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HomeMy WebLinkAboutUna Mas AZ CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LA WAND DECISION & ORDER RECEI"VED MAR 0 9 2006 - ~"it f Meridian - - Jerk Office c«e;;;¡/:n - ',;;\ \-" hJ,\.HO )f :\,*-- /.; -~, \-~.,?'- ."-,,,,1. v J}"/ } '-- "'-1-'.-"""--'-"'-""'- '-1';1 In the Matter of Annexation and Zoning of 9.55 acres from RUT (Ada County) to C- G(General Commercial), by Una Mas LLc. Case No(s).: AZ-05-061 For the City Council Hearing Date of: March 14,2006 A. Findings of Fact 1. Hearing Facts (see attached Staff Report for the hearing date of March 14, 2006 incorporated by reference) 2. Process Facts (see attached Staff Report for the hearing date of March 14,2006 incorporated by reference) 3. Application and Property Facts (see attached Staff Report for the hearing date of March 14,2006 incorporated by reference) 4. Required Findings per the Unified Development Code (see attached Staff Report for the hearing date of March 14,2006 incorporated by reference) B. Conclusions of Law 1. 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 (I.C. §67-6503). 2. The Meridian City Council takes judicial notice of its Unified Development Code codified at Title 11 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 § 11-5A. 4. Due consideration has been given to the comment(s) received from the governmental subdivisions providing services in the City of Meridian planning jurisdiction. CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER CASE NO(S). AZ-OS-O61 - PAGE 1 00 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 Department, the Public Works Department and any affected party requesting notice. 7. That this approval is subject to the Legal Description and Development Agreement all in the attached Staff Report for the hearing date of March 14,2006 incorporated by reference. C. Decision and Order Pursuant to the City Council's authority as provided in Meridian City Code § 11-5A and based upon the above and foregoing Findings of Fact which are herein adopted, it is hereby ordered that: The applicants request for Annexation is approved subject to the Development Agreement in the attached Staff Report for the hearing date of March 14, 2006 incorporated by reference. Notice of Final Action and Right to Regulatory Takings Analysis D. 1. The Applicant is hereby notified that pursuant to Idaho Code 67-8003, a denial of a plat or conditional use permit entitles the Owner to 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 ofthe 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 permit 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. Attached: Staff Report for the hearing date of March 14, 2006 CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER CASE NO(S), AZ-OS-O61 - PAGE 2 of3 By action of the City Council at its regular meeting held on the ,2006. day of COUNCIL MEMBER SHAUN WARDLE VOTED COUNCIL MEMBER JOE BORTON VOTED COUNCIL MEMBER CHARLIE ROUNTREE VOTED COUNCIL MEMBER KEITH BIRD VOTED TIE BREAKER MAYOR TAMMY de WEERD VOTED MAYORTAMMYdeWEERD ATTEST: WILLIAM G. BERG, JR., CITY CLERK Copy served upon: Applicant Planning Department Public Works Department City Attorney By: City Clerk's Office Dated: CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER CASE NO(S), AZ-OS-O61 - PAGE 3 00 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 14,2006 . STAFF REPORT Hearing Date: March 14, 2006 Planning Commission Hearing Date: February 16, 2006 TO: Meridian City Council FROM: Planning Commission Staff: Joe Guenther, Associate Planner Meridian Planning Department 208-884-5533 .rY;~ clfe;¡ di ~n~ \ }' ^/l ^"'~"'-, 1ft:~ IU.\HO ':(¡ 'r,(, '{~t!" - - ,"'- '-,"I!~I'~!~ -y--~"-"" SUBJECT: Una Mas Annexation AZ-05-06l Annexation and Zoning of9.55 acres from RUT (Ada County) to C-G (General Commercial). 1. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST The applicant, Una Mas, LLC, has applied for Annexation and Zoning (AZ) to C-G (General Commercial) for 9.55 acres of property currently zoned RUT in Ada County. The site is located on the south side of Ustick Road, approximately 1/4 mile east of Eagle Road. This site is currently rural residential with one single-family residential building and accessory buildings. The applicant is proposing to construct office and commercial uses on the site with the remainder of the property being developed for undetennined commercial cross accesses. 