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HomeMy WebLinkAboutMarvin & Violet Werth AZ-02-001 BEFORE THE MERIDIAN CITY COUNCIL IN THE MATTER OF THE APPLICATION OF MARVIN AND VIOLET WERTH, THE APPLICATION FOR ANNEXATION AND ZONING OF 1.14 ACRES, LOCATED AT 2150 S. LOCUST GROVE, MERIDIAN; tPAHO C/C 04-02-02 ) ) ) ) ) ) ) ) ) Case No. AZ-02-00 I FINDINGS OF FACT AND CONCLUSIONS OF LAW AND DECISION AND ORDER GRANTING APPLICATION FOR ANNEXATION AND ZONING The above entitled annexation and zoning application having come on for public hearing on December 4,2001, at the hour of 6:30 p.m., and Shari Stiles, Planning and Zoning Administrator, appeared and testified, and no one appeared in opposition, and the City Council having duly considered ~he evidence and the record in this matter therefore makes the following Findings of Fact and Conclusions of Law, and Decision and Order: FINDINGS OF FACT AND CONCLUSIONS OF LAW - AND DECISION AND ORDER GRANTING APPLICATION 'FOR ANNEXATION AND ZONING/ BY MARVIN AND VIOLET WERTH / (AZ-02-001) Page 1 FINDINGS OF FACT 1. The notice of public hearing on the application for annexation and zoning was published for two (2) consecutive weeks prior to said public hearing scheduled for April 2, 2002, before the City Council, the first publication appearing and "vritten notice having been mailed to property owners or purchasers of record within three hundred feet (300') of the external boundaries of the property under consideration more than fifteen (I5) days prior to said hearing and with the notice of public hearing having beel: posted upon the property under consideration more than one week befo~e said hearing; and that copies of aU notices were made available to newspaper, radio and television stations as public service announcements; and the matter having been duly considered by the City Council at the April 2, 2002, public hearing; and the applicant, affected property owners, and government subdivisions providing services ,vithin the planning jurisdiction of the City of Meridian, having been given full opportunity to express comments and submit evidence. 2. There has been compliance with all notice and hearing requirements set forth in Idaho Code ss 67-6509 and 67-6511, and Meridian City Code ss 11-15-5 and 11-16-1. 3. The City Council takes judicial notice of its zqning, subdivisioi1s' and development ordinances codified at Titles 11 and 12, Meridian City Code, and all current zoning maps thereof, and the Comprehensive Plan of the City of Meridian FINDINGS OF FACT AND CONCLUSIONS OF LAW- AND DECISION AND ORDER GRANTING APPLICATION FOR ANNEXATION AND ZONING/ BY MARVIN AND VIOLET WERTH! (AZ-02-00 I) Page 2 adopted December 21,1993, Ordinance No. 629, January 4,1994, and maps and the ordinance establishing the Impact Area Boundary. 4. The property which is the subject of the application for annexation and zoning is described in the application, and by this reference is incorporated herein as if set forth in fulL 5. The property is approximately 1.14 acres in size and is located at 2150 S. Locust Grove Road, Meridian, Idaho. 6. The owner of record of the subject property is Marvin and Violet Werth of Meridian, Idaho. 7. Applicant is owner of record. 8. The property is presently zoned by Ada County as R-I, and consists of a single family home. 9. The Applicant requests the property be zoned as R-4. 10. The subject property is bordered to the north, south and east by Ada County zoning R-l and R-4 zoning to the east and west. II. The property which is the subject of this application is within the Area of Impact of the City of Meridian. 12. 'The entire parcel of the property is included within the Meridia11 Urban Service Planning Area as defined in the Meridian Comprehensive Plan. 13. The Applicant has no plans to develop the subject property but agreed FINDINGS OF FACT AND CONCLUSIONS OF LAW - AND DECISION AND ORDER GRANTING APPLICATION FOR ANNEXATION AND ZONING/ BY MARVIN AND VIOLET WERTH / (AZ-02-00 I) Page 3 to annexation after receiving City services. 14. The Applicant requests zoning of the subject real property as R-4 which is consistent with the Meridian Comprehensive Plan Generalized Land Use Map which designates the subject property as Single Family ResidentiaL 15, There are no significant or scenic features of major importance that affect the consideration of this application. 16. Giving due consideration to the comment received from the governmental subdivisions providing services in the City of Meridian planning jurisdiction, public facilities and services required by the proposed development will not impose expense upon the public if the folloffing conditions of development are imposed: Adopt the Recommendations of the Planning and Zoning and Engineering staff as follows: 1. Applicant shall not be required to enter into a Development Agreement ffith the City as a condition of annexation. 