extension of mains in Ten Mile Road along the alignment of the future east -west collector. The Owner/Developer shall be responsible to install water mains to and through the property at the time of development and to coordinate main sizes and routing with City of Meridian Public Works Department. 4.1.18 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 of Meridian owns and operates a reclaimed water system along the South Ten Mile and West Franklin Road frontages of this parcel Applicant shall coordinate with the Public Works Department on the possible connection to this system for the provision of landscape irrigation water. Ten Mile Center AZ-14-001 PAGE 18 Exhibit B: Agency Comments On February 6, 2014, Planning Staff held an agency comments meeting. The agencies and departments present include: Meridian Fire Department, Meridian Police Department, Park's Department and Meridian Public Works Department. Staff has included all comments and recommended actions in the attached Exhibit B. 1. PLANNING DIVISION 1.1 ANNEXATION & ZONING 1.1.1 A Development Agreement (DA) is required as a provision of annexation of this property. Prior to the annexation ordinance approval, a DA shall be entered into between the City of Meridian, the property owner(s) at the time of annexation ordinance adoption, and the developer. The Applicant shall contact the City Attorney's Office to initiate this process. The DA shall be signed by the property owner and returned to the city within two (2) years of the City Council granting annexation. Currently, a fee of $303.00 shall be paid by the applicant to the City Clerk's office prior to commencement of the DA. The DA shall incorporate the provisions proposed by the applicant and recommended by Staff in Exhibit A.6. 2. PUBLIC WORKS DEPARTMENT 2.1 Applicant shall coordinate water and sewer main size and routing with the Public Works Department, and execute standard forms of easements for any mains that are required to provide service outside of a public right-of-way. Minimum cover over sewer mains is three feet, if cover from top of pipe to sub -grade is less than three feet than alternate materials shall be used in conformance of City of Meridian Public Works Departments Standard Specifications. 2.2 Per Meridian City Code, the applicant shall be responsible to install sewer and water mains to and through this development. 2.3 The applicant shall provide easement(s) for all public water/sewer mains outside of public right of way (include all water services and hydrants). The easement widths shall be 20-feet wide for a single utility, or 30-feet wide for two. The easements shall not be dedicated via the plat, but rather dedicated outside the plat process using the City of Meridian's standard forms. The easement shall be graphically depicted on the plat for reference purposes. Submit an executed easement (on the form available from Public Works), a legal description prepared by an Idaho Licensed Professional Land Surveyor, which must include the area of the easement (marked EXHIBIT A) and an 81/2" x I I" map with bearings and distances (marked EXHIBIT B) for review. Both exhibits must be sealed, signed and dated by a Professional Land Surveyor. DO NOT RECORD. Add a note to the plat referencing this document. 2.4 The City of Meridian requires that pressurized irrigation systems be supplied by a year-round source of water (MCC 12-13-8.3). The applicant should be required to use any existing surface or well water for the primary source. If a surface or well source is not available, a single -point connection to the culinary water system shall be required. If a single -point connection is utilized, the developer will be responsible for the payment of assessments for the common areas prior to prior to receiving development plan approval. 2.5 All existing structures that are required to be removed shall be prior to signature on the final plat by the City Engineer. 2.6 All irrigation ditches, laterals or canals, exclusive of natural waterways, intersecting, crossing or lying adjacent and contiguous to the area being subdivided shall be tiled per UDC 11-3A-6. Ten Mile Center AZ-14-001 PAGE 19 Plans shall be approved by the appropriate irrigation/drainage district, or lateral users association (ditch owners), with written approval or non -approval submitted to the Public Works Department. If lateral users association approval can't be obtained, alternate plans shall be reviewed and approved by the Meridian City Engineer prior to final plat signature. 