2. SUMMARY RECOMMENDATION The Meridian Planning and Zoning Commission heard the item on February 16, 2006. At the public hearing they moved to recommend approval. a. Summary of Public Hearing: i. In favor: Jon Reseigh, Hansen-Rice Eng. ii. In opposition: None. iii. Commenting: None. IV. Staff presenting application: Joe Guenther, Associate v, Other staff commenting on application: None. b. Key Issues of Discussion by Commission: i. -Acquisition of the remainder ACHD property - applicant indicated that they do not know what will occur with the ACHD auction; ii. -Road alignment with Alleys Way and potential public road at south property boundary; 111. -Cross access requirement to other properties west and east. c. Key Commission Changes to Staff Recommendation: i. -none. The subject property is within the Urban Service Planning Area. Staff has provided detailed analysis and recommends that the subject be approved with the Development Agreement (DA)(see below for DA provisions) provisions detailed in this report. Staff recommended approval of the Una Mas Annexation. submitted as AZ-05-06l with the development a!Ueement comments contained in the report dated February 16. 2006. 3. PROPOSED MOTION (to be considered after the public hearing) Approve UNA MAS Annexation - AZ-OS-061 PAGE 1 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 14,2006 After considering all staff, applicant and public !estimony, I move to approve File Number AZ- 05-061 as presented in Staff Report for the hearing date of March 14,2006 with the following modifications: (Add any proposed modifications.) Deny After considering all staff, applicant and public testimony, I move to deny File Numbers AZ- 05-061 as presented in the Staff Report for the hearing date of March 14, 2006 for the following reasons: (You should state specific reasons for denial of the annexation and you must state specific reason(s) for the denial of the plat.) Continuance After considering all staff, applicant and public testimony, I move to continue File Numbers AZ-O5-06l to the hearing date of (insert continued hearing date here) for the following reason(s): (You should state specific reason(s) for continuance.) 4. APPLICATION AND PROPERTY FACTS a. Site Address/Location: b. Owner! Applicant 3475 E. Ustick / 3N1E4 Una Mas, LLC 1717 Chisholm Drive Nampa Idaho 83687 c. Representative: John Reseigh, Hansen-Rice, Inc d. Present Zoning: RUT (Ada County) e. Present Comprehensive Plan Designation: Mixed Use Regional f. Description of Applicant's Request: Request for Annexation and Zoning (AZ) to C-G (General Commercial) for 9.55 acres of property currently zoned RUT in Ada County. g. Applicant's Statement/Justiíìcation: The site is located on a main arterial which has recently been upgraded as a major arterial with access to a state highway which is appropriate for commercial/office uses. 5. PROCESS FACTS a, The subject application will in fact constitute an annexation as detennined by City Ordinance. By reason of the provisions of the Meridian City Code Title 11 Chapter 5, a public hearing is required before the City Council on this matter. b. Newspaper notifications published on: March 6 and February 20, 2006 c. Radius notices mailed to properties within 300 feet on: February 17,2006 d. Applicant posted notice on site by: March 1, 2006 6. LAND USE a. Existing Land Use(s): There is an existing home and other outbuildings on the subject site. b. Description of Character of Surrounding Area: The parcels to the south and west are either zoned commercial or proposed commercial zones. To the north is the approved Lowes UNA MAS Annexation - AZ-OS-061 PAGE 2 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 14,2006 building. Perkins-Brown Subdivision, the proposed ACHD right of way and an Ada County single-family development lies east of the subject site. This area is rapidly transitioning from rural to urbanlconunercial. c. Adjacent Land Use and Zoning: 1. North: Conunercial, zoned C-G, Lowes 2. East: Future Right of way, Rural residential, zoned RUT (Ada County) 3. South: Redfeather Subdivision, zoned C-G 4. West: Single-family/Commercial, zoned RUT proposed C-G d. History of Previous Actions: N/A e. Existing Constraints and Opportunities: 1. Public Works: Location of sewer: Location of water: Sewer is available in Ustick Road. Water is available in Ustick Road Issues or concerns: Without conceptual sewer design it is difficult to detennine if this property will all gravity to existing mains. 2. Vegetation: There are some existing trees on this site that should be protected or mitigated for when this property develops. 3. Floodplain: N/A 4. CanalslDitches lITigation: All irrigation ditches, laterals and canals should be tiled when this property develops. 