2. All future development of this property shall be in conformance with the most recently adopted Zoning Ordinance at the time of re-development. 3. A sidewalk, in accordance with the Meridian City Code shall be required along Locust Grove when the property is re-developed. Adopt the Recommendations of the ACHD as follows: Special Recommendations to City of Meridian: I. Pursuant to the Clean Air lawsuit settlement agreement private roads/driveways FINDiNGS OF FACT AND CONCLUSIONS OF LAW - AND DECISION AND ORDER GRANTING APPLICATION FOR ANNEXATION AND ZONING! BY MARVIN AND VIOLET WERTH! (AZ-02-00 1) Page 4 approved with any development should be paved their entire length, and notification given to DEQ. If the rezone is approved and the District receives a development proposal, the District intends to provide the following requirenlents, in addition to any additional requirements that may apply upon District review of future development, to the City of Meridian: Site Specific Requirements: 1. Dedicate 45~feet of right-of-way from the centerline of Locust Grove Road abutting the parcel by means of recordation of a final subdivision plat or execution of a warranty deed prior to issuance of a building permit (or other required permits), whichever occurs first. 2. Construct a 5wfoot Wide concrete sidewalk on Locust Grove Road located 2-feet mthin the right-of~way. Coordinate the location and elevation of the sidewalk with Distritt staff. 3. The applicant should be required to locate any proposed driveway or private road to align or offset a minimum of 230-feet (based on speed limit of 45-mph) from any existing or proposed driveway or street. 4. Utility street cuts in pavement less than five years old are not allowed unless approved in writing by the District. 5. Meet District drainage requirements per section 8000 of the ACHD Development Policy ManuaL 6. If utility relocation is necessary to construct improvements required with this development, then all utility relocation costs associated with improving street frontages abutting the site should be borne by the developer. 7. Any existing irrigation facilities should be relocated outside of the right-of-way. 8. The applicant shall be required to pave the driveway to its full-required width and to a point 30-feet beyond the edge of pavement of Locust Grove Road mth 15- foot curb radii pavement tapers abutting the existing roadway edge. FINDINGS OF FACT AND CONCLUSIONS OF LAW - AND DECISION AND ORDER GRANTING APPLICATION FOR ANNEXATION AND ZONING/ BY MARVIN AND VIOLET WERTH / (AZ-02-001) Page 5 9. The applicant shall be required to pave a private roadway a minimum of 24-feet wide and at least 30-feet into the site beyond the edge of pavement of Locust Grove Road and install pavement tapers with lS~foot radii abutting the existing roadway edge. The applicant should provide a plan showing how the private road grade meets the public road, District Policy requires a design approach speed of 20 MPH and a maximum intersection approach grade of 2% for at least 40-feet. Street name and stop signs are required for the private road. The signs may be ordered through the District. Verification of the correct, approved name of the road is required. 10. AcHD does not make any assurances that a private road will be accepted as a public road if such a request is made in the future. Substantial redesign and reconstruction costs may be necessary in order to qualify this road for public own.ership and maintenance. II. The following requirements must be met if the applicant wishes to dedicate the roadway" t9 ACHD: ~ Dedicate a minimum of 50-feet of right-of-way for the road. ~ Construct the roadway to the minimum ACHD requirements. 12. In accordance with District policy, stub streets to the undeveloped parcels abutting this site may be required upon review of a future application for this site. 13. As required by District policy, restrictions on the width, number and locations of driveways, shall be placed on future development of this parceL 14. Applicant shall also comply with AcHD's Standard Requirements listed in their January IS, 2002 report. Adopt the Recommendations of the Planning and Zoning and Engineering staff as follows: I. That a 'fire-flow of 1,000 gallons per minute be available to service the entire project. Fire hydrants shall be placed an average of 400' apart. 