Stratford Business Park AZ 00-005, ' < ' CORDED'REQUEST oF
' BOISE, t~AHO ~ '
DEVELOPMENT AGREEMENT
05-03-00
PARTIES: 1.
2.
City of Meridian
Howell Murdoch Development Corporation, an Idaho
corporation
THIS DEVELOPMENT AGREEMENT (this ,'Agreement"), is made and
entered into this /a~'~-q-nday of /~'~ .~q*a~' , 2000, by and between CITY OF
MERIDIAN, a municipal corporation/6f the State of Idaho, hereafter called
"CITY", and HOWELL MURDOCH DEVELOPMENT CORPORATION, an
Idaho corporation, "DEVELOPER"/"OWNER" whose address is 1087 W. River
St., Boise, Idaho 83702.
1. RECITALS:
1.1
WHEREAS, "DEVELOPER"/"OWNER" Howell Murdoch
Development Corporation, an Idaho corporation, is the sole owner,
in law and/or equity, of certain tract of land in the County of Ada,
State of Idaho, described in Exhibit A, which is attached hereto and
by this reference incorporated herein as if set forth in full; and
1.2
WHEREAS, I.C. §67-651 iA, Idaho Code, provides that cities may,
by ordinance, require or permit as a condition of re-zoning that the
"Developer"/"Owner" make a written commitment concerning the
use or development of the subject"Property"; and
1.3
WHEREAS, "City" has exercised its statutory authority by the
enactment of Meridian City Code §§ 11-7-12 and 11-16-4 A, which
authorizes development agreements upon the annexation and/or re-
zoning of land; and
1.4
WHEREAS, "Developer'7"Owner" has submitted an application for
annexation and zoning of the "Property" described in Exhibit A, and
has requested a designation of Medium Density Residential District
(R-8), (Meridian City Code) Case No. AZ-00-005; and
DEVELOPMENT AGREEMENT - (AZ-00o005) - 1
fILE (?OP¥
DEVELOPMENT AGREEMENT
05-03-00
PARTIES: 1.
2.
City of Meridian
Howell Murdoch Development Corporation, an Idaho
corporation
THIS DEVELOP_z,MENT AGREEMENT (this "Agreement"), is made and
entered into this /'o~---day of ~'~,~s,~' , 2000, by and between CITY OF
MERIDIAN, a municipal corpor~[tii)~ri~ the State of Idaho, hereafter called
"CITY", and HOWELL MURDOCH DEVELOPMENT CORPORATION, an
Idaho corporation, "DEVELOPER"/"OWNER" whose address is 1087 W. River
St., Boise, Idaho 83702.
1. RECITALS:
1.1
1.2
1.3
1.4
WHEREAS, "DEVELOPER"/"OWNER" Howell Murdoch
Development Corporation, an Idaho corporation, is the sole owner,
in law and/or equity, of certain tract of land in the County of Ada,
State of Idaho, described in Exhibit A, which is attached hereto and
by this reference incorporated herein as if set forth in full; and
WHEREAS, I.C. §67-651 IA, Idaho Code, provides that cities may,
by ordinance, require or permit as a condition of re-zoning that the
"Developer"/"Owner" make a written commitment concerning the
use or development of the subject "Property"; and
WHEREAS, "City" has exercised its statutory authority by the
enactment of Meridian City Code §§ 11-7-12 and 11-16-4 A, which
authorizes development agreements upon the annexation and/or re-
zoning of land; and
WHEREAS, "Developer"/"Owner" has submitted an application for
annexation and zoning of the "Property" described in Exhibit A, and
has requested a designation of Medium Density Residential District
(R-8), (Meridian City Code) Case No. AZ-00-005; and
DEVELOPMENT AGREEMENT - (AZ-00-005) - 1
1.5
WHEREAS, "Developer"/"Owner" has made representations at the
public hearings both before the Meridian Planning & Zoning
Commission and before the Meridian City Council, as to how the
subject "Property" will be developed and what improvements will be
made; and
io6
WHEREAS, record of the proceedings for the requested annexation
and zoning designation of the subject "Property" held before the
Planning & Zoning Commission, and subsequently before the City
Council, include responses of government subdivisions providing
services within the City of Meridian planning jurisdiction, and
received further testimony and comment; and
WHEREAS, City Council, the /~ day of ,/i.1a~,/ , 2000, has
approved certain annexation and zoning Findings' of Fact and
Conclusions of Law and Decision and Order, Case No. AZ-00-005,
set forth in Exhibit B, which are attached hereto and by this
reference incorporated herein as if set forth in full, hereinafter
referred to as (the "Findings"); and
1.8
WHEREAS, both the "Findings" require the "Developer"/"Owner"
to enter into a development agreement before the City Council takes
final action on annexation and zoning and zoning designation; and
1.9
"DEVELOPER"/"OWNER" deems it to be in its best interest to be
able to enter into this Agreement and aclmowledges that this
Agreement was entered into voluntarily and at its urging and
requests; and
1.10
WHEREAS, "City" requires the "Developer"/"Owner" to enter into a
development agreement for the purpose of ensuring that "Property"
is developed, and the subsequent use of the "Property" is, in
accordance with the terms and conditions of this development
agreement, herein being established as a result of evidence received
by the "City" in the proceedings for annexation and zoning and re-
zoning designation from government subdivisions providing services
within the planning jurisdiction and from affected property owners
and to ensure annexation and zoning designation is in accordance
DEVELOPMENT AGREEMENT - (AZ-00-005) ~ 2
with the Comprehensive Plan of the City of Meridian adopted
December 21, 1993, Ordinance #629, January 4, 1994, and the
Zoning and Development Ordinance codified in Title 11, Municipal
Code of the City of Meridian.