5. Hazards: Staff is not aware of any hazards associated with this property. 6. Proposed Zoning: C-G (General Conunercial) 7. Size of Property: 9.55 acres f. Subdivision Plat Infonnation: The applicant has not submitted a preliminary plat with the subject annexation application. Staff recommends that the City include specific concepts within a Development Agreement (DA) for developing the subject property. Please see Analysis below for reconunended DA provisions. g. Landscaping: 1. Width of street buffer(s): Per City Code, a 35-foot wide landscape street buffer is required adjacent to Ustick Road, an arterial roadway (UDC ll-2A-4). 2. Width ofbuffer(s) between land uses: N/A all properties are proposed as C-G h. Required Commercial Standards: Setbacks C-G Proposed Required Landscape (Commercial) Arterial Road (Ustick) Collector Street (Future) NA NA 35 20 i. Sununary of Proposed Streets and/or Access: As mentioned above, the applicant is not proposing to develop/plat this property at this time. There will be a future collector roadway UNA MAS Annexation - AZ-OS-061 PAGE 3 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 14,2006 east of this site which will eventually conneot Ustick Road and Fairview Road. The applicant is land locked by the Ustick Road curb cuts where they will be required to have access from ACHD or the future development to the west of the site. There will be no direct lot access to the future road and a system of cross access points or internal streets will be established by ACHD. 7. COMMENTS MEETING On December 30, 2005, a joint agency and departments meeting was held with service providers in this area. The agencies and departments present include: Meridian Fire Department, Meridian Parks Department, Meridian Public Works Department, and the Sanitary Services Company. These agencies were unable to comment as there was no conceptual design provided. No comments are included with this report as all uses will require at minimum a certificate of zoning compliance where the agencies will have the opportunity to condition specific uses. 8. COMPREHENSIVE PLAN POLICIES AND GOALS This property is designated "Mixed Use Regional" on the Comprehensive Plan Future Land Use Map. In Chapter VII of the Comprehensive Plan, this designation is defined in part as an area that is situated in higWy visible or transitioning parts of the City where innovative and flexible design opportunities are encouraged. The MU-R has no upper limit on the square footage of non- residential uses and is intended to allow a broad range of uses. Staff recommends that the Commission and Council rely on any verbal or written testimony that may be provided at the public hearing when detennining the most appropriate zone for this property. Staff finds the following Comprehensive Plan policies to be applicable to this property and apply to the subject property (staff analysis in italics below policy): . 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 property. The City of Meridian plans to provide municipal services to the lands proposed to be annexed in thefollowing manner: . Sanitary sewer and water service will be extended to the project at the developer's expense, 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. The subject lands currently lie within the jurisdiction of the Ada County Sher~fJ's Office. Once annexed the lands will be serviced by the Meridian Police Department (MPD). The roadways adjacent to 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. . . . . . UNA MAS Annexation - AZ-OS-061 PAGE 4 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 14,2006 Municipal, fee-supported, services will be ¡;rovided by the Meridian Building Department, the Meridian Public Works Department, the Meridian Water Department, the Meridian Wastewater Department, the Meridian Planning Department, Meridian Utility Billing Services, and Sanitary Services Company. . Protect existing residential properties from incompatible land use development on adjacent parcels. (Chapter VII, Goal IV, Objective C, Action 1) The applicant is proposing a commercial zone adjacent to proposed or established commercial districts. Staff finds that impacts to the existing residential properties to the east can be limited through design as to be compatible with the proposed development if appropriate fencing, access points, and landscaping are installed with this project and in cooperation with the future ACHD collector road. . "Pennit new. . .commercial developments only where urban