PZ - Staff ReportStor-It Self Storage – AZ PAGE 1
STAFF REPORT
Hearing Date: June 22, 2017
TO: Planning and Zoning Commission
FROM: Josh Beach, Associate City Planner
(208) 884-5533
Bruce Freckleton, Development Services Manager
208-887-2211
SUBJECT: H-2017-0071 – Stor-It Self Storage at Ten Mile – AZ
1. SUMMARY DESCRIPTION OF APPLICANT’S REQUEST
The applicant, Stor-It Self Storage, LLP has submitted an application for annexation and zoning (AZ)
of 11.86 acres of land with an I-L zoning district for Stor-It Self Storage.
2. SUMMARY RECOMMENDATION
Staff recommends approval of the proposed AZ application with the conditions listed in Exhibit B,
based on the Findings of Fact and Conclusions of Law in Exhibit D.
3. PROPOSED MOTION
Approval
After considering all staff, applicant and public testimony, I move to recommend approval of File
Number H-2017-0071 as presented in staff report for the hearing date of June 22, 2017 with the
following modifications: (Add any proposed modifications.)
Denial
After considering all staff, applicant and public testimony, I move to recommend denial of File
Number H-2017-0071 as presented in staff report for the hearing date of June 22, 2017 for the
following reasons: (You should state specific reason(s) for denial.)
Continuance
I move to continue File Numbers H-2017-0071 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: 3735 N. Ten Mile Road (Parcel # S0434417410)
The site is located in the SE ¼ of Section 34, Township 4N., Range 1W.
b. Owner/Applicant:
Stor-It Self Storage, LLP
P.O. Box 140338
Boise, ID 83714
c. Representative:
Craig Callaham, Quadrant Consulting
1904 W. Overland Road
Boise, ID 83705
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d. Applicant's Request: Please see applicant’s narrative for this information.
5. PROCESS FACTS
a. The subject application is for annexation and zoning. A public hearing is required before the
Planning and Zoning Commission and City Council on this matter, consistent with Meridian City
Code Title 11, Chapter 5.
b. Newspaper notifications published on: June 2, 2017
c. Radius notices mailed to properties within 300 feet on: May 25, 2017
d. Applicant posted notice on site by: June 11, 2017
6. LAND USE
a. Existing Land Use(s): The subject property consists of rural residential land; zoned RUT in Ada
County.
b. Description of Character of Surrounding Area and Adjacent Land Uses and Zoning:
North: Industrial property, zoned I-L
East: N. Ten Mile Road and single-family homes in the Isola Creek Subdivision, zoned R-4
South: Industrial (Existing Stor-It Self Storage) property, zoned I-L
West: City of Meridian Wastewater Facility, Zoned I-L
c. History of Previous Actions: Prior to submitting an application to the city, the applicant processed
a property boundary adjustment through Ada County and removed the 35 foot strip of property
from their parcel. This property now has no street frontage ontyo Ten Mile Road.
d. Utilities:
1. Public Works:
Location of sewer: This proposal does not require sewer service.
Location of water: A water main intended to provide service to the subject site currently exists
in two locations along the south boundary, and another connection is currently being installed
along the north boundary in the Citadel Storage Facility.
Issues or concerns: Applicant shall be required to make water connections with each of the
available sources, as well as stub a water main to the north boundary in the western portion of
the facility.
e. Physical Features:
1. Canals/Ditches Irrigation: The Creason Laterals runs adjacent to the west side of the property.
2. Hazards: Staff is unaware of any hazards that may exist on the site.
3. Flood Plain: This property is not within the floodplain overlay district.
7. COMPREHENSIVE PLAN POLICIES AND GOALS
The subject property is designated Mixed Use – Non Residential (MU-NR) on the
Comprehensive Plan Future Land Use Map (FLUM).