2.7 Any existing domestic well system within this project shall be removed from domestic service per City Ordinance Section 9-1-4 and 9 4 8 contact the City of Meridian 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. Contact Central District Health for abandonment procedures and inspections (208)375-5211. 2.9 Street signs are to be in place, sanitary sewer and water system shall be approved and activated, fencing installed, drainage lots constructed, road base approved by the Ada County Highway District and the Final Plat for this subdivision shall be recorded, prior to applying for building permits. 2.10 A letter of credit or cash surety in the amount of 110% will be required for all uncompleted fencing, landscaping, amenities, etc., prior to signature on the final plat. 2.11 All development improvements, including but not limited to sewer and water, fencing, micro - paths, pressurized irrigation and landscaping shall be installed and approved prior to obtaining certificates of occupancy. 2.12 Applicant shall be required to pay Public Works development plan review, and construction inspection fees, as determined during the plan review process, prior to the issuance of a plan approval letter. 2.13 It shall be the responsibility of the applicant to ensure that all development features comply with the Americans with Disabilities Act and the Fair Housing Act. 2.14 Applicant shall be responsible for application and compliance with any Section 404 Permitting that may be required by the Army Corps of Engineers. 2.15 Developer shall coordinate mailbox locations with the Meridian Post Office. 2.16 All grading of the site shall be performed in conformance with MCC 11-12-3H. 2.17 Compaction test results shall be submitted to the Meridian Building Department for all building pads receiving engineered backfill, where footing would sit atop fill material. 2.18 The engineer shall be required to certify that the street centerline elevations are set a minimum of 3-feet above the highest established peak groundwater elevation. This is to ensure that the bottom elevation of the crawl spaces of homes is at least 1-foot above. 2.19 The applicants design engineer shall be responsible for inspection of all irrigation and/or drainage facility within this project that do not fall under the jurisdiction of an irrigation district or ACHD. The design engineer shall provide certification that the facilities have been installed in accordance with the approved design plans. This certification will be required before a certificate of occupancy is issued for any structures within the project. 2.20 At the completion of the project, the applicant shall be responsible to submit record drawings per the City of Meridian AutoCAD standards. These record drawings must be received and approved prior to the issuance of a certification of occupancy for any structures within the project. Ten Mile Center AZ-14-001 PAGE 20 2.21 100 Watt and 250 Watt, high-pressure sodium street lights shall be required on all public roadways per the City of Meridian Improvement Standards for Street Lighting. All street lights shall be installed at developer's expense. Final design shall be submitted as part of the development plan set for approval, which must include the location of any existing street lights. Street lighting is required at intersections, corners, cul-de-sacs, and at a spacing that does not exceed that outlined in the Standards. The contractor's work and materials shall conform to the ISPWC and the City of Meridian Supplemental Specifications to the ISPWC. 2.22 The City of Meridian requires that the owner post to the City a performance surety in the amount of 125% of the total construction cost for all incomplete sewer, water and reuse infrastructure prior to final plat signature. This surety will be verified by a line item cost estimate provided by the owner to the City. The surety can be posted in the form of an irrevocable letter of credit, cash deposit or bond. Please contact Land Development Service for more information at 887-2211. 2.23 The City of Meridian requires that the owner post to the City a warranty surety in the amount of 20% of the total construction cost for all completed sewer, water and reuse infrastructure for duration of two years. This surety will be verified by a line item cost estimate provided by the owner to the City. The surety can be posted in the form of an irrevocable letter of credit, cash deposit or bond. Please contact Land Development Service for more information at 887-2211. 3. FIRE DEPARTMENT 3.1 The Fire Department has no comments on this application. 4. POLICE DEPARTMENT 4.1 The Police Department has no comments on this application. 5. SANITARY SERVICES 5.1 SSC has no comments related to this application. 