services can be reasonably provided at the time of final approval and development is contiguous to the City." (Chapter IV, pg. 26, Goal I, Obj, A, #6) Municipal water, solid waste and other services exist to this area of Meridian. . "Locate new community commercial areas on arterials. . .near residential areas in such a way as to complement with adjoining residential areas." (Chapter VII, pg. 43, Goal III, Obj. D, #3) The proposed commercial use is located at the intersection of a future collector road and an arterial roadway. A 35-foot wide street buffer will be required along Ustick Road and a 20- foot wide street buffer will be installed as a part of the western side of the collector roadway to be designed in part to mitigate potential negative impacts upon the vehicular traffic on arterial roads and future vehicular impact on existing residential uses, There are several major commercial developments with associated mixed use residential developments occurring in the area to which the proposal will provide service. . "Restrict curb cuts and access points on collectors and arterial streets." (Chapter VII, pg. 107, Goal IV, Obj. D, #2) The curb cuts and access points will be designed to be consistent with other proposals of this size and nature. However, these will be approved with the .filing of a detailed development proposal and full review by ACHD. . Require street coIlllections between subdivisions at regular intervals to enhance coIlllectivity and better traffic flow. (Chapter VI, Goal II, Objective A, Action 6) . For the future collector roadway, one access road to Ustick Road with afuture connection to the south through Red feather Estates. Cross access will be required east and west of the site. Staff is generally supportive of the conceptual connectivity proposal. Review new development for appropriate opportunities to COIlllect to local roads and collectors in adjacent developments. (Chapter VI, Goal II, Objective A, Action 13) No stub streets are currently provided to the subject site. See bullet above, Staff also finds the following 2002 Comprehensive Plan text policies to be applicable to this application: UNA MAS Annexation - AZ-OS-061 PAGES CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 14,2006 . "The capacity of arterial. . .roadways can be ~eatly diminished by excessive driveway connections to the roadways. The City should cooperate with UNA MASto minimize access points on arterial. . .roadways as development applications are reviewed." (Chapter VI, page 72) "Develop methods, such as cross.access agreements, frontage roads, to reduce the number of existing access points on to arterial streets." (Chapter VI, Goal II, Obj. A, #12, page 79). "Identify transitional zones to buffer commercial and residential uses, to allow uses such as offices and other low intensity uses." (Chapter VII, Goal I, Obj. B, #7, page 102) . . Sta,fffinds that the proposed C-G zoning designation is generally harmonious with and in accordance with the Comprehensive Plan. 9. ZONING ORDINANCE a. Allowed Uses in the Commercial Districts: UDC Table ll-2B-2lists the pennitted, accessory, and conditional uses in the C.G zoning district. b. Purpose Statement of Zone: The purpose of the Commercial Districts is to provide for the retail and service needs of the community in accord with the Meridian Comprehensive Plan. Four 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. C-G General Retail And Service Commercial District: The purpose of the C-G district is to provide for commercial uses which are customarily operated entirely or almost entirely within a building; to provide for a review of the impact of proposed commercial uses which are auto and service oriented and are located in close proximity to major highway or arterial streets; to fulfill the need of travel-related services as well as retail sales for the transient and pennanent motoring public. All such districts shall be connected to the municipal water and sewer systems of the city, and shall not constitute strip commercial development and encourage clustering of commercial development. 10. ANALYSIS a. Analysis of Facts Leading to Staff Recommendation: 1. AZ Application: Based on the policies and goals contained in the Comprehensive Plan, staff believes that the requested C-G zone is appropriate for this property. Please see Exhibit C for detailed analysis of the required facts and findings. The annexation legal description submitted with the application (stamped on November 21,2005 by Douglas Bergey, PLS) shows the property as contiguous to the existing corporate boundary of the City of Meridian. Special Considerations: Development A!