The purpose of this designation is to set-aside areas where new residential dwellings will not be
permitted, as residential uses are not compatible with the planned and/or existing uses in these
areas. For example, MU-NR areas are used near the City’s waste water treatment plant and where
there are mining, heavy industrial or other hazardous operations. The City envisions a wide
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variety of non-residential land uses may occur in MU-NR areas. Employment opportunities,
professional offices, warehousing, flex buildings, and storage uses as well as retail uses are
envisioned. Developments are encouraged to be designed similar to the conceptual MU-NR plan
depicted in Figure 3-6. See pages 31-32 in the Comprehensive Plan for more information.
In reviewing development applications, the following items will be considered in
MU-NR areas:
• No new residential uses will be permitted (existing residential will be allowed to remain and
expand accessory structures).
• Development is not required to comply with the items listed for development in all Mixed
Use areas.
• All developments should have a mix of at least two types of land uses.
• Where mixed use developments are phased, a conceptual site plan for the entire mixed use
area is encouraged.
• In developments where multiple commercial and/or office buildings are proposed, the
buildings should be arranged to create some form of common, usable area, such as a plaza
or green space.
• A transitional use is encouraged on the perimeter of the MU-NR areas between any existing
or planned residential development.
• Community facilities such as a hospital, school, park, daycare, civic building or public
safety facilities are encouraged in larger developments.
• All retail and service commercial components of projects should be directly accessible to
neighborhoods within the section by both vehicles and pedestrians.
• Street sections consistent with the Ada County Highway District Master
Street Maps are required within the Unified Development Code.
• There is neither a minimum nor maximum imposed on non-retail commercial uses such as
office, food service/restaurants, industry or warehouse uses.
Sample uses, appropriate in MU-NR areas would include: employment centers, professional
offices, flex buildings, warehousing, industry, storage facilities and retail, and other appropriate
non-residential uses. Appropriate zoning districts include: C-G, C-C, L-O, I-L and I-H.
Stor-It Self Storage – AZ PAGE 4
The applicant proposes to annex the site with an I-L zoning district which is an appropriate
zoning district for an MU-NR designated area. The site is proposed to develop with a self-service
storage facility which is also consistent with the list of sample uses. If approved, this project
would be an expansion of the existing Stor-It facility immediately to the south.
This project is a single use, but part of a larger MU-NR area that surrounds the Wastewater
Treatment Plant, so staff does envision a mix of uses developing in the area. There is a mix of
commercial near the intersection of Ustick and Ten Mile Roads and across the street will be a
park and future single family homes.
Staff finds the following Comprehensive Plan policies to be applicable to this property and apply
to the proposed development (staff analysis in italics):
“Plan for a variety of commercial and retail opportunities within the Impact Area.” (3.05.01J)
With the increase of residential units in the area, the proposed storage facility will contribute
to the variety of uses in the northern part of the city and will provide a needed service for
nearby residents.
“Permit new development only where urban services can be reasonably provided at the time
of final approval and development is contiguous to the City.” (3.01.01F)
The proposed development is contiguous to annexed parcels and city services are available.
Staff is of the opinion that the proposed use is generally consistent with the Comprehensive Plan and
the surrounding uses based on the analysis above if the developed in accord with the conditions of
approval in this report.
8. UNIFIED DEVELOPMENT CODE
A. Purpose Statement of Zone: The purpose of the I-L district is to provide for convenient
employment centers of light manufacturing, research and development, warehousing, and
distributing. In accord with the Meridian Comprehensive Plan, the I-L district is intended to
encourage the development of industrial uses that are clean, quiet and free of hazardous or
objectionable elements and that are operated, entirely, or almost entirely, within enclosed
structures. Accessibility to transportation systems is a requirement of this district.
B. Schedule of Use: Unified Development Code (UDC) Table 11-2C-2 lists the principal permitted,
accessory, conditional, and prohibited uses in the I-L zoning district. The proposed self-service
storage is a principally permitted use in the I-L zoning district; compliance with the specific use
standards listed in UDC 11-4-3-34 for the use is also required.
