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PZ - Staff ReportItem #4C: Hill Properties/Century Farm School (CPAM-15-001) ➢ Amendment to the Future Land Use Map contained in the Comprehensive Plan Item #41): Hill Properties (AZ-15-004) ➢ Annexation & Zoning Item #4E: Century Farm School (RZ-15-007) ➢ Rezone Property location: This site is located off the SEC of S. Eagle Road & E. Amity Road. Adjacent Land Use & Zoning: North: E. Amity Road, an assisted living facility, rural residential /agricultural properties & a future high school site, zoned RUT in Ada County South: SFR properties in the development process (Hill's Century Farm), zoned R-8 East: Rural residential/agricultural properties, zoned RUT in Ada County West: S. Eagle Road and rural residential/agricultural property, zoned RUT in Ada County Northwest: An Idaho Power substation is located at the SEC of Eagle & Amity Roads, zoned RUT in Ada County. Summary of Request: The applicant proposes an amendment to the Comprehensive Plan FLUM to change the land use designation on 87.01 acres of land from LDR to MU-N. The applicant also requests annexation and zoning of 78.62 acres of land with R-8 (39.83 acres) and C-N (38.79 acres) zoning districts; and a rezone of 8.39 acres of land from the R-8 to the C-N zoning district, consistent with the proposed MU-N FLUM designation. A concept bubble plan was submitted that depicts how the property is proposed to develop with a mix of uses consisting of medium density residential homes at densities of 4-8 dwelling units per acre; neighborhood scale retail, office, and professional convenience uses; and West Ada elementary school, a YMCA, City Park, and potentially a library and health complex. A more detailed plan was submitted for the school/YMCA site as shown. Approval of the rezone to C-N will allow the school parcel to be regulated under one zoning jurisdiction rather than two and will allow the school to develop without approval of a CUP, which is required in the current R-4 district. There are 3 existing homes on this site. The home along the center of the south boundary of the annexation area is proposed to be zoned R-8 & is proposed to remain. The home at the SEC of the site is proposed to be included in the C-N zoned area and is proposed to remain as long as the current owners live there; after which time, the YMCA will then expand into that area. The home along the north boundary of the site is also proposed to be included in the C-N zoned area and is proposed to remain until redevelopment of that area occurs, at which time the home & outbuildings will be removed. Because the C-N zone prohibits SFR uses, staff recommends if the applicant does not want to remove the two existing homes, that they are annexed with a residential zone and rezoned in the future when the site is ready to redevelop commercially. The existing homes will be required to hook up to City water and sewer service within 60 days of services becoming available per MCC 9-14A. The addresses of the existing homes to remain on the site will be changed at the time of development of the property. Written Testimony: Mike Wardle, Applicant's Representative, in agreement w/staff report except for the following issues: ➢ Requests the 2 existing homes are allowed to remain in the C-N district until redevelopment occurs, rather than be zoned R- 8; and not require them to hook up to City services. (DA provision #1.1.e) ➢ Requests an extension of the hours of operation in the C-N district for the YMCA to be allowed to open at 5 am rather than 6 am. (DA provision #1.1 b) Business hours in the C-N district are restricted from 6 am to 10 pm. ➢ Requests densities in the R-8 zoned portion of the development are allowed to be 4-8 units/acre consistent with the Hill's Century Farm development immediately to the south, rather than 6-8 units/acre as stated in the DA based on the underlying FLUM designation of MU-N and the R-8 zoning district. (provision #1.1.g.viii) ➢ Request that the DA specifically note that a landscape buffer to residential uses is not required adjacent to the Hill home at the SEC of the site as buffering will be achieved through the adjacent City park, YMCA and school complex and it will eventually be part of the YMCA site. Staff Recommendation: Approval w/a Development Agreement that requires the agreement to be modified to include a more detailed development plan prior to a plat application being submitted and any development occurring beyond the school/YMCA/park site to ensure development is consistent with the objectives & vision of the MU-N designation. Notes: STAFF REPORT HEARING DATE: TO: FROM: SUBJECT: May 21, 2015 Planning & Zoning Commission Sonya Watters, Associate City Planner 208-884-5533 (: N M-1E IDIAN*-- IDAHO CPAM-15-001; AZ-15-004 — Hill Properties RZ-15-007 — Century Farm School I. SUMMARY DESCRIPTION OF APPLICANTS' REQUEST The applicants, Martin Hill and Hill & Hill Properties, have submitted an application for an amendment to the Comprehensive Plan Future Land Use Map (CPAM) to change the future land use designation on 87.01 acres of land from Low Density Residential to Mixed Use — Neighborhood. Annexation and zoning (AZ) of 78.62 acres of land with R-8 (39.83 acres) and C-N (38.79 acres) zoning districts is also proposed. The applicant, Brighton Investments, has submitted an application for a rezone (RZ) of 8.39 acres of land from the R-8 (Medium Density Residential) to the C-N (Neighborhood Commercial) zoning district. See Section VIII, Analysis, for more information. II. SUMMARY RECOMMENDATION Staff recommends approval of the proposed CPAM, AZ and RZ applications based on the Findings of Fact and Conclusions of Law in Exhibit B of the Staff Report III. PROPOSED MOTION Approval After considering all staff, applicant and public testimony, I move to recommend approval of File Numbers CPAM-15-001; AZ-15-004; RZ-15-007, as presented in the staff report for the hearing date of May 21, 2015, with the following modifications: (Add any proposed modifications.) Denial After considering all staff, applicant and public testimony, I move to recommend denial of File Numbers CPAM-15-001; AZ-15-004; RZ-15-007, as presented during the hearing on May 21, 2015, for the following reasons: (You should state specific reasons for denial.) Continuance I move to continue File Numbers CPAM- 15-001; AZ-15-004; RZ-15-007 to the hearing date of (insert continued hearing date here) for the following reason(s): (You should state specific reason(s) for continuance.) WJK9WNW-V_Y_[Ihhl177 117W01.5-4618yt"V A. Site Address/Location: The subject property is located on the east side of S. Eagle Road and the south side of E. Amity Road, in the northwest '/4 of Section 33, Township 3 North, Range 1 East. Hill Properties/Century Farm School CPAM-15-001; AZ-15-004; RZ-15-007 PAGE 1 B. Applicant: Martin L. Hill; Hill & Hill Properties; and Brighton Investments c/o 12601 W. Explorer Drive, Ste. 200 Boise, Idaho 83713 C. Owner: Same as applicants D. Representative: Mike