Ð'eement: UDC ll-5B-3.D.2 and Idaho Code § 65-67llA provides the City the authority to require a property owner to enter into a Development Agreement (DA) with the City that may require some written commitment for all future uses. Staff believes that a DA is necessary to ensure that this property is developed in a fashion that is consistent with the comprehensive plan desÌlznation and does not nelZativelv impact nearby properties. UNA MAS Annexation - AZ-OS-061 PAGE 6 ---, CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 14,2006 . Prior to the annexation ordinancøapproval, a Development Agreement (DA) shall be entered into between the City of Meridian, property owner (at the time of annexation ordinance adoption), and the developer. The applicant shall contact the Citv Attornev. Bill Nary. at 888-4433 to initiate this process. The DA shall incolþorate the following: . That all future uses shall 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. That all future development of the subject property shall be constructed in accordance with City of Meridian ordinances in effect at the time of development. That the applicant will be responsible for all costs associated with the sewer and water service extension. That any existing domestic wells and/or septic systems within this project will have to be removed from their domestic service, per City Ordinance Section 5-7-517, when services are available ITom the City of Meridian. Wells may be used for non-domestic purposes such as landscape irrigation. That prior to issuance of any building permit, the subj ect property be subdivided in accordance with the City of Meridian Unified Development Code. That a street buffer, constructed in accordance with City Code, be installed along Ustick Road and the future collector roadway. That when a preliminary/short plat is submitted to the City, the entire 9.55 acres that are the subject property for AZ-05-06l will be included within the boundaries of said plat (no out.parcels). That when a preliminary/short plat is submitted to the City, no direct lot access to Ustick Road will be allowed. The existing driveways to Ustick Road may be for construction pwposes until the future roadway is completed. At such time, direct access to Ustick Road shall be prohibited. That in the case of any division of the property cross access to parcels on all sides of the site be granted. The applicant shall provide at a minimum one commercial cross access drive to the properties east and west of the site which shall be designed according to private street standards as listed in UDC 11-3F, with a minimum of 24' travel way, no parking backing on to the service drive, a one side five foot detached sidewalk with a 5' landscape buffer. The commercial cross access drive is to provide connection from the future Public Roadway east of the site, through the 9.55 acre Una Mas Annexation, and the property west of the site. The applicant shall work with ACHD to detennine if a public frontage road shall be provided at the southern boundary of the site. One half of a 42' public roadway design for a frontagelbackage road shall be reserved at this site until such a time as ACHD staff provides a written statement refusing the reserved area. . . . . . . . . . b. Staff Recommendation: Staff recommended that the applications for the subject property be approved with the associated development agreement which would be in UNA MAS Annexation - AZ-OS-061 PAGE 7 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 14,2006 the best interests of the city to be annexed'into the City with a C-G zoning designation with the aforementioned Annexation & Zoning provisions. All future development would include in a Development Agreement and future detailed approval. 11. EXHffiITS A. Legal Description B. Conceptual Site Plan C. Required Findings from Zoning Ordinance UNA MAS Annexation - AZ-OS-061 PAGE 8 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 14, 2006 Exhibit A - Legal Description lll¿lILUU~ lb:ll ¿Ud:'b"~!:1Ul LN..HHTED BOJNDARIE5 PAGE 02 LEGAL DESCRIPTION FOR HANSEN.RICE, we. ANNEXATION PARCEL-CITY OF MERIDIAN USTICK ROAD PROJECT The following describes. a parcel "freal property lying in E&st '/, ofClovemnlcnt Lot 4 of Section 4, Township 3 North, Range I East, Boise Meridian, Ada County, Idaho, and being more particularly ~ribcd lIS follows: CommencinG IIÍ the Northwest çomer of said Section 4, said comer mBl'ked by a Bl'II.'is Cap Monument (pLS 61 I); Thence, along