C. Dimensional Standards: Development of the site shall comply with the dimensional standards
listed in UDC Table 11-2C-3 for the proposed I-L zoning district.
D. Landscaping: Per UDC 11-3B-9, a 25-foot ;landscape buffer is required adjacent to the County
residence just east of the project.
E. Off-Street Parking: As proposed, there is no off-street parking required or proposed for this
project.
F. Self-Service Uses: UDC 11-3A-16 lists the specific requirements for self-service uses (see
section 9 below for further analysis).
G. Structure and Site Design Standards: Development of this site must comply with the design
standards in accord with UDC 11-3A-19 and the guidelines listed in the Architectural Standards
Manual (ASM).
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9. ANALYSIS
Analysis of Facts Leading to Staff Recommendation:
1. AZ: The applicant requests annexation and zoning of 11.860 acres of land with an I-L zoning
district, consistent with the MU-NR land use designation.
The legal description submitted with the application, included in Exhibit C, shows the boundaries
of the property proposed to be annexed. 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 pursuant
to Idaho Code section 67-6511A. In order to ensure the site develops as proposed with this
application, staff recommends a DA as a provision of annexation with the conditions included in
Exhibit B.
The applicant proposes to develop a self-service storage facility on the site consisting of the
following:
1. Storage Building units varying in size from 5’ X 5’ to 38’ X 52’ totaling 257,874 square
feet. The applicant proposes to construct the facility in two phases, with approximately
139,089 square feet of storage in the first phase, and 118,785 square feet in the second
phase.
Self-Service Storage Facilities: The specific use standards for the self-service storage facility
listed in UDC 11-4-3-34 apply to development of this site as follows:
A. Storage units and/or areas shall not be used as dwellings or as a commercial or industrial
place of business. The manufacture or sale of any item by a tenant from or at a self -
service storage facility is specifically prohibited.
The applicant must comply with this requirement.
B. On-site auctions of unclaimed items by the storage facility owners shall be allowed as a
temporary use in accord with Section 11-3E temporary use requirements of this Title.
The applicant must comply with this requirement.
C. The distance between structures shall be a minimum of twenty-five feet (25’).
The distance between all of the buildings meets or exceeds the 25-foot distance
requirement.
D. The storage facility shall be completely fenced, walled, or enclosed and screened from
public view. Where abutting a residential district or public road, chain-link shall not be
allowed as fencing material.
This property has no street frontage.
E. If abutting a residential district, the facility hours of public operation shall be limited to
6:00 a.m. to 11:00 p.m.
The site abuts a residential use directly to the east adjacent to Ten Mile Road.
F. A minimum twenty five foot (25’) wide landscape buffer shall be provided where the
facility abuts a residential use, unless a greater buffer width is required by this title.
Landscaping shall be provided as set forth in subsection 11-3B-9C of this title.
Not applicable. The site does not abut a residential use.
G. If the use is unattended, the standards in accord with Section 11-3A-16 self-service uses
of this Title shall also apply. (See standards from UDC 11-3A-16 below).
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H. The facility shall have a second means of access for emergency purposes.
A secondary access exists out to N. Ten Mile Road, along the eastern boundary of the site
just north of the main entrance. The existing access was constructed with the existing
Stor-It facility that abuts the project site immediately to the south.
I. All outdoor storage of material shall be maintained in an orderly manner so as not to
create a public nuisance. Materials shall not be stored within the required yards. Stored
items shall not block sidewalks or parking areas and may not impede vehicular or
pedestrian traffic.
The applicant shall comply with this requirement.
J. The site shall not be used as vehicle wrecking or junkyard as herein defined.
The applicant shall comply with this requirement.
K. For any use requiring the storage of fuel or hazardous material, the use shall be located a
minimum of one thousand feet (1,000’) from a hospital.
The applicant is not proposing to store any hazardous material on the site. The applicant
shall comply with this requirement.
Self-Service Uses: The proposed use of the property is for a self-service storage facility. UDC
11-3A-16 requires all unattended self-service uses to comply with the following requirements:
A. Entrance or view of the self-service facility shall be open to the public street or to
adjoining businesses and shall have low-impact security lighting.