NOW, THEREFORE, in consideration of the covenants and conditions set
forth herein, the parties agree as follows:
2. INCORPORATION OF RECITALS: That the above recitals are
contractual and binding and are incorporated herein as if set forth in full.
3. DEFINITIONS: For all purposes of this Agreement the following words,
terms, and phrases herein contained in this section shall be defined and
interpreted as herein provided for, unless the clear context of the presentation of
the same requires otherwise:
3.'1
"CITY": means and refers to the City of Meridian, a party to this
Agreement, which is a municipal Corporation and government
subdivision of the state of Idaho, organized and existing by virtue of
law of the State of Idaho, whose address is 33 East Idaho Avenue,
Meridian, Idaho 83642.
3.2
"DEVELOPER"/"OWNER": means and refers to Howell Murdoch
Development Corporation, an Idaho corporation, and its successors,
assigns and affiliates, whose address is 1087 W. River St., Boise,
Idaho 83702, the party developing "Property" and shall include any
subsequent owner(s)/developer(s) of the "Property".
3.3
"PROPERTY": means and refers to Property, owned by Howell
Murdoch Development Corporation, an Idaho corporation, 1087 W.
River St., Boise, Idaho 83702, which is that certain parcel(s) of
"Property" located in the County of Ada, City of Meridian as
described in Exhibit "A", attached hereto and by this reference
incorporated herein as if set forth at length.
DEVELOPMENT AGREEMENT - (AZ-00-005) - 3
USES PERMITTED BY THIS AGREEMENT:
4.1
The uses and development allowed pursuant to this Agreement of
the subject property shall be subject to and pursuant to those uses
allowed under "City"'s Zoning Ordinance codified at Meridian City
Code §11-7-2 D which are herein specified as follows:
(R-8) Medium Density Residential District: The purpose of the
R-8 District is to permit the establishment of single- and two-family
dwellings at a density not exceeding eight (8) dwelling units per acre.
This District delineates those areas where such development has or is
likely to occur in accord with the Comprehensive Plan of the City
and is also designed to permit the conversion of large homes into
two-family dwellings in well-established neighborhoods of
comparable land use. Connection to the Municipal water and sewer
systems of the City is required.
For the construction and development of a police station and other uses as
permitted in the R-8 zone and compatible with the City's Comprehensive
Plan and Zoning Ordinances.
4.2
No change in the uses specified in this Agreement shall be allowed
without modification of this Agreement.
5. CONDITIONS GOVERNING DEVELOPMENT OF SUBJECT
PROPERTY:
5.A "Developer/Owner" shall develop the "Property" in accordance with
the following special conditions:
5.1
Any existing irrigation/drainage ditches crossing the property to be
included in this project, shall be tiled per City Ordinance. The
ditches to be piped shall be shown on the site plans. Plans shall be
approved by the appropriate irrigation/drainage district, or lateral
users association, with written confirmation of said approval
submitted to the Public Works Department. No variances have been
requested for tiling of any ditches crossing this project.
DEVELOPMENT AGREEMENT - (AZ-00-005) - 4
¸5.2
Any existing domestic wells and/or septic systems within this project
shall be removed from their domestic service per City Ordinance.
Wells may be used for non-domestic purposes such as landscape
irrigation.
5.3
Off-street parking shall be provided in accordance with City of
Meridian Zoning and Development Ordinance and/or as detailed in
site-specific requirements.
5.4
Paving and striping shall be in accordance with the standards set
forth in the City of Meridian Zoning and Development Ordinance
and in accordance with Americans with Disabilities Act (ADA)
requirements.