the Northerly lille of said Section 4, N89"35 '22"£, 830.94 feet (formerly S89°49'26"E" 830-94 leer) to the Northwest comer of thG J»'OPCItY de$CI"Îbed in Warranty Deed Instrument Numbers 105046906 & .105\1952\ the POINT OF BEGINNING; Thcn~, continuing alan¡ said Nortfrerly line of Section 4 2IIId the Northerly Um: of the property de:icribed in said Warranty Deed Instrument Number 105046906, N89°35'23"E, 33:2.37 foot (formerly S89°-49'26"E, 332.37 feet) to the NortheQ$t comer of the property desçrjbed in said WalTanty Deed Instrument NumblJr 10504690~j Thence, SOO"OO'O8"E. 1290.34 feet to the Southeast comer of the property described in WllfTBllty rMed InQumentNulllber 105119521 to" 5/8" Imn pin (PLS 5710); Thencc, S89°32'42"W. 33239 feet In the Southwest comer of the propefty described in Mid WlIIT8Qty Deed TnslfUmcmt Numbcr 105119521 to II 5/8" Iron pin (PLS 5710); Thence, NoooOO'O6"W, 1290.60 feet to the POINT OF BEGINNING, comprising 9,85 II«W more Dr IcS$. SUBJECT TO: All easements or reservllt;OT\I appearln¡ on the above described parcel ofland- CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 14, 2006 I A. Legal Description-drawing -, _._--'---.,----,","-------- (lASIS o~ BEAR'NI (1) ~r-- -- --------.- .-. ---- '---'--"/lð9';;~~;: ~~.~J6'----' --.- -- -, -' ~ S-Jl .JJ UN_. IUE1 lIST!(:" ROAD -..... -""" . S,J.} 'I..! - - -v--- - o:s;r;..--- - A .,- ------nGi- .- -.. 1 "'1.'" 'Y----- - 5,05 ~.~Nè¡,.,R.IE. =~== /- ,I:; =:~::';¡¡¡ c;, ~'I'" ~.~ - - - - - -- - - -- r- ..!---.- - - --¡¡¡':-$2'ñJJ23r--- - - "'1- - - ::r,~ ' , -...... ......." I I I e : ! i ~ I ' I ¡I' i I . I I I I I i I I I , I ¡ ! j I ¡ I : i I I I I i ! ¡ ! ¡ I ¡g: d ¡! ; , Ii :1 fild ~ I ~:. , ., ¡ I i ì : j / I I i I i I I : ¡I ~:~ I I I I ~ ~ i' "'L"¿UUU Aa.., :aSHE: lUll ~U~ i~li ~...;'J ~UI J i fr~ Ii r \!/ If I ~>'!r I ~ ~ I ¡ ~! ~ § ! . " ~x ~, 2 I-:-~il: ~ ~ ' ,- ~: W: H ß .~! j ~I~~ ~ _~_l A- 1 L"'~",I;j:J"""J1 --~- , III ,I ,I I g;iiii,'!1 ~:~I ¡: I JJIQIIIRI Ii!h~&i i~ ! :i. i S f p I, liflfír J:J,ffJ n r:rl i" ~ ¡J¡lr;J - ~~l.f ; g ~1~t)UJ ',? ¡~iff'} ~ ,1"i:11 ~ f IUt. ~ . ¡Ju;" le- I Ur-LHH It,D J-JI.JJNDARIES p,c,GE EJ4 , ~ 1 I i In If! I ~. ~' , i ,'-4 I ~, f 11 I J1- - - ~--~ji~~"-~J~J!:....- - ~' .. '" n 0 ;II 0 N. 0 .. r. j '" '" " t,. --, : "; : ~ . 0 ! I -"----- -----------------"'~-'----'----""._--"-,,,------,"---------"" "",-" CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH ]4,2006 B. Conceptual Site Plan ! ----------L- j ~ I s c: ~ ___n_- , ~ i ! í 0, -;: I __n--- --- _n_- _nn -_n___- ~ ~ --- OIIlIIIIIlI!I!IIIIIIIO ~ ~11;c~~ 'r- -'::J ' --1 j I j IIIIIII i II ¡III: II ¡ ¡ 1II1 r;;"; L______------~----- -----,,------------------ ; ~I I ¡ \ -, \ \., \ , , ! ) ) , I , I I" ,~ 1= iE if --. ,-..I I I , I ! , 1"---- , I 1--- I I I : ! I _~LL CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 14,2006 , C. Proposed Findings from Zoning Ordinance 1. Annexation Findings: Upon recommendation from the Commission, the Council shall make a full investigation and shall, at the public hearing, review the application. In order to grant an annexation and/or rezone, the Council shall make the following findings: 1. The map amendment complies with the applicable provisions of the comprehensive plan; 2. The applicant is proposing to zone all ofthe subject property to C-G. The Council finds that the proposed zoning map amendment complies with the applicable provisions of the comprehensive plan. Please see Comprehensive Plan Policies and Goals, Section 8, of the Staff Report. The map amendment complies with the regulations outlined for the proposed district, specifically the purpose statement; No development is proposed concurrent with the zoning map amendment. The Council fmds that future development of this property should comply with the established regulations and purpose statement of the C-G zone. 3. The map amendment shall not be materially detrimental to the public health, safety, and welfare; The Council fmds that the proposed zoning amendment will not be detrimental to the public health, safety, or welfare. The Commission and Council rely on any oral or written testimony that may be provided when detennining this finding. 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, The Council 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. The annexation is in the best of interest of the City (UDC 11-5B-3.E). If the applicant enters into a Development Agreement (DA) with the City. the Council finds that the annexation and zonin!! of this propertv to C~G would be in the best interest of the City. 4. 5.