There is an existing entrance to the facility with the previously approved section of the
storage facility. No new entrance is proposed.
B. Financial transaction areas shall be oriented to and visible from an area th at receives a
high volume of traffic, such as a collector or arterial street.
This standard is not applicable.
C. Landscape shrubbery shall be limited to no more than three feet (3’) in height between
entrances and financial transaction areas and the public street.
This standard is not applicable.
Site Plan: A site plan was submitted, included in Exhibit A.2 that depicts a storage facility. The
design of the site should comply with the design review standards listed in UDC 11-3A-19 and
the guidelines contained in the Architectural Standards Manual.
Landscaping: A landscape plan was not submitted with this application. There is a 25-foot
landscape buffer required adjacent to the single family home that is adjacent to the east side of
this property.
Parking: As proposed, there is no parking required for the project. Parking isn’t required for
storage facilities because the trips are usually quick, and there is sufficient blacktop area to
accommodate parking as needed.
Industrial Zoning: All buildings in the I-L zoning district are required to be set back 35 feet
from the street per UDC 11-2C-3.
Access: Direct access to N. Ten Mile Road is not proposed for this section of the storage facility.
As mentioned above, this will be an expansion of the existing Stor-It facility to the south, so no
new access is proposed or required.
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Utilities: Sanitary sewer service to the proposed development will only be needed for the
manager’s office adjacent to N. Ten Mile Road, and therefore no new mainlines will be needed.
Though sewer is not required for this portion of the Stor-It facility, water is required. The
property to the north was recently approved as a self-storage facility, and with that, staff required
that applicant to stub water to the south property line. The applicant will need to coordinate with
that property owner and public works to construct water mains to and through the project from
the existing mainline in N. Ten Mile Road.
Emergency Access: The property to the north (Citadel Storage) was required to provide an
emergency access in order to develop a portion of their site. With a public works condition to
loop water through both developments, the applicant shall provide an emergency access and
utility easement from the cross-access and through the subject property out to N. Ten Mile Road.
The applicant shall coordinate with the adjacent property owner (Parcel # S0434417200) and with
the Public Works Department on the location of the required easements.
Master Street Map: The master street map shows a future collector roadway crossing the
property; however, staff received comments from ACHD stating that they have no concerns with
the subject annexation.
Building Elevations: Structures within the proposed development that are visible from the street
or abutting properties are required to comply with the design review standards set forth in UDC
11-3A-19 and the guidelines contained in the Architectural Standards Manual.
Building materials for the proposed storage structures/wall around the perimeter of the
development consist of ribbed metal walls and trim and metal roofing.
Certificate of Zoning Compliance (CZC) and Design Review (DES): A CZC application is
required to be submitted prior to issuance of building permits. The applicant is required to obtain
approval of a design review application for the proposed structures and site design for the self-
service storage facility. This application may be submitted concurrently with the CZC
application. The applicant must comply with the design standards listed in UDC 11-3A-19 and
the guidelines contained in the Architectural Standards Manual.
In summary staff finds the proposed project complies with the future land use map and applicable
policies of the Comprehensive Plan and the UDC with the conditions of approval listed in Exhibit
B. Based on the aforementioned analysis, staff recommends approval of the subject application.
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10. EXHIBITS
A. Drawings
1. Vicinity Map
2. Proposed Concept Plan (dated: 04/04/2017)
3. Proposed Elevations
B. Conditions of Approval
1. Planning Division
2. Public Works Department
3. Fire Department
4. Police Department
5. Parks Department
6. Republic Services
7. Ada County Highway District
C. Legal Description and Exhibit Map
D. Required Findings from Unified Development Code
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A. Drawings
1. Vicinity/Zoning Map
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2. Site Plan (dated: 04/04/2017)
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3. Proposed Elevations
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B. Conditions of Approval
1. PLANNING DIVISION
1.1.1 A Development Agreement (DA) is required as a provision of annexation and zoning of this
property. Prior to annexation ordinance approval, a DA shall be entered into between the City of
Meridian, the property owner(s) at the time of ordinance adoption, and the developer. A
Certificate of Zoning Compliance application will not be accepted until the ordinance and
development agreement are recorded.