Wardle, Brighton Corporation 12601 W. Explorer Drive, Ste. 200 Boise, Idaho 83713 E. Applicant's Statement/Justification: Please see applicant's narrative for this information. A. The subject applications are for a comprehensive plan map amendment, annexation and zoning, and rezone. A public hearing is required before the Planning & Zoning Commission and City Council on these matters, consistent with Meridian City Code Title 11, Chapter 5. B. Newspaper notifications published on: May 4, and 18, 2015 C. Radius notices mailed to properties within 300 feet on: April 30, 2015 D. Applicant posted notice on site by: May 11, 2015 11/MWWI )XII-3N A. Existing Land Use(s): The existing land use of this site is single-family rural residential/agricultural, zoned RUT in Ada County and R-8. B. Character of Surrounding Area and Adjacent Land Use and Zoning: North: E. Amity Road, an assisted living facility, rural residential /agricultural properties and a future school site, zoned RUT in Ada County South: Single-family residential properties in the development process (Hill's Century Farm), zoned R-8 East: Rural residential/agricultural properties, zoned RUT in Ada County West: S. Eagle Road, rural residential/agricultural property, zoned RUT in Ada County Northwest: An Idaho Power substation is located at the southeast corner of Eagle and Amity roads, zoned RUT in Ada County. C. History of Previous Actions: • In 2014, an 8.39 acre portion of the site, located at the south boundary, was annexed (AZ-14-012) with an R-8 zoning district and included in the Hill's Century Farm preliminary plat (PP-14-014). Development of this property is currently governed under the development agreement for Hill's Century Farm Subdivision, recorded as Instrument #2015-003138. This portion of the site is proposed to be rezoned to C-Nfor an elementary school. D. Utilities: a) Location of sewer: Sanitary sewer is available within the vicinity and will need to be extended by the developer. Hill Properties/Century Farm School CPAM-15-001; AZ-15-004; RZ-15-007 PAGE 2 b) Location of water: Water service is available within the vicinity and will need to be extended by the developer. c) Issues or concerns: None E. Physical Features: 1. Canals/Ditches Irrigation: There are some irrigation ditches that cross this site. 2. Hazards: NA 3. Flood Plain: This property does not lie within the Floodplain Overlay District. VII. COMPREHENSIVE PLAN ANALYSIS EXISTING MAP DESIGNATION: The Future Land Use Map (FLUM) contained in the Comprehensive Plan designates the subject land for Low Density Residential (LDR) uses (see Exhibit A.2). The LDR designation allows for the development of single-family homes on large lots where urban services are provided. Uses may include single-family homes at gross densities of 3 dwelling units or less per acre. PROPOSED MAP DESIGNATION: The applicant proposes to change the FLUM designation on the subject property from LDR to Mixed Use — Neighborhood (MU-N) (see Exhibit A.2). The purpose of the MU-N designation is to assign areas where neighborhood -serving uses and dwellings are seamlessly integrated into the urban fabric. The intent is to avoid predominately single -use developments by incorporating a variety of uses. Land uses in these areas should be primarily residential with supporting non- residential services. Non-residential uses in these areas tend to be smaller scale and provide a good or service that people typically do not travel far for (approximately one mile) and need regularly. Employment opportunities for those living in the neighborhood are encouraged. Connectivity and access between the non- residential and residential land uses is particularly critical in MU-N areas. Tree -lined narrow streets are encouraged. Developments are encouraged to be designed according to the conceptual MU-N plan depicted in Figure 3-1 on page 25 of the Comprehensive Plan. See pages 24-27 of the Comprehensive Plan for more information. The applicant proposes to develop Medium density residential (4 to 8 units/acre), neighborhood scale retail, office, professional and convenience uses on the west and north portions of the site as shown on the ls` concept plan in Exhibit A.3. An elementary school, YMCA, City Park, and potentially, a library and health complex is planned on the southeast portion of the site as shown on the 2nd concept plan shown in Exhibit A.3; this area is proposed to develop first. Approval of a MU-N FLUM designation will allow zoning appropriate for the aforementioned uses. Approval of the map amendment allows the applicant to apply for zoning which will accommodate the YMCA and school uses as principal permitted uses as well as allow for a mix of neighborhood -friendly commercial and residential uses to develop on the site that will collaborate as a mixed use development. Because the conceptual "bubble" plan for the mixed use area shown in Exhibit A.3 is very conceptual in nature and only depicts future possible uses and no site details, Staff recommends a more detailed plan is submitted through a future amendment to the development agreement, prior to a plat application being submitted and any development occurring beyond the school/YMCA/park site. This provision will ensure development is consistent with the objectives and vision of the MU-N designation. At a minimum, the future plan should incorporate the following: Hill Properties/Century Farm School CPAM-15-001; AZ-15-004; RZ-15-007 PAGE 3 • Buildings in the commercial portion of the development should be arranged to create some form of common usable area such as a plaza or green space; • Transitional uses and/or landscape buffering should be provided between commercial and residential uses; • The project should include at least 3 types of land uses; • Community serving facilities (i.e. a school, park, YMCA, library, hospitals, churches, daycares, civic buildings, or public safety facilities) should be provided; (as proposed) • Public and quasi -public spaces (i.e. plazas, parks, outdoor gathering areas, open space, library and schools) should comprise a minimum of 10% of the development area, (as proposed) • Street sections consistent with the Ada County Highway District Master Street Map are required; • Neighborhood serving uses and dwellings should be integrated; • Residential uses should comprise a minimum of 40% of the development area with densities ranging from 6 to 8 units per acre with supporting non-residential services. Non-residential uses should be smaller scale and provide a good or service that people typically don't travel more than a mile for and need regularly; (6 to 8 units per acre is consistent with the R-8 zoning & falls within the range desired in MU-N designated areas) • Non-residential buildings should be proportional to and blend in with residential buildings; • Employment opportunities for those living in the neighborhood are encouraged; • Connectivity and access between non-residential and residential land uses is critical; • Maximum building size should be limited