6. PARKS DEPARTMENT 6.1 The Pathways Master Plan indicates a multi -use pathway connecting Peregrine Elementary to Ten Mile Road along the Kennedy Lateral and leaving the lateral, continuing west to or near the future collector intersection at Ten Mile Road. A second pathway connection is indicated connecting the Kennedy Lateral pathway to the Ten Mile pathway to the north. Both multi -use pathways shall be required with this development as the elementary school boundaries extend west of Ten Mile Road and south of I-84. Should the Kennedy Lateral be tiled and relocated as part of the development, the multi -use pathway may follow the surface street layout as a 10' pathway on one side of the east -west road network. It is not critical that the pathway follow the waterway. 7. ADA COUNTY HIGHWAY DISTRICT Comments have not yet been received from ACHD on this application. Ten Mile Center AZ-14-001 PAGE 21 C. Legal Description and Exhibit Map for Proposed Annexation January 3, 2014 DESCRIPTION FOR PROPOSE, D MERIDIAN ANNEXATION TREASURE VALLEY CENTER 10 SME A parcel of land located in the NVir '/ of Section 14, T. 3 N., R 1 W., B-M,, Ada County, Idaho, more particularly described as follows: BEGINNING at the West % corner of said Section 14, from which the Center''I/, corner of said section bears South 89'11'30" East, 2656.46 feet; Thence along the west boundary of the NW % of said Section 14 North 00"34' 17" East, 1336.30 feet to a point on the centerline of the Kennedy Lateral; Thence leaving said west boundary, and along said centerline, Thence South 89059' 13" East, 24.80 feet; Thence North 66°50'59" East, 203.10 feet to a point of curvature; Thence 92.42 feet along the are of a curve to the right, said curve having a radius of 199.99 feet, a delta angle of 26"28'40", and a long chord bearing North 80005'41" East, 91.60 feet to a point of tangency. - Thence South 86039'37" East, 156.20 feet to a point of curvature; Thence 107.70 feet along the are of a curve to the left, said curve having a radius of 199.99 feet, a delta angle of 30051' 16", and a long chord bearing North 77°54'23" East, 106.40 feet to a point of tangency; Thence North 62°28'23" East, 91.30 feet to a point of curvature; Thence 68,91 feet along; the are of a curve to the right, said curve having a radius of 69.99 feet, a delta angle of 56' 10' 12", and a long chord be tying South 89'26'01 " East, 65.90 feet to a point of tangency; Thence South 61 °20' 19" East, 85,70 feet; Thence South 53' 10'31" East, 198.60 feet; Thence South 50°57'55" East, 17.82 feet to a point on the north boundary of the S %z of the NW '/ of said Section 14; Thence leaving said centerline, and along said north boundary South 89'10'21" East, 1700.41 feet to the NE corner of said S % of the NW/4 ; Thence leaving said north boundary and along the north boundary of the SW '/ of the NE '/ of said Section 14 South 89'12'11" East, 1329.35 feet; Thence leaving said north boundary South 00'34'59" West, 1039.04 feet; Thence North 89'11'30" West, 450.00 feet; Thence South 00°35'31" West, 290.40 feet to a point on the south boundary of the SW % of the NE % of said Section 14; Thence along said south boundary North 89'11'30" West, 879.81 feet to the SE corner of the NW % (Center % corner) of said Section 14; Ten Mile Center AZ-14-001 PAGE 22 Thence along the south boundary of said NW 1/4 North 89°11'30" West, 2656.46 feet to the POINT OF BEGINNING. Containing 120.69 acres, more or less, This description was prepared from data of record (Record. of Survey No. 8353, records of Ada County, Idaho) and does not represent a field survey of the subject property. LAAlp C�tOV �'NIV W. Ten Mile Center AZ-14-001 PAGE 23 S. TEN MILE RD a e N 00'3417'r o ( p 1336.30' co o I m 0 Z Z I � 1 I I 1 zl co V 1p Io? SCALE 1 "=500' DWG.DATE 01/03/14 PROJ, NO. 130528 SHEET 1 OF 1 120528-RZN.DWG �N co az n CD rn w o c-n C m Ln (n N N ? N m N N O(,j O CO V v W O Z 0 LJ m WON im 00 Cn N N ON Onj m � W o O1 _. O'8 p m I m I �O I00 IO 0. N_ ma`s �O I� X 2 Io 1; I 290.40' 00'35'31 W I N co (O N Im cN 1� Igo 1 to 0 0934'59" W 1038.04' �77-7T7 7-J I I I I I A PROPOSED MERIDIAN CITY ANNEXATION TREASURE VALLEY CENTER 10 LOCATED IN SECTION 14 T.3N., RAW., B.M. MERIDIAN, ADA COUNTY, IDAHO P0 C�0 OU O QN O N N T O - (p � D N rn O (n z z 411 00 V co = T A CA� a C'a a .Z7 m m m rn a O o g o vA ENGINEERING SOLUTIONS_ 1029 N. ROSARIO ST., STE, 100 MERIDIAN, IDAHO 83642 Phone (208) 938-0980 Fox (208) 938-0941 Ten Mile Center AZ-14-001 PAGE 24 November 5, 2013 DESCRIPTION FOR PROPOSED R-8 ZONE TREASURE VALLEY CENTER 10 A parcel of land located in the SW '/ of the NE '/4 of Section 14, T. 3 N., R 1 W., B.M., Ada County, Idaho, more particularly described as follows: Commencing at