2. Operational fire hydrants and temporary or permanent street signs are required before combustible construction beings. FINDINGS OF FACT AND CONCLUSIONS OF LAW - AND DECISION AND ORDER GRANTING APPLICATION 'FOR ANNEXATION AND ZONING/ BY MARVIN AND VIOLET WERTH / (AZ-02-00 1) Page 6 3. Acceptance of water supply for fire protection is contingent upon acceptance of the water system by the City of Meridian for water quality. 4. final approval of fire hydrant locations shall be by the fire Department. 5. All radii shall be 28' inside and 4S' outside radius. 6. Insure that all yet undeveloped parcels are maintained free of combustible vegetation per 1l03.2.4 of the UFC. 7. Provide an approved turn around for any road greater than 150' long. 17. It is found that if the developer pays for the requested improventents and complies with the 'cOliditions set forth in these findings of Fact No. 16, and all sub-parts, the eC?110mic welfare of the City and its residents and tax and rate payers will be protected. IS. It is also found that the development considerations as referenced in Finding No. 16 are reasonable to require and must be taken into account, in order to assure the proposed development is designed, constructed, operated and maintained in a manner which is harmonious and appropriate in appearance with the existing, or intended character of the general vicinity, in order to assure that the proposed use will not change the essential character of the affected vicinity and will insure that the proposed uses 'will not be hazardous or disturbing to the existing, or future neighboring uses, particularly considering the impact of proposed development on potential to produce excessive traffic, noise, smoke, fumes, glare and odors. FINDiNGS OF FACT AND CONCLUSIONS OF LAW - AND DECISION AND ORDER GRANTING APPLICATION 'FORANNEXATION AND ZONING/ BY MARVIN AND VIOLET WERTH / (AZ-02~OO 1) Page 7 17. It is found that the zoning of the subject real property as Low Density Residential District (R-4) requires connection to the Municipal Water and Sewer systems and \vill be compatible with the Applicant's development intentions, and will assure that the zoning is consistent vvith the Meridian Comprehensive Plan Generalized Land Use Map which designates the subject property as Single Family Residential. 18. The subject annexation request and zoning designation and proposed development relates and is compatible to the goals and policies of the Comprehensive Plan of the City as follows: 18.1 The' consideration of the provisions of the Comprehensi17e Plan and the requirements of the zoning ordinance assure that the processing of such application is the management oj growth with the aim to achie17e high-quality development. Enhancement oj Meridian's quality oj life for all residents is achieved by applYing the criteria oj the C0111prehensive Plan and the zoning ordinance of the City to all applications such as the subject application. 18.2 This proposed new growth development will finance public serlJice e:rpansion by the requirement herein that the applicant complY with the requests submitted oj the political subdivisions responses within the Meridian Urban SerJlice Planning Area subl1litted in the record of this matter. 18.3 The application is consistent with Meridian's selfidentity. 18.4 The presel1Jation and imprOIJement of the character and qualiry of Meridian's man-made eJt17ironment while maintaining its identity as a selfslif.fi~ient '0 community is achielJed by applYing the critClia oj the Coniprehensi17e Plan and the zoning ordinance oj the City to the subject application. 18.5 C07npliance with the requests of the political subdiJlisions pro17iding services, assures that community sel1Jices are being provided for existing and projected FINDINGS OF FACT AND CONCLUSIONS OF LAW - AND DECISION AND ORDER GRANTING APPLICATION 'FOR ANNEXATION AND ZONING/ BY MARVIN AND VIOLET WERTH / (AZ-02-00I) Page 8 needs and that the land use patterns of the City are balanced to insure that revenues pay for services and that the Urban Sel1Jice Planning Area is visually attractive, ejJicient[y managed and clearly identifiable. 18.6 Compatible and ejJicient use of land through innolJatiJJe and functional site design is achieJJed by applYing the criteria of the ComprehensiJJe Plan and the zoning ordinance of the City to the subject application. 19. The property can be physically serviced with City water and sewer, and Applicant has requested such services. CONCLUSIONS OF LAW 1. The City of Meridian has authority to annex real property upon written request for annexation and the real property being contiguous or adjacent to city boundaries and that said property lies within the area of city impact as provided by Idaho Code Section 50-222. The Meridian City Code S 11-16 provides the City may annex real property that is within the Meridian Urban Service Planning Area as set forth in the City's Comprehensive Plan. 2. The Council may take judicial notice of government ordinances, and policies, and of actual conditions existing within the City and State. 