to 20,000 s.f. building footprint (excluding the school site) unless a structure contains a mix of both residential and office or commercial land uses. CITY OF MERIDIAN COMPREHENSIVE PLAN POLICIES AND GOALS: Staff finds the following Comprehensive Plan policies to be applicable to this property and apply to the proposed use (staff analysis in italics): • "Require landscape street buffers for new development along all entryway corridors." (2.01.02E) A 25 foot wide landscape buffer will be required with development along S. Eagle Road and E. Amity Road, both arterial streets, and a 20 foot wide buffer will be required along S. Howry Lane, designated as a future collector street; landscaping should be installed in accord with the standards listed in UDC 11-3B-7C Landscape Buffers along Streets. • "Locate small scale neighborhood commercial areas within planned residential developments as part of the development plan." (3.05.01E) The proposed concept plan depicts a mix of residential, neighborhood friendly commercial uses, an elementary school, YMCA, and possibly a library and health complex. • "Require neighborhood and community commercial areas to create a site design compatible with surrounding uses (e.g. landscaping, fences, etc.)." (3.05.02A) The future neighborhood commercial uses should create a site design that provides appropriate landscaped buffers to residential uses while integrating the mix of uses through complementary building materials and design elements and pedestrian and vehicular interconnectivity. Several of the proposed Development Agreement provisions will ensure compliance with this policy. Hill Properties/Century Farm School CPAM-15-001; AZ-15-004; RZ-15-007 PAGE 4 • "Restrict private curb cuts and access points on collectors and arterial streets." (3.06.02D) The UDC (11-3A-3) restricts access to arterial and collector streets when access is available from a local street. Future development should comply with the standards for access listed in UDC 11-3A-3. • "Adopt land use designations that will allow for housing opportunities for all income levels." (3.07.01D) The proposed MU-N land use designation and subsequent R-8 and C-Nzoning will allow for a variety of residential opportunities within this area which will contribute to the variety of housing opportunities available in the City. • "Consistent with the Transportation and Land Use Integration Plan, require all new residential neighborhoods to provide sidewalks, curb and gutters, and complete streets." (3.07.02B) No development is proposed with this application. Upon development of each phase of this project, the developer will be required to provide street improvements. • "Require pedestrian access connectors in all new development to link subdivisions together to promote neighborhood connectivity as part of a community pathway system." (3.03.03B) Future development of this site should include pedestrian pathways that link the mixed use area with the residential and the elementary school/YMCA site as well as to adjacent off -site properties. • "Provide a variety of park types (neighborhood parks, community parks, regional parks) interspersed throughout the community." (6.01.02F) The concept plan proposes a neighborhood park consisting of approximately 10 acres to be developed on this site, in the vicinity of the elementary school and YMCA. • "Require screening and buffering of commercial and industrial properties to residential use with transitional zoning." (3.06.01E) The proposed C-N zoning allows for neighborhood friendly small-scale commercial uses with limited hours of operation. A minimum 20 foot wide landscape buffer to residential uses will be required in the future in accord with the standards listed in UDC 11-3B-9C. STATE REQUIRED COMPREHENSIVE PLAN ANALYSIS Idaho's counties and cities are required by law, Idaho Code 67-6508, to prepare, implement, review, and update a comprehensive plan which outlines goals and policies for land use. Fourteen elements which must be addressed in the plan are listed in the Code. It is the detailed ordinances that then spell out how these policies are to be achieved. The order in which the following policies are presented implies no order or priority. a. Community Design The purpose of this element is to ensure a pattern of planned growth resulting in orderly and attractive developments within the City of Meridian. The intended use of this property is a mix of single-family dwellings at densities of 4 to 8 dwelling units per acre; neighborhood scale retail, office, professional, and convenience uses; and an elementary school, YMCA, City park, and potentially a library and health complex. There are no specific commercial uses proposed with this application. To promote quality design, all future structures, except for single-family detached homes, will be required to comply with the City's design standards contained in UDC 11-3A-19 and the guidelines contained in the Meridian Design Manual. Hill Properties/Century Farm School CPAM-15-001; AZ-15-004; RZ-15-007 PAGE 5 b. Population The City of Meridian must ensure that population growth is accommodated in an orderly pattern. Residential and commercial developments must be easily served by City infrastructure and public services. Necessary services are currently available to the subject site and should still be available upon development of the site. c. Housing The City of Meridian is charged with ensuring an adequate and attractive living environment which meets the needs of City residents of different ages, family sizes, lifestyles, and income levels. To accomplish this, the plan identifies areas appropriate for residential development and areas not appropriate. This site is currently designated for low density residential uses (under 3 dwelling units per acre) and the applicant proposes to change the land use designation on 39.83 acres of the site to allow medium density residential uses (3-8 dwelling units per acre) and neighborhood friendly commercial uses as well as a school, YMCA, and potentially a library and health complex. The future single-family residential units will contribute to the variety of housing options available within the City and the commercial portion will provide services to area residents. d. Economic Development Meridian's economic base has been gradually shifting over the last 20 years from a farming -based economy to a retail, service, and manufacturing -based economy. During this time, local policy with regard to the types of lands needed to support the economic and employment needs of the community has also changed. The Comprehensive Plan forecasts the need to continually adjust the provision of commercial lands in order to gradually broaden economic opportunity throughout the City. The subject property is currently identified as appropriate for low density residential uses. Because the site is located at the corner of two arterial streets and a mid -mile collector street, Staff believes medium density residential uses near the corner