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
Planning Division within six (6) months of the City Council granting annexation, approved by
City Council and recorded. The DA shall, at minimum, incorporate the following provisions:
a. Future development of the site shall be consistent with the design standards listed in UDC 11-
3A-19 and the guidelines in the City of Meridian Architectural Standards Manual (or any
updated versions thereof).
b. Any future development of the site must comply with the City of Meridian ordinances in
effect at the time of development.
c. The applicant shall provide an emergency access and utility easement (water connection
noted in 2.1.1 below) from the required cross-access and through the subject property out to
N. Ten Mile Road. The applicant shall coordinate with the adjacent property owner (Parcel #
S0434417200) and with the Public Works Department on the location of the required
easements.
d. The site shall develop with a self-storage facility and shall comply with the specific use
standards as set forth in the UDC 11-4-3-33 and 11-4-3-34.
2. PUBLIC WORKS DEPARTMENT
2.1.1 A water main intended to provide service to the subject site currently exists in two locations along
the south boundary, and another connection is currently being installed along the north boundary
in the Citadel Storage Facility. Applicant shall be required to make water connections with each
of the available sources, as well as stub a water main to the north boundary in the western portion
of the facility.
2.1.2 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 11” 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.
2.1.3 Applicant shall be responsible for application and compliance with and NPDES permitting that
may be required by the Environmental Protection Agency.
2.1.4 The City of Meridian requires that pressurized irrigation systems be supplied by a year -round
source of water (MCC 12-13-8.3). The applicant should be required to use any existing surface or
Stor-It Self Storage – AZ PAGE 24
well water for the primary source. If a surface or well source is not available, a single -point
connection to the culinary water system shall be required. If a single -point connection is utilized,
the developer will be responsible for the payment of assessments for the common areas prior to
development plan approval.
2.1.6 All irrigation ditches, canals, laterals, or drains, exclusive of natural waterways, intersecting,
crossing or laying adjacent and contiguous to the area being subdivided shall be tiled per UDC
11-3A-6. In performing such work, the applicant shall comply with Idaho Code 42-1207 and any
other applicable law or regulation.
2.1.7 Any existing domestic well system within this project shall be removed from domestic service per
City Ordinance Section 9-1-4 and 9-4-8 contact the City of Meridian Engineering Department at
(208)898-5500 for inspections of disconnection of services. Wells may be used for non-domestic
purposes such as landscape irrigation if approved by Idaho Department of Water Resources
Contact Robert B. Whitney at (208)334-2190.
2.1.8 Any existing septic systems within this project shall be removed from service per City Ordinance
Section 9-1-4 and 9-4-8. Contact Central District Health for abandonment procedures and
inspections (208)375-5211.
2.1.9 All improvements related to public life, safety and health shall be completed prior to occupancy
of the structures. Where approved by the City Engineer, an owner may post a performance surety
for such improvements in order to obtain City Engineer signature on the final plat as set forth in
UDC 11-5C-3B.
2.1.10 Applicant shall be required to pay Public Works development plan review, and construction
inspection fees, as determined during the plan review process, prior to the issuance of a plan
approval letter.
2.1.11 It shall be the responsibility of the applicant to ensure that all development features comply with
the Americans with Disabilities Act and the Fair Housing Act.
2.1.12 Applicant shall be responsible for application and compliance with any Section 404 Permitting
that may be required by the Army Corps of Engineers.
2.1.13 Developer shall coordinate mailbox locations with the Meridian Post Office.
2.1.14 All grading of the site shall be performed in conformance with MCC 11-1-4B
2.1.15 Compaction test results shall be submitted to the Meridian Building Department for all building
pads receiving engineered backfill, where footing would sit atop fill material.