3. The City of Meridian has exercised its authdrity and responsibility as provided by "Local Land Use Planning Act of 1975', codified at Chapter 65, T~tle 67, Idaho Code by the adoption of 'Comprehensive Plan, City of Meridian, adopted December 21, 1993, Ord. No. 629, January 4, 1994.' 4. The following are found to be pertinent provisions of the City of FINDINGS OF FACT AND CONCLUSIONS OF LAW - AND DECISION AND ORDER GRANTING APPLICATION 'FORANNEXATION AND ZONING/ BY MARVIN AND VIOLET WERTH / (AZ-02-00 1) Page 9 Meridian Comprehensive Plan and are applicable to this Application: 4.A The Goals of the Comprehensi1Je Plan are set forth at Page 5 and include: 4.1 To preserve j'vIeridian's el't1Jiromnental quality and to make provisions for and impro1Je the total natural enviromnent by adopting City-livide and Urban Service Planning Area policies, which deal with area-specific policies and programs. 4.2 To ensure that growth and deJJelopment occur in an orderly fashion in accordance with adopted policies and procedures govel7ling the use of land, residential deJJelopment the pro1Jision of services and the distribution of new housing units within the Urban Selvice Planning Area. 4.3 'To encourage the kind if economic growth and development which supplies employment and economic self-sufficiency for e.l1sting and future residents, reduces the present reliance on Boise and strengthens the City's ability to finance and implement public improvements, services and its open space character. 4.4 To provide housing opportunities for all economic groups within the c01Jllnunity. 4.5 To preserJJe and improve the character and quality if Meridian's man-made eJt1Jironment while maintaining its identity as a self sufficient c07nmunity. 4.6 To encourage cultural, educational and recreational facilities which will fill the needs and priferences of the citizens of MeJidian and to insure that these facilities are aJJailable to all residents if the City. 4.7 To proJJide community sel1Jices to fit existing and ptojected needs. 4.8 To establish compatible and efficient use if land thrmtgh the use of inno1Jati1Je and functional site design. . 4.9 To encourage a balance of land use patterns to insure that revenues pay for sel1Jices. FINDINGS OF FACT AND CONCLUSIONS OF LAW - AND DECISION AND ORDER GRANTING APPLICATION . FOR ANNEXATION AND ZONING/ BY MARVIN AND VIOLET WERTH / (AZ-02-00 1) Page 10 4.10 To create an Urban SerJlice Planning Area which is lJisual{y attractille, ifficicnt{y managed and clearlY identifiable. 5. The zoning of Low Density Residential District (R-4) is defined in the Zoning Ordinance at s 11-7-2 C as follows: (R-4) Low Density Residential District: Only single-family dwellings shall be permitted and no conditional uses shall be permitted except for planned residential development and public schools. The purpose of the R-4 District is to permit the establishment of low density single-family dwellings, and to delineate those areas where predominantly residential development has, or is likely to occur in accord with the Comprehensive Plan of the City, and to protect the integrity of residential areas by prohibiting the intrusion of incompatible nonresidential uses. The R-4 District allows for a maximum of four (4) dwelling units pef acre and requires connection to the Municipal water and sewer systems of the City. 6. Since the annexation and zoning of land is a legislative function, the City has authority to place conditions upon the annexation of land. See Burt vs. The City of Idaho Falls, 105 Idaho 65, 665 P2d 1075 (I983). 7. The development of the annexed land, if annexed, shall meet and comply \vith the Ordinances of the City of Meridian including, but not limited to: Section 12-2- 4 which pertains to development time schedules and fequirements; Section 12-4-13, which pertains to the piping of ditches; and Section .12-5-2 N, which pertains to pressurized irrigation systems. 8. The development of the property shall be subject to and controlled by the Zoning and Subdivision and Development Ordinances of the City of Meridian. 