and commercial uses near the mid -mile adjacent to the collector may be more appropriate and provide a transition to lower density residential uses to the south and east of the site. e. Public Services, Facilities, and Utilities City water and sewer service is available to the subject property and will be extended upon development by the developer. f. School Facilities and Student Transportation The purpose of this element is to direct new residential development to areas with adequate school facilities and student transportation. No comments have been received from the West Ada School District to determine if the school facilities and student transportation in this area are adequate to serve additional residents. However, a new elementary school is proposed as part of this development to break ground this fall and a new high school is planned to the north at the northwest corner of E. Amity Rd. and S. Howry Ln. which should help serve existing and new residents. According to the school districts' boundary map, Lake Hazel Elementary, Lake Hazel Middle, and Mountain View High School currently serve the residents in this area. g. Transportation The purpose of this element is to promote an efficient and safe transportation system within the City. Because the existing plan for the site is low density residential, Staff is of the opinion the proposed FLUM amendment to medium density residential and mixed use neighborhood would increase traffic within this area of the City. Hill Properties/Century Farm School CPAM-15-001; AZ-15-004; RZ-15-007 PAGE 6 h. Natural Resources The purpose of this element is to promote conservation of areas of natural significance, where appropriate. Staff is not aware of any natural resources that exist on this site that would be impacted by the proposed development. i. Special Areas The subject amendment does not directly impact any lands designated for open space, natural resources, or scenic areas, nor does the parcel contain any known significant or sensitive natural resources. j. Hazardous Areas The purpose of this element is to ensure regulation of development in hazardous areas, such as floodplains, unstable slopes, etc. Staff is unaware of any hazardous areas on this site. k. Recreation Recreation resources within Meridian include 19 developed City parks totaling approximately 248 acres. The City is in the process of developing new park facilities. The City also maintains several pathways. This site is not formally designated for recreational purposes. 1. Land Use The Comprehensive Plan Future Land Use Map is a graphic representation of applicable policies and goals of Meridian's Comprehensive Plan. The Map has been prepared to identify suitable areas for future residential, commercial, and industrial development. The Map is designed to be a projection of growth patterns for the City. Therefore, the Map is to be used as a guide for decisions regarding request for land use changes. Staff is of the opinion the proposed single-family residential and neighborhood commercial development of this site is consistent with the proposed future land use designation of MU-N. in. Implementation The City provides the necessary staff and facilities to administer and enforce the policies and goals of the Comprehensive Plan. The City of Meridian Planning Division will administer the Comprehensive Plan and its policies through the Unified Development Code. The Planning & Zoning Commission is also authorized by the Council to review, approve and make recommendations on proposals affecting the public's interest in land use. The City Council is the ultimate decision making authority on most land use applications. n. Property Rights The purpose of this element is to ensure that the land use policies, restrictions, conditions, and fees do not unconstitutionally violate private property rights, and establish a consistent review process that enable the City to ensure that any proposed actions will not result in an unconstitutional taking of private property without due process of law. Staff believes that the requested Comprehensive Plan Land Use Map change would not unconstitutionally violate private property rights. A neighborhood meeting was held on April 9, 2015 of whichl l people attended (see sign-up sheet included in application). STAFF ANALYSIS: Staff believes the MU-N designation is appropriate for this property due to the above - noted reasons. Additionally, locating the neighborhood commercial uses near the mid -mile with an elementary school, YMCA, City Park and possibly a library and health complex to the south, along with supporting residential uses meets the intent of mixed use designated areas. Therefore, staff is in support of the applicant's request for an amendment to the FLUM from LDR to MU-N. Hill Properties/Century Farm School CPAM-15-001; AZ-15-004; RZ-15-007 PAGE 7 VIII. ANALYSIS A. Analysis of Facts Leading to Staff Recommendation: ANNEXATION & ZONING (AZ): The applicant proposes to annex and zone 78.62 acres of land with R-8 (39.83 acres) and C-N (38.79 acres) zoning districts. As discussed above in Section VII, staff believes the proposed zoning is consistent with the corresponding proposed FLUM designation of MU-N and the policies in the Comprehensive Plan. If the CPAM is not approved, the annexation and zoning of this property should not proceed. A conceptual site plan was submitted that depicts how the site is proposed to develop with a mix of uses consisting of medium density residential homes at densities of 4-8 dwelling units per acre; neighborhood scale retail, office, and professional convenience uses; and West Ada elementary school, a YMCA, City park, and potentially a library and health complex (see Exhibit A.3). The applicant plans to subdivide the annexation area in the future. There are 3 existing homes on this site. The home along the center of the south boundary of the annexation area is proposed to be zoned R-8 and is proposed to remain. The home at the southeast corner of the site is proposed to be included in the C-N zoned area and is proposed to remain as long as the current owners live there; after which time, the YMCA will then redevelop and expand into that area. The home along the north boundary of the site is also proposed to be included in the C-N zoned area and is proposed to remain until redevelopment occurs, at which time the home and outbuildings will be removed. The C-N zone prohibits single-family residential uses; therefore, staff recommends if the applicant does not want to remove the two existing homes, that they are annexed with a residential zone and rezoned in the future when the site is ready to redevelop commercially. Staff further recommends the legal description for the C-N zone is revised to exclude these residential properties; the legal description for the R-8 zone is revised to include the residential property adjacent to Amity Road; and a new legal description for the R-8 zone is submitted for the residential property at the southeast corner of the