the Center `/ corner of said Section 14, from which the West % comer of said section bears North 89°11'30" West, 2656.46 feet; thence along the south boundary of the SW `/a of the NE'/a of said Section 14 South 89*1 F30" East, 879.81 feet; thence leaving said south boundary North 00°35'31" East, 290.40 feet to the POINT OF BEGINNING; Thence North 89*11'30" West, 105.00 feet; Thence North 00°34'59" East, 1037.93 feet to a point on the north boundary of the SW '/a of the NE '/4 of said Section 14; Thence along said north boundary South 89*12' 11" East, 555.00 feet to the NE comer of said SW '/< of the NE 1/4; Thence along the east boundary of said SW '/, of the NE % South 0094'59" West, 1038.04 feet; Thence leaving said east boundary North 89°11'30" West, 450.00 feet to the POINT OF BEGINNING. Containing 13.23 acres, more or less. This description was prepared from data of record (Record of Survey No. 8353, records of Ada County, Idaho) and does not represent a field survey of the subject property. SAL LANDS �\ S' ;G A 111 a oFS CD 0W 130528-R-8.docx Ten Mile Center AZ-14-001 PAGE 25 November 5, 2013 DESCRIPTION FOR PROPOSED TN-C ZONE TREASURE VAI,LFV CVNTF;R 10 A parcel of land located in the SE '/a of the NW '/a and the SW '/ of the NE % of Section 14, T. 3 N., R 1 W., B.M., Ada County, Idaho, more particularly described as follows: BECINNINC at the Center % corner of said Section 14, from which the West '/ corner of said section bears North 89'1 P30" West, 2656.46 feet; Thence along the south boundary of the SE '/. of the NW '/ of said Section 14 North 89*11'30" West, 98.74 feet; Thence leaving said south boundary North 00'48'30" East, 172.47 feet to a point of curvature; Thence 131.03 feet along the arc of a curve to the left, said curve having a radius of 200.00 feet, a delta angle of 37'32' 12", and a long chord bearing North 17157'36" West, 128.70 feet to a point of tangency; Thence North 36'43'42" West, 53.27 feet to a point on a curve; Thence 57.88 feet along the arc of a non -tangent curve to the left, said curve having a radius of 300.00 feet, a delta angle of 11'03' 13", and a long chord bearing North 47'44'41" East, 57.79 feet to a point of compound curvature; 'i"hence 361.37 feet along the are of a curve to the left, said curve having a radius of 500.00 feet, a delta angle of 41'24'34", and a long chord bearing North 21'30'47" East, 353,55 feet to a point of tangency; Thence North 00'48'30" East, 207.08 feet to a point of curvature; Thence 239.89 feet along the arc of a curve to the left, said curve having it radius of 500.00 feet, a delta angle of 27'29'22", and a long chord bearing North 12'56' 11" West, 237.60 feet to a point of reverse curvature; Thence 144.04 feet along the arc of it curve to the right, said curve having a radius of 300.00 feet, a delta angle of 27'30'31", and a long chord bearing North 12°55'37" West, 142.66 feet to a point of tangency; Thence North 00'49'39" East, 45.00 feet to a point on the north boundary of the SE % of the NFL' '/ of said Section 14; Thence along said north boundary South 89'10'21" East, 90.97 feet to the NE corner of said SE of the NW 114; Thence along the north boundary of the SW '/, of the NE 1 of said Section 14 South 89' 12' 11" Last, 774.35 feet; Thence leaving said north boundary South 00'34'59" West, 1037.93 feet; Thence South 89'11'30" East, 10S.00 feet; Thence South 00'35'31" West, 290.40 feet to a point on the south boundary of the SW % of the NE'/ of said Section 14; Thence along said south boundary North 89'11'30" West, 879.81 feet to the POINT OF BEGINNING. Containing 26.11 acres, more or less. This description was prepared from data of record (Record of Survey No. 8353, records of Ada County, Idaho) and does not represent a field survey of the subject property. L L A VD, 55 t s r eR GP` o < 11118 !, 9 TF 0 F 2T0N Vi .NPR Ten Mile Center A--14-001 PAGE 26 November 5, 2013 D SCRIP"CION FOR PROPOSED C-G ZONE TREASURE VALLEY CENTER 10 A parcel of land located in the NW '/ of Section 14, T. 3 N., R I W., B.M,, Ada County, Idaho, more particularly described as follows: BEGINNING at the West `/ corner of said Section 14, from which the Center % corner of said section hears South 89'11'30" East, 2656.46 feet; Thence along the west boundary of the NW '/ of'said Section 14 North 00'34' 17" East, 1336.30 feet to a point on the centerline of the Kennedy Lateral; Thence leaving said west boundary, and along said centerline: Thence South 89'59' 13" Cast, 24,80 feet; Thence North 66150' 59" East, 2.03,10 feet to it point of curvature; Thence 92.42 feet along the arc of a curve to the right, said curve having a radius of 199.99 fee', a delta angle of 