9. Section 11-16-4 A of the Zoning and Development Ordinance provides in FINDINGS OF FACT AND CONCLUSIONS OF LAW- AND DECISION AND ORDER GRANTING APPLICATION 'FOR ANNEXATION AND ZONING/ BY MARVIN AND VIOLET WERTH / (AZ-02-001) Page II part as follows: If property is annexed and zoned, the City may require or permit, as a condition of the zoning, that an owner or developer make a written COl1Ullitment concerning the use or development of the subject property. If a commitment is required or permitted, it shall be recorded in the office of the Ada County Recorder and shall take effect upon the adoption of the ordinance annexing and zoning the property, or prior if agreed to by the owner of the parcel. Unless the commitment is modified or terminated by the City Council, the commitment shall be binding on the owner of the parcel, each subsequent owner, and each other person acquiring an interest in the property. A commitment is binding on the owner of the property even if it is unrecorded; however, an unrecorded commitment is binding on subsequent owners and each other person acquiring an interest in the property only if the subsequent owner and each other person acquiring an interest in the property has actual notice of the commitment. DECISION AND ORDER NOW, THEREFORE, BASED UPON THE ABOVE AND FOREGOING FINDINGS OF FACT AND CONCLUSIONS OF LAW, the City Council does hereby Order and this does Order: 1. The applicant's request for annexation and zoning of approximately 1.14 acres to Low Density Residential District (R-4) is granted subject to the terms and conditions of this Order hereinafter stated. 2. The application is for annexation and zoning of 1.14 acres. The legal description shall be prepared by a Registered Land Surveyor, Licensed by the ~tate of Idaho, and shall conform to all the provisions of the City of Meridian Resoludon No. 158. The legal description for annexation must place this parcel contiguous to the Corporate City Limits per Ordinance No. 686. FINDINGS OF FACT AND CONCLUSIONS OF LAW - AND DECISION AND ORDER GRANTING APPLICATION 'FORANNEXATION AND ZONING/ BY MARVIN AND VIOLET WERTH / (AZ-02-00 I) Page 12 3. That the annexation and zoning of the subject property is subject to the following conditions which shall govern Administrative Staff review and approval of development permits required for the development of this property, as follows, to-wit: Adopt the Recommendations of the Planning and Zoning and Engineering staff as follows: 1. Applicant shall not be required to enter into a Development Agreement with the City as a condition of annexation, 2. All future development of this property shall be in conforn\ance with the most recently adopted Zoning Ordinance at the time of re-developnl.ent. 3. A sidewalk, in accordallce with the Meridian City Code shall be required along Locust Grove when the property is re-developed. Adopt the Recornmendations of the ACHD as follows: Special Recommendations to City of Meridian: 1. Pursuant to the Clean Air lawsuit settlement agreement private roads/driveways approved with any development should be paved their entire length, and notification given to DEQ. If the rezone is approved and the District receives a development proposal, the District intends to provide the following requirements, in addition to any additional requirements that may apply upon District review of future development, to the City of Meridian: Site Specific Requirements: I. Dedicate 45-feet of right-of-way from the centerline of Locust Grove Road abutting the parcel by means of recordation of a final subdivision. plat or execution of a warranty deed prior to issuance of a building permit (or other required permits), whichever occurs first. 2. Construct a 5-foot wide concrete sidewalk on Locust Grove Road located 2-feet FINDINGS OF FACT AND CONCLUSIONS OF LAW - AJ.'.JD DECISION AND ORDER GRANTING APPLICATION 'FOR ANNEXATION AND ZONING/ BY MARVIN AND VIOLET WERTH / (AZ-02-00 1) Page 13 within the right~of~way. Coordinate the location and elevation of the sidewalk with District staff. 3. The applicant should be required to locate any proposed driveway or private road to align or offset a minimum of 230-feet (based on speed limit of 45-mph) from any existing or proposed driveway or street. 4. Utility street cuts in pavement less than five years old are not allowed unless approved in writing by the District. 5. Meet District drainage requirements per section SOOO of the ACHD Development Policy Manual. 6. If utility relocation is necessary to construct improvements required with this development, then all utility relocation costs associated with improving street frontages abutting the site should be borne by the developer. 