site, prior to the City Council meeting. The existing homes will be required to hook up to City water and sewer service within 60 days of services becoming available per MCC 9-14A. The addresses of the existing homes to remain on the site will be changed at the time of development of the property. The legal description submitted with the application, included in Exhibit C, shows the boundaries of the property proposed to be annexed and rezoned. The property is contiguous to land that has been annexed into the City and is within the Area of City Impact boundary. The City may require a development agreement (DA) in conjunction with an annexation or rezone pursuant to Idaho Code section 67-6511A. In order to ensure the site develops as proposed with this application, staff recommends a DA is required as a provision of annexation and zoning with the provisions included in Exhibit B. REZONE (RZ): The applicant proposes to rezone 8.39 acres of land along the southern boundary of the site from the R-8 to the C-N zoning district consistent with the proposed MU-N FLUM designation. This property was annexed with the Hill's Century Farm development in 2014. The school building is proposed to extend over the north property boundary onto the subject Hill property. Approval of the rezone to C-N will allow the school parcel to be regulated under one zoning jurisdiction rather than two and will allow the school to develop without approval of a conditional use permit, which is required in the R-4 district. The applicant plans to submit a property boundary adjustment application after the annexation and rezone is approved to reconfigure the existing parcel boundaries to create a buildable parcel for the Hill Properties/Century Farm School CPAM-15-001; AZ-15-004; RZ-15-007 PAGE 8 school, YMCA and other associated uses. The West Ada School District plans to begin construction of the elementary school late this summer. The legal description submitted with the application, included in Exhibit C, shows the boundaries of the property proposed to be rezoned. The City may require a development agreement (DA) in conjunction with a rezone pursuant to Idaho Code section 67-6511A. Because the rezone area is proposed to develop as part of the larger annexation area to the north, Staff recommends this property is removed from the existing DA (recorded as Instrument #2015-003138) and included in the DA required for the annexation area. This will ensure this site develops as proposed with this application per the concept plan included in Exhibit A.3. Staff is recommends approval of the proposed CPAM, AZ and RZ applications with the requirement of a development agreement with the provisions listed in Exhibit B. IX. EXHIBITS A. Drawings/Other 1. Vicinity Map 2. Existing & Proposed Future Land Use Map 3. Conceptual Development Plan B. Agency & Department Comments/Conditions C. Legal Descriptions and Exhibit Maps for Proposed Annexation & Rezone D. Required Findings from Unified Development Code Hill Properties/Century Farrn School CPAM-15-001; AZ-15-004; RZ-15-007 PAGE 9 F/Z Site Ae, The red -outlined area is the proposed site for the elementary school, YMCA, City park, and potentially, a library and health complex Hill Properties/Century Farm School CPAM-15-001; A7--15-004; RZ-15-007 PAGE 11 Exhibit A.2: Existing & Proposed Future Land Use Map Date:5.+1512015 Existing Land Uses 0 500 1.000 — - Feet 0 PA ew,�«., o.t a I 'ti. Ley en d — Estate t Rural Residential nLow Density Reside ntiai ED Medium Density Residential O Fled -High Density Residential W 0 _ High Density Residential e� - Commercial Office ! Industrial Old Town 1' C� hllxed Use Neighborhood—j Mixed Use Community Mixed Use Non -Residential Proposed Land Uses u mixed Use Regional Wlixed Use- Interchange J Civic T WE 0 Civic TIA i I Park MU -Res mu-Com — Lifestyle Center n Mixed Employment � Low Density Employment High Density Employment V Gas ----- e>, VOW 0 W 4110 Hill Properties/Century Farm School CPAM-15-001; AZ-15-004; RZ-15-007 PAGE 12 Exhibit A.3: Proposed Concept Plan 4 w L bn .EIS , :r n row,....>. K a:. £ Neighborhood AL Scale Retail, Office, Professional MediumResidential Convenience '.. , . .. (4 to 0 dwellings/ acre) West Ala Elementary , �' School, YMCA, City Park, Library, and •�A4 .a Heath Cauti lex : �. rHill's ;� Century Farm Subdivision 'pwiw.,, ��.xi•... Hill Properties/Century Farm School CPAM-15-001; AZ-15-004; RZ-15-007 PAGE 13 Hill Properties/Century Farm School CPAM-15-001; AZ-15-004; RZ-15-007 PAGE 14 B. Agency & Department Comments 1. PLANNING DIVISION 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. Currently, a fee of $303.00 shall be paid by the applicant to the Planning Division prior to commencement of the DA. The DA shall be signed by the property owner and returned to the City within two (2) years of the City Council granting the annexation. The DA shall, at minimum, incorporate the following provisions: a. Improve S. Howry Lane as a public street adjacent to the east boundary of this site as required by Ada County Highway District. b. Business hours of operation in the C-N district shall be limited from 6:00 am to 10:00 pm asset forth in UDC 11-2B-3A.4. c. Future development of this site shall be generally consistent with the concept plans submitted with this application included in Exhibit A.3. d. Future development of this site should include a pedestrian pathway network that links the mixed use area with the residential and the elementary school/YMCA site as well as adjacent off -site properties. Vehicular connections should also be provided for interconnectivity within the site. e. The three (3) existing homes shall be required to hook up to City water and sewer service within 60 days of services becoming available per MCC 9-14A. The two existing homes proposed to remain in the C-N zone shall be annexed with R-8 zoning. Upon redevelopment, the City will consider a request for non-residential zoning on these properties consistent with the MU-N designation. f. The rear or sides of homes on lots that face S. Eagle Road and E. Amity Road shall incorporate articulation through changes in materials, color, modulation, and architectural elements (horizontal and vertical) to break up monotonous wall planes and roof lines. g. Because the conceptual "bubble" plan for the mixed use area shown in Exhibit A.3 is very conceptual in nature and only depicts future possible uses and no site details, a more detailed plan shall be submitted through an amendment to the development agreement prior to a plat application being submitted and any development occurring beyond the school/YMCA/park site. To ensure development is consistent with the objectives and vision of the MU-N designation, at a minimum, the future plan should incorporate the following: i. Buildings in the commercial portion of the development should be arranged to create some form of common usable area such as a plaza or green space; ii. Transitional uses and/or landscape buffering should be provided between commercial and