26"28'40", and a long chord hearing North 80005'41" East, 91.60 feet to a point of tangency; Thence South 86°39'37" East, 156.20 feet to a point of curvature; Thence 107.70 feet along the arc of a curve to the left, said curve having a radius of 199.99 feet, a delta angle of 30'51' 16", and a long chord beating North 77°54'23" East, 106.40 feet to a point of tangency; Thence North 62" 28'23" bast, 91.30 feet to a point of curvature; Thence 68.91 feet along the arc of a curve to the right, said curve having a radius of 69.99 feet, a delta angle of 56°10' 12", and a long chord bearing South 89026'01" East, 65.90 feet to a point of tangency; Thence South 61120' 19" East, 95.70 feet; Thence South 53010'31" East, 198.60 feet; Thence South 50°57'55" East. 17.82 feet to it point on the north boundary of the S %z of the NW ' of said Section 14; Thence leaving said centerline, and along said north boundary South 89°10121" East, 1609.44 feet; Thence leavingsaid north boundary South 00°4939" West, 45.00 feet to a point of curvature; Thence 144.04 feet along the arc of a curve to the. left, said curve having a radius of 300.00 feet, a delta angle of 27"30'31 ", and a long chord bearing South 12"55'37" East, 142.66 feet to a point of reverse curvature.; Thence 239,89 feet along the arc of a curve to the right, said curve having a radius of 500.00 feet, a delta angle of 27'29'22", and a long chord bearing South 12'56' 11" Fast, 237.60 feet to a point oftangency; Thence South 00"48'30" West, 207.08 feet to a point of curvature; Ten Mile Center AZ-14-001 PAGE 27 Thence 361.37 feet along the are of a curve to the right, said curve having a radius of 500.00 feet, a delta angle of 41 °24'34", and along chord bearing South 21 °30'47" West, 353.55 feet to a point of compound curvature; Thence 57.99 feet along the are of a curve to the right, said curve having a radius of 300.00 feet, a delta angle of 11003' 13", and a long chord bearing South 47°44'41" West, 57.79 feet; Thence leaving said curve South 36143'42" East, 53.27 feet to a point of curvature; Thence 131.03 feet along the are of a curve to the right, said curve having a radius of 200.00 feet, a delta angle of 37°32' 12", and a long chord bearing South 17057'36" East, 128.70 feet to a point oftangency; Thence South 00°48'30" West, 172.47 feet to a point on the south boundary of the NW '/a of said Section 14; Thence along said south boundary North 89°l 1'30" West, 2557,72 feet to the POINT ON BEGINNING. Containing 81.35 acres, more or less. This description was prepared from data of record (Record of Survey No. 8353, records of Ada County, Idaho) and does not represent a field survey of the subject property. b�pL LA 6 \5 T FR p 0 re 0 11118 (P �/i' 0 F Ten Mile Center AZ-14-001 PAGE 28 S. TEN MILE RD 0D'34 17' 1336.30' f y � 4,C X 00'3'(4'59" W I A N CO N O � W O U O m Gn .J LA CA lc N mcd nl m U OW O ed v W Z U m U m O N m cN CCnN N 78NQ't m � U O O 8 'O G r � m r m -�1 �I f SCALE i"=5Dd, PROPOSED MERIDIAN CITY REZONE TREASURE VALLEY CENTER 10 ENGINEERING SOLUTIONS DYIC.-uiFL 12/19/13 PROD, N9. 130528 SHEET 1 OF 1 LOCATED IN SECTION 14 T.3N., RAW., B.M. MERIDIAN, ADA COUNTY, IDAHO 102 M 100 MERIDIAN, IDAHO 83642 Prone (208) 938-0980 Fox (208) 938-0A41 120928-R7N.001C 6kb Ten Mile Center AZ-14-001 PAGF, 29 D. Required Findings from Unified Development Code 1. ANNEXATION & ZONING FINDINGS: Upon recommendation from the Commission, the Council shall make a full investigation and shall, at the public hearing, review the application. In order to grant an annexation and/or rezone, the Council shall make the following findings: a. The map amendment complies with the applicable provisions of the Comprehensive Plan; Staff finds that the proposed map amendment is generally consistent with the LC, HDR, MICR, and MDR FLUM designations for this site with the development agreement provisions proposed by the applicant and those recommended by staff in Exhibit A.6. Further, the amendment should be compatible with existing and future adjacent uses. Therefore, Staff finds the amendment is consistent with the applicable provisions of the Comprehensive Plan (see section VII above for more information). 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 C-G, TN-C and R-8 zoning districts is consistent with the purpose statements of the applicable 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. City utilities will be extended at the expense of the applicant. 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 11-513-3.E). Staff finds the proposed annexation of this site is in the best interest of the City based on the analysis contained in the staff report. Ten Mile Center AZ-14-001 PAGE 30