7. Any e;9sting irrigation facilities should be relocated outside of the right-of-way. 8. The applicant shall be required to pave the driveway to its full-required width and to a point 30-feet beyond the edge of pavement of Locust Grove Road with 15- foot curb radii pavement tapers abutting the existing roadway edge. 9. The applicant shall be required to pave a private roadway a minimum of 24-feet wide and at least 30-feet into the site beyond the edge of pavement of Locust Grove Road and install pavement tapers with IS-foot radii abutting the existing roadway edge. The applicant should provide a plan showing how the private road grade meets the public road. District Policy requires a design approach speed of 20 MPH and a maximum intersection approach grade of 2% for at least 40-feet. Street name and stop signs are required for the private road. The signs may be ordered through the District. Verification of the correct, approved name of the road is required. 10. ACHD does not make any assurances that a private road will be accepted as a public road if such a request is made in the future. Substantial redesign and reconstruction costs may be necessary in order to qualify this road for public ownership and maintenance. FINDINGS OF FACT AND CONCLUSIONS OF LAW - AND DECISION AND ORDER GRANTING APPLICATION 'FOR ANNEXATION AND ZONING/ BY MARVIN AND VIOLET WERTH/ (AZ-02-001) Page 14 11. The following requirements must be met if the applicant "vishes to dedicate the roadway to ACHD: >- Dedicate a minimunt of 50-feet of right~of-way for the road. >- Construct the roadway to the minimum ACHD requirements. 12. In accordance with District policy, stub streets to the undeveloped parcels abutting this site may be required upon review of a future application for this site. 13. As required by District policy, restrictions on the width, number and locations of driveways, shall be placed on future development of this parcel. 14. Applicant shall also comply with ACHD's Standard Requirements listed in their January 18, 2002 report. Adopt the Recommendations of the Planning and Zoning and Engineering staff as follows: . . I That a fire-flow of 1,000 gallons per minute be available to service the entire project. Fire hydrants shall be placed an average of 400' apart. 2 Operational fire hydrants and temporary or permanent street signs are required before combustible construction beings. 3 Acceptance of water supply for fire protection is contingent upon acceptance of the water system by the City of Meridian for water quality. 4 Final approval of fire hydrant locations shall be by the Fire Department. 5 All radii shall be 28' inside and 48' outside radius'. ' 6 Insure that all yet undeveloped parcels are maintained free of combusti~le vegetation per 1103.2.4 of the UFC. 7 Provide an approved turn around for any road greater than ISO' long. 4. The City Attorney shall prepare for consideration by the City Council FINDINGS OF FACT AND CONCLUSIONS OF LAW - AND DECISION AND ORDER GRANTING APPLICATION 'FOR ANNEXATION AND ZONING/ BY MARVIN AND VIOLET WERTH / (AZ-02-001) Page 15 the appropriate ordinance for the annexation and zoning designation of the real property which is the subject of the application to (R-4) Low Density Residential District, and Meridian Citv Code S 11-7-2 C. "' 5. Subsequent to the passage of the Ordinance provided for in section 4 of this Order the engineering staff of the Public Works Department shall prepare the appropriate lllapping changes of the offkial boundaries and zoning maps as provided in Meridian City Code S 11-21-1 in accordance \vith the provisions of the annexation and zoning ordinance. FINDINGS OF FACT AND CONCLUSIONS OF LAW- AND DECISION AND ORDER GRANTING APPLICATION .FORANNEXATION AND ZONING/ BY MARVIN AND VIOLET WERTH / (AZ-02-001) Page 16 NOTICE OF FINAL ACTION Please take notice that this is a final action of the governing body of the City of Meridian. Pursuant to Idaho Code s 67-6521 an affected person is a person who has an interest in real property which may be adversely affected by the issuance or denial of the annexation and zoning and who 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. /6fA. By action of the City Council at its regular meeting held on the ( - day of ~~> ,2002. ROLL CALL COUNCILMAN KEITH BIRD VOTED$?-- COUNCILWOMAN TAMMY deWEERD VOTED~ COUNCILWOMAN CHERIE McCANDLESS VOTED~U COUNCILMAN WM. L M. NARY VOTED--fj2-- ---- MAYOR ROBERT D. CORRIE (TIE BREAKER) DATED: +-! 6 .-() 2- VOTED MOTION: n.~ . APPROVE~ DISAPPROVED: FINDINGS OF FACT AND CONCLUSIONS OF LAW - AND DECISION AND ORDER GRANTING APPLICATION . FOR ANNEXATION AND ZONING/ BY MARVIN AND VIOLET WERTH / (AZ-02-00 I) Page 17 Copy served upon Applicant, the Planning and Zoning Department, Public Works Department and the City Attorney. BY~~~~ City Clerk Dated: ~-ll/0Z- Z:\ W ork\M\Meridian\Merid inn l5360M\ Werth Marvin AZ02-00 I \AZFfClsOrder.doc FINDINGS OF FACT AND CONCLUSIONS OF LAW - AND DECISION AND ORDER GRANTING APPLICATION .FORANNEXATION AND ZONING/ BY MARVIN AND VIOLET WERTH / (AZ-02-001) ~~; if ~~' ~!~. . Page IS