existing low- or medium -density residential development; iii. The project should include at least 3 types of land uses; iv. Community serving facilities (i.e. a school, park, YMCA, library, hospitals, churches, daycares, civic buildings, or public safety facilities) should be provided; (as proposed) V. Public and quasi -public spaces (i.e. plazas, parks, outdoor gathering areas, open space, library and schools) should comprise a minimum of 10% of the development area, (as proposed) Hill Properties/Century Farm School CPAM-15-001; AZ-15-004; RZ-15-007 PAGE 15 vi. Street sections consistent with the Ada County Highway District Master Street Map are required; vii. Neighborhood serving uses and dwellings should be integrated; viii. Residential uses should comprise a minimum of 40% of the development area with densities ranging from 6 to 8 units per acre with supporting non-residential services. Non-residential uses should be smaller scale and provide a good or service that people typically don't travel more than a mile for and need regularly; (6 to 8 units per acre is consistent with the R-8 zoning & falls within the range desired in MU-N designated areas) ix. Non-residential buildings should be proportional to and blend in with residential buildings; X. Employment opportunities for those living in the neighborhood are encouraged; xi. Connectivity and access between non-residential and residential land uses is critical; xii. Maximum building size should be limited to a 20,000 s.f. building footprint (excluding the school site) unless a structure contains a mix of both residential and office or commercial land uses. 2. PUBLIC WORKS DEPARTMENT 2.1 Site Specific Conditions of Approval 2.1.1 The addresses of the existing homes to remain on the site will be changed at the time of development of the property. 2.1.2 Sanitary sewer and water service to the subject site will be via extensions of existing mains in the vicinity. 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. 2.1.3 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 F 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. All easements must be submitted, reviewed, and approved prior to development plan approval. 2.1.4 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. Applicant must file an application for surety, which can be found on the Community Development Department website. Please contact Land Development Service for more information at 887-221. 3. POLICE DEPARTMENT 3.1 The Police Department did not submit comments on this application. Hill Properties/Century Farm School CPAM-15-001; AZ-15-004; RZ-15-007 PAGE 16 4. FIRE DEPARTMENT 4.1 The Fire Department has no comments related to this application. 5. REPUBLIC SERVICES 5.1 Republic Services has no comments related to this application. 6. PARKS DEPARTMENT 6.1 The Park's Department has no comments related to this application. 7. ADA COUNTY HIGHWAY DISTRICT Comments have not yet been received from ACHD on this application. Hill Properties/Century Farm School CPAM-15-001; AZ-15-004; RZ-15-007 PAGE 17 C. Legal Descriptions and Exhibit Maps for Proposed Annexation & Rezone April 29, 2015 Project No.: 14031 9133 WE51`SietI l S'17t1 El I3C11St., 11.► f33714 j 209h39h-93!l ( FAH 2()8.6 '),6930 EXHIBIT A LEGAL DESCRIPTION FOR PARCEL ANNEXATION A parcel of land being a portion of the North 2/2 of the NW 1/4 of Section 33, Township 3 North, Range 1 East, Boise Meridian, Ada County, Idaho and being more particularly described as follows: commencing at a found aluminum cap marking the Northwest comer of said Section 33, which bears N89'15'22"W a distance of 2,660.61 feet from a found brass cap marking the North 1/4 corner of said Section 33; Thence following the northerly line of said NW 1/4 of Section 33, S89'15'22"E a distance of 350.17 feet to the POINT OF BEGINNING. Thence following said northerly line, S89"15'22"E a distance of 980.14 feet to a point being the W 1/16 corner of said Section 33; Thence following said northerly One S89°15'22"E a distance of 1,330.31 feet to a found brass cap marking the North 1/4 corner of said Section 33; Thence leaving said northerly fine and following the easterly line of said Section 33, SWI9'09"W a distance of 1,329.06 feet to a found 5/8-Inch rebar marking the CN 1/16 corner of said Section 33; Thence leaving said easterly line and following the southerly line of the North 1/2 of said NW 1/4 of Section 33, N89°27'S2"W a distance of 2,658.26 feet to a found 3/4-inch rebar marking the N 1/16 corner of said Section 33; Thence leaving said southerly line and following the westerly line of said NW 1/4 of Section 33, N00'13'13'E a distance of 988.57 feet to a point; Thence leaving said westerly fine, S89'15'22"F a distance of 350.17 feet to a point; Thence N00'13'13"E a distance of 350.17 feet to the POINT OF BEGINNING. Said parcel contains 78.621 acres, more or less, and is subject to all existing easements and/or rights -of -way of record or Implied. Attached is EXHIBIT B and by this reference made a part of, ENGINFFRS I SURVF,YORS ( PIANNERS wwwArnenglip,com 6 12459 a of ♦�� y.Z9• Z06 Hill Properties/Century Farm School CPAM-15-001; AZ-15-004; PZ-15-007 PAGE 18 T OF COM6�T NMf E. Amity Road fshm OFXwel, POM1T OF WMT 1/16 CUR BEGINNING SECTIONS 2U33 3'22 1 Total Annexation Area: 78.621t (3su.,r � APN; 51133223005 O � oc 60 ro� 10 N i t6 CAR W N1 /1S COR SE S 321c33 3El:l,ON 33 -\ 13 .13' PROPOSM MLL*S CDOURY FARM SLWVISION LEGEND BRASS CAP ® ALUMM M CAP O 3/4-4NCH REAR 0 3/9-INCH REW A CALCULATED POINT �-•REZONE BOUNDARY �- - - - —SECTION LINE NM RIGHT-OF-WAY LINE NORTH 1/4 COR SEC7tON 33 I APN. S1133212430 n AM S1133212420 CN 1/16 COR SECTM9N 33 I I 1 UNPLATIED Z V d X 1N. ZZ ZW Z Q tnn LAJ V Uu aZ Z m 12 N S CO x IJI M M O Li" Q Oq N `-1 g H m Lj tJJ Z M O F— Z M OM P Z RE Q N SHEET: 1 OF 1 •OM• O Nf•tn4 0,40w mq•ma•a FAX CM1 m•.•••o Hill Properties/Century Farm School CPAM-15-001; AZ-15-004; RZ-15-007 PAGE 19 mkm a1LL-fabVAt-rV mmm �J'UWFV 1'$IF111 `ifRlC:i iSOVSI,108311/1 1 208.019,6939 1 1AX20K639,0930 April 29, 2015 Project No,:14-031 EXHIBIT A LEGAL DESCRIPTION FOR REZONE TO R8 A parcel of land being a portion of the NW 1/4 of the NW 1/4, and a portion of the SW 1/4 of the NE 2/4 of the NW 1/4 of Section 33, Township 3 North, flange i East, Boise Meridian, Ada County, Idaho and being more particularly described as follows: Commencing at a found aluminum cap marking the Northwest corner of saki Section 33, which bears N89"15'22"W a distance of 2,660.61 feet from a found brass cap marking the North 1/4 corner of said Spctk)n 33, Thence following the northerly line of said NW 1/4 of the NW 1/4 of Section 33, S89'15'22"E a distance of 350.17 feet to the POINT OF BEGINNING. Thence following said northerly line, S89°15'22E a distance of 980.14 feet to a point being the W 1/16 corner of said Section 33; Thence leaving said northerly line and following the easterly tine of said NW 1/4 of the NW 1/4 of Section 33, S00'16'11"W a distance of 864.15 feet to a point; Thence leaving said