2.1.16 The applicants design engineer shall be responsible for inspection of all irrigation and/or
drainage facility within this project that do not fall under the jurisdiction of an irrigation district
or ACHD. The design engineer shall provide certification that the facilities have been installed in
accordance with the approved design plans. This certification will be required before a certificate
of occupancy is issued for any structures within the project.
2.1.17 At the completion of the project, the applicant shall be responsible to submit record drawings
per the City of Meridian AutoCAD standards. These record drawings must be received and
approved prior to the issuance of a certification of occupancy for any structures within the
project.
2.1.18 Street light plan requirements are listed in section 6-5 of the Improvement Standards for Street
Lighting (http://www.meridiancity.org/public_works.aspx?id=272). All street lights shall be
installed at developer’s expense. Final design shall be submitted as part of the development plan
set for approval, which must include the location of any existing street lights. The contractor’s
work and materials shall conform to the ISPWC and the City of Meridian Supplemental
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Specifications to the ISPWC. Contact the City of Meridian Transportation and Utility
Coordinator at 898-5500 for information on the locations of existing street lighting.
2.1.19 The City of Meridian requires that the owner post to the City a Warranty Surety in the amount of
20% of the total construction cost for all completed sewer, water and reuse infrastructure for
duration of two years. This surety will be verified by a line item cost estimate provided by the
owner to the City. The surety can be posted in the form of an irrevocable letter of credit, cash
deposit or bond. Please contact Land Development Service for more information at 887-2211.
3. FIRE DEPARTMENT
3.1 All entrances, internal roads, drive aisles, and alleys shall have a turning radius of 28’ inside and
48’ outside, per International Fire Code Section 503.2.4.
3.2 All common driveways shall be straight or have a turning radius of 28’ inside and 48’ outside and
have a clear driving surface of 20’ in width capable of supporting an imposed weight of 75,000
GVW, per International Fire Code Section 503.2.
3.3 Private Alleys and Fire Lanes shall have a 20’ wide improved surface capable of supporting an
imposed load of 75,000 lbs. All roadways shall be marked in accordance with Appendix D
Section D103.6 Signs.
3.4 Commercial and office occupancies will require a fire-flow consistent with International Fire
Code Appendix B to service the proposed project. Fire hydrants shall be placed per Appendix C.
4. POLICE DEPARTMENT
4.1 The Police Department has no concerns related to this application.
5. PARKS DEPARTMENT
5.1 The Parks Department has no concerns related to this application.
6. REPUBLIC SERVICES
6.1 Republic Services has no comment on this application,
7. ADA COUNTY HIGHWAY DISTRICT
7.1 ACHD had no comments on this application.
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C. Legal Description and Exhibit Map
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D. Required Findings from Unified Development Code
1. Annexation & Zoning Findings:
Upon recommendation from the Commission, the Council shall make a full investigation
and shall, at the public hearing, review the application. In order to grant an annexation
and/or rezone, the Council shall make the following findings:
a. The map amendment complies with the applicable provisions of the Comprehensive
Plan;
Staff finds the proposed annexation to I-L is consistent with the proposed MU-NR future
land use designation.
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 I-L zoning district is consistent with
the purpose statement of the industrial districts and the proposed uses will provide a
needed service to area 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 if the applicant complies with conditions outlined in this report.
However, Staff recommends that the Commission and Council consider any oral or
written testimony that may be provided when determining this finding.
d. The map amendment shall not result in an adverse impact upon the delivery of
services by any political subdivision providing public services within the City
including, but not limited to, school districts; and,
Staff finds that the proposed zoning amendment will not result in any adverse impact
upon the delivery of services by any political subdivision providing services to this site.
e. The annexation is in the best of interest of the City (UDC 11-5B-3.E).
Per the above findings, Staff feels the proposed annexation is in the best interest of the
City if the applicant enters into a DA with the City and develops the property as outlined
in Exhibit B above.