easterly line, S89°43'49"E a distance of 171.42 feet to a point; Thence S00'16'11"W a distance of 470.SS feet to a point on the southerly line of said NE 1/4 of the NW 1/4 of Section 33; Thence following saki southerly tine, N8927'52"W a distance of 171A2 feet to a point being the NW 1/16 corner of said Section 33; Thence leaving said southerly line and following the southerly line of said NW 1/4 of the NW 1/4 of Section 33, N89*27'52"W a distance of 1,329,13 feet to a found 3/4-inch rebar marking the N 1/16 comer of said section 33; Thence leaving said southerly line and following the westerly line of said NW 1/4 of the NW 1/4 of Section 33, N00'13'1.3"E a distance of 988.57 feet to a point; Thence leaving said westerly line, S89"15'22"E a distance of 350.17 feet to a point; Tly-A ce N00'13'13"E a distance of 350.17 feet to the POINT OF BEGINNING. Said parcel contains 39.827 acres, more or less, and is subject to all existing easements and/or rights -of -way of record or implied. Attached is EXHIBIT B and by this reference made a part of. ENGINUM I St.1RVFYORS I PI ANNF,RS www.kmengiip.com Hill Properties/Century Farm School CPAM-15-001; AZ-15-004; RZ-15-007 PAGE 20 I POINT Of COMMENCEMENT NORTH 1/4 COR NW CDR SECTION 33 SECTION 33 ARINGS E. Amity Road S8e�i5'22�E 2� 660.61' �� ��17'` RM-980.14' Ml+ Z 1330.31POIWNT OF $ BEGINNINGWEST 11 SEC11ONS 2W3 n S8V 15'22'F v gr350.17' m UNPLATTED Total Rezone: 39,827t ' b APN: S1133223005 (v�i n� CURRENT ZONING: RUT -q PROPOSED ZONING: R8 fT fY REZONE AC: 37.977t 89' S43'49"E c r1 171.42' n a4.•` L1.JMt�* n LnZ I z � z- NZOU..'� IN1.1N T / L cN T 16 COR /16 COR SECTION 33 TIONS 32&33 N W 1 /16 COR h SECTION 33 SSg27'52"E PL MW27'52"W 1329.13' 1157.71' N89 27'52"W UNPLATTED 171.42' N LEGEND wn•._....._._....._._...__._ BRASS CAP ALUMINUM CAP ® 3/4-INCH REBAR ® 5/8-INCH REBAR 0 150 300 600 CALCULATED POUT REZONE BOUNDARY 1.1=W0' — — — — — SECTION LINE E 11 HNEERS. SlkrffWRS, KANERS R/W-- RIGHT-OF-WAY LINE 0223 WEST STATE STREET ROM, ONTO 83714 Pfimw 1N701639 6939 TAz120E1639.493Q EXHIBIT B - REZONE TO R8 DATE: A79-INNS BRIGHTON INVESTMENTS, LLC. SHEET: A PORTION OF NW 1/4 NW 1/4 AND A PORTION OF SW 1/4 NE 1/4 NW 1/4 1 OF 1 SECTION 33, T. 3 N., R. 1 E., B.M., ADA COUNTY, ID Hill Properties/Century Farm School CPAM-15-001; AZ-15-004; RZ-15-007 PAGE 21 April 29, 2015 Project No.:14-031 ILL -PM-PG2!tV �lz 3.1 wLSt srnrr. 717r r.T tic isr:,, n; �a zo . ,3��.er(>: t� I FAX 208.e,.3cJ 6930 EXHIBIT A LEGAL DESCRIPTION FOR REZONE TO G-N A parcel of land being a portion of the NE 1/4 of the NW 1/4 of Section 33, Township 3 North, Range 1 East, Boise Meridian, Ada County, Idaho and being more particularly described as follows: Commencing at a found aluminum cap marking the Northwest corner of said Section 33, which bears N89°15'22"W a distance of 2,660.61 feet from a found brass rap marking the North 1/4 corner of saki Section 33; Thence fallowing the northerly line of the NW 1/4 of the NW 1/4 of Section 33, S89°1522"E a distance of 1,330.31 to a point being both the W 1/16 corner of said Section 33 and Section 28, and the POINT OF BEGINNING. Thence leaving said northerly One and following the northerly line of said NE 1/4 of the NW 1/4, S89°15'22"E a distance of 1,330.31 feet to said found brass cap marking the N V4 corner of said Section 33; Thence leaving said northerly line and following the easterly One of said NE 1/4 of the NW 1/4, SW"19'09"W a distance of 1,329.06 feet to a found 5/8-inch rebar marking the CN 1/16 corner of said Section 33; Thence leaving said easterly One and following the southerly line of said NE 114 of the NW 1/4, N89'27'52"W a distance of 1,157,71 feet to a point; Thence leaving said southerly line, N00"16'11"E a distance of 470.55 feet to a point; Thence N89°43'49"W a distance of 171.42 feet to a point on the westerly line of said NE 1/4 of the NW 1/4; Thence following said westerly line, N00'16'11"E a distance of 864.15 feet to the POINT OF BEGINNING. Said parcel contains 38.794 acres, more or less, and is subject to all existing easements and/or rights -of -way of record or implied. Attached is EXHIBITS and by this reference made a part of. M, Is P a ,124594 'l If OF L . 'Bt�v ItV•2',S ENGINEERS I SURVEYORS I PLANNERS www.kmengllp.coni Hill Properties/Century Farm School CPAM-15-001; AZ-15-004; RZ-15-007 PAGE 22 ///--- POINT OF COMMENCEMENT / NW COR SECTION 33 E. Amity Road NORTH 1/4 OOR / BASIS OF BEARINGS SECTION 33 _ S88'1S'22"E 2660.61' Cf 1330.31'1t//T+-1330.31' VIVOcc o POINT OF BEGINNING WEST 1/16 CORNER SECTIONS 28&33 M LU r CA r Total Rezone: 38.794± APN: S1133212450 (POR) w UNNLAVIED CURRENT ZONING: RUT (® PROPOSED ZONING: C—N M z REZONE AC: 31.5.59f 1 rjt N8T43'49'W 171.42' o 0 ir> ea API: 51133212420 r CURRENT ZONING: RUT w PROPOSED ZONING: C—N r REZONE AC: 7.235t I g Z L1 ..� �IJfl9'27'52'W'I157.71' .... `— N 1/16 COR CH 1/16 COR SECTIONS 32&33 UNPLATTED SECTION 33 UNPLATTED LEGEND N _ BRAS_-_- CAP ® ALUMINUM CAP 3/4—INCH REBAR ® 5/6—INCH REBAR MIck 0 150 300 600 0 CALCULATED POINT REZONE BOUNDARY1 "=300' — - " SECTION LINE E9tOWERIS-SUMYURS.PIANHERS RAYr RIGHT--OF—WAY LINE 9133 West STATE STRUT MSE, ODA40 83714 rrAX122Di6"-66914 rax (108i6»-6930 EXHIBIT B - REZONE TO C-N BRIGHTON INVESTMENTS, LLC. DATE: 4-M•t01S PROJECF: 14*11. SI4EET: A PORTION OF THE NE 1/4 NW 1/4 1 OF 1 SECTION 33, T. 3 N., R. 1 E., B.M., ADA COUNTY, ►D Hill Properties/Century Farm School CPAM-15-001; AZ-15-004; RZ-15-007 PAGE 23 tZct�-U e csa�. S r t km 9233 WEST STATE STREET f f10ISE,10 83714 208.639.6939 fAX 2.08.639.6930 April 29, 2015 project No.:14-031 EXHIBIT A LEGAL DESCRIPTION FOR REZONE TO C-N A parcel a parcel of land situated in a portion of the Southeast 1/4 of the Northwest 1/4 of Section 33, Township 3 North, Range 1 East, Boise Meridian, City of Meridian, Ada County, Idaho, and being more particularly described as follows: Commencing at an aluminum cap monument marking the north 1/4 corner of said Section 33, thence following the easterly line of the Northwest 1/4 of said Section 33, S00"19'09"W a distance of 1,329.06 feet to a found 5/8-inch rebar marking the northeast corner of said Southeast 1/4 of the Northwest 1/4 (C-N 1/16 corner) and being the POINT OF BEGINNING. Thence following said easterly line, S00°19'09"W a distance of 141.58 feet to a point which bears N00'19'09"E a distance of 1,187.48 feet from a found 5/8-inch rebar marking the Center of said Section 33; "thence leaving said easterly fine, 540"18'58"W a distance of 89.45 feet to a point; Thence 254.21 feet along the arc of a circular curve to the right, said curve having a radius of 331.50 feet, a delta angle of 43"56'14", a chord bearing of S62°17'04"W and a chord distance of 248.03 feet to a point; Thence S84"15'11'W a distance of 120.50 feet to a point; Thence 340.80 feet along the arc of a circular curve to the left, said curve having a radius of 618.50 feet, a delta angle of 31'34'160, a chord bearing of 568'28'03"W and a chord distance of 336.51 feet to a point; Thence N37°19'04"W a distance of 63.00 feet to a point; Thence N33°25'00"W a distance of 20.05 feet to a point; Thence N54'48'00"W a distance of 101.79 feet to a point; Thence N70°23'47"W a distance of 85.44 feet to a point; Thence N83"29'140W a distance of 71,86 feet to a point; Thence N89°27'54"W a distance of 98.19 feet to a point; Thence NOO°32'06"E a distance of 307.67 feet to a point on the northerly line of said Southeast 1/4 of the Northwest 1/4; Thence following said northerly line, S89'27'52"E a distance of 1,090.81 feet to the POINT OF BEGINNING. Said parcel contains 8.391 acres, more or less, and is subject to all existing easements and/or rights -of -way of record or implied. Attached hereto is Exhibit B and by this reference is made a part hereon, ENGINEERS I SURVEYORS I PLANNERS wwwAmenglip.com Hill Properties/Century Farm School CPAM-15-001; AZ-15-004; RZ-15-007 PAGE 24 —E. Amity Road N POINT OF COMMENCEMENT N 1/4 CORNER SECTION 33 Z J I U uj 0 75 150 00 o� F- Z UNPLATTED POINT OF BEGINNING n U j W Plan Scale C-N 1/16 CORNER SECTION 33 OZ — — � S8W2Ts2•E 1090.81' LU Ln Lu m N � fnD n En Total Rezone: 8.391t 8 0 S40'18'581W -2 89.45' APN: S1133233610 (POR) rn W b� N89'27'54W CURRENT ZONING: IRSW PROPOSED ZONING: C-N co r98.19'—N83'29't4'YV 1.86' N70-23.47-W 00 N54'48'00'W , �101.79' '- 0' C.2 1120.50' �$84'15�'11 N33'25'00'W CENTER OF 20.05' 1437-19'04'W SECTION 33 63.00' PROPOSED HILL'S CENTURY FARM SUBDIVISION LEGEND CURVE TABLE CURVE RADIUS I LENGTH DELTA CHORD SAG CHORD C1 331.50' 254.21' 4.756'14" S62'17'04'W 248.03' C2 618.50' 340.80' 31-34'16" S68'28'O3'W 336.51' Q! BRASS CAP 5/8-INCH RESAR © CALCULATED POINT �— — —REZONE BOUNDARY — — — — — SECTION UNE 0 �, Z r1 0 V za �< ii W N m W = Lu h V-4 Z Z 0 M G~C ~ Q M 0- Z 0 t W Ln rwaetT: 24032 SHEET: 1 OF 1 ENGINEERS. SURVEYORS. PLANNERS 9233 WESTSTATE SIRE" PHONE(2090 SH.6939 FAX (206) 63MBO Hill Properties/Century Farm School CPAM-15-001; AZ-15-004; RZ-15-007 PAGE 25 D. Required Findings from Unified Development Code 1. COMPREHENSIVE PLAN AMENDMENT 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 amendment to the Comprehensive Plan, the Council shall make the following findings: a. The proposed amendment is consistent with the other elements of the Comprehensive Plan. Staff finds that the proposed changes to the Future Land Use Map are consistent with elements of the Comprehensive Plan as detailed in Section VII above. b. The proposed amendment provides an improved guide to future growth and development of the city. Staff finds that the proposal to modify the Future Land Use Map to allow for a mix of residential and neighborhood friendly commercial uses on the site will be compatible with existing and future residential uses in the nearby vicinity. c. The proposed amendment is internally consistent with the Goals, Objectives and Policies of the Comprehensive Plan. Staff finds that the proposed amendment is internally consistent with the Goals, Objectives, and Policies of the Comprehensive Plan (see Section VII for detailed analysis). d. The proposed amendment is consistent with the Unified Development Code. Staff finds that the proposed amendment is consistent with the Unified Development Code. e. The amendment will be compatible with existing and planned surrounding land uses. Staff finds the proposed amendment will be compatible with the surrounding existing and future residential uses. f. The proposed amendment will not burden existing and planned service capabilities. Staff finds that the proposed amendment would not burden existing and planned service capabilities in this area of the city. Sewer and water services are available to be extended to this site. g. The proposed map amendment (as applicable) provides a logical juxtaposition of uses that allows sufficient area to mitigate any anticipated impact associated with the development of the area. Staff finds the proposed mixed use development of this property is consistent with the proposed map amendment and will not significantly impact development in this area and provides a logical juxtaposition of uses. h. The proposed amendment is in the best interest of the City of Meridian. For the reasons stated in Sections VII and VIII and the subject findings above, Staff finds that the proposed amendment is in the best interest of the City. 2. ANNEXATION/REZONE 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 rezone, the Council shall make the following findings: Hill Properties/Century Farm School CPAM-15-001; AZ-15-004; RZ-15-007 PAGE 26 a. The map amendment complies with the applicable provisions of the Comprehensive Plan; The Applicant is proposing to annex the subject property with R-8 and C-N zoning districts consistent with the proposed FLUM designation of MU-N. Therefore, Staff finds that the proposed map amendment complies with the provisions of the Comprehensive Plan and should be compatible with adjacent existing and future residential uses (see section VII above for more information). b. The map amendment complies with the regulations outlined for the proposed district, specifically the purpose statement; The City Council finds that the proposed map amendment to the R-8 zoning district is consistent with the purpose statement for the residential districts as detailed in Section VIII above. c. The map amendment shall not be materially detrimental to the public health, safety, and welfare; The City Council 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. 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, The City 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. e. The annexation is in the best of interest of the City (UDC 11-5B-3.E). The City Council finds annexing this property with an R-8 zoning district is in the best interest of the City. 3. REZONE 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 a rezone, the Council shall make the following findings: a. The map amendment complies with the applicable provisions of the Comprehensive Plan; The Applicant is proposing to annex the majority of the site with R-8 and C-N zoning district and rezone a small portion of the site from R-8 to C-N for the development of an elementary school and YMCA. Staff finds that the proposed map amendment (zoning) is generally consistent with the proposed MU-N future land use map designation requested for this site. Therefore, Staff finds the amendment is consistent with the applicable provisions of the Comprehensive Plan (see section VII above). 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 R-8 and C-N zoning districts and proposed mixed use development is generally consistent with the purpose statements of the residential and commercial districts in that it will contribute to the range of housing opportunities available within the City as well as provide nearby services for those residents.. 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 (as applicable) is in the best of interest of the City (UDC 11-5B-3.E). Staff finds the proposed annexation is in the best interest of the City as outlined above in Section VIII.