5.5
A drainage plan designed by a State of Idaho licensed architect or
engineer is required and shall be submitted to the City Engineer for
all off-street parking areas. All site drainage shall be contained and
disposed of on-site.
5.6
Outside lighting shall be designed and placed so as not to direct
illumination on any nearby residential areas and in accordance with
City Ordinance.
5.7
All signage shall be in accordance with the standards set forth in the
City of Meridian Zoning and Development Ordinance. No temporary
signage, flags, banners or flashing signs shall be permitted.
5.8 Provide five-foot-wide sidewalks in accordance with City Ordinance.
5.9
All construction shall conform to the requirements of the Americans
with Disabilities Act.
5.10 The legal description .submitted for the property is correct and plaCes
the parcels contiguous to existing city limits.
5.11 The proposed R-8 zone is in compliance with the current
Comprehensive Plan for single family residential.
DEVELOPMENT AGREEMENT - (AZ-00-005) - 5
5.12
5.13
The proposed name of Stratford Business Park should not be
approved as part of this application because business parks are
prohibited in R-8. Instead it should be named Stratford Park. The
park cannot be proposed until the comprehensive plan for the
property changes.
The current draft of the future land use map does show the area as
commercial.
5.14
5.15
5.16
5.17
5.18
All non-residential uses of the property shall be required to follow
the Conditional Use process. Commercial uses shown in the Zoning
Schedule of Use Control as 'prohibited' will remain prohibited. The
requirement for all non-commercial uses to follow the CUP process
may be changed at a future date by a revised development agreement
if the property is rezoned.
A minimum 20-foot landscape buffer beyond all right of way shall be
required as a condition of annexation.
The Applicant shall be required to follow through with the platting
requirements as per Meridian City Code. .
Dedicate 48~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.
Construct a 5-foot wide concrete sidewalk on Locust Grove Road
abutting the parcel, located 2-feet within the new right-of-way.
COordinate the location, elevation and grade of the sidewalk with
District staff.
5.19
Extend Watertower Lane into the site as a 40-foot street section with
curb, gutter and 5-foot wide concrete sidewalk within 58-feet of
right-of-way.
5.20 Extend AdMns Drive into the site as a 40-foot street section with
curbs, gutters, and sidewalks within 58-feet of right-of-way.
DEVELOPMENT AGREEMENT - (AZ-00-005) - 6
5.21 Locate any propoSed public street or driveway to align or offset 220
feet from any approved/proposed public street.
5.22
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.
5.23
As required by District policy, restrictions on the width, number and
locations of driveways, shall be placed on future development of this
parcel.
6. COMPLIANCE PERIOD/CONSENT TO REZONE: This Agreement
and the commitments contained herein shall be terminated, and the zoning
designation reversed, upon a default of the "Developer/Owner" or
"Developer/Owner"'s heirs, successors, assigns, to comply with Sections 6 entitled
"Conditions Governing Development of subject "Property" of this agreement
within two (2) years of the date this Agreement is effective, and after the "City"
has complied with the notice and hearing procedures as outlined in I.C. § 67-
6509, or any subsequent amendments or recodifications thereof.
7. CONSENT TO DE-ANNEXATION AND REVERSAL OF
ZONING DESIGNATION:
"Developer/Owner" consents upon default to the de-annexation and/or a
reversal of the zoning designation of the "Property" to which the default applies
subject to and conditioned upon the following conditions precedent to-wit:
7.1
That the "City" provide written notice of any failure to comply with
this Agreement to "Developer/Owner" and if the "Developer/Owner"
fails to cure such failure within six (6) months of such notice.
8. INSPECTION: "Developer/Owner" shall, immediately upon completion of
any portion or the entirety of said development of the "Property" as required by
this agreement or by City ordinance or policy, notify the City Engineer and
request the City Engineer's inspections and written approval of such completed
improvements or portion thereof in accordance with the terms and conditions of
this Development Agreement and all other ordinances of the "City" that apply to
said Development.
DEVELOPMENT AGREEMENT - (AZ-00-005) - 7
9. DEFAULT:
In the event "Developer/Owner", "Developer/Owner"'s heirs,
successors, assigns, or subsequent owners of the "Property" or any
other person acquiring an interest in the "Property", fail to faithfully
comply with all of the terms and conditions included in this
Agreement in connection with the "Property", this Agreement may
be modified or terminated with respect to the "Property" which is in
default by the "City" upon compliance with the requirements of the
Zoning Ordinance.
9.2
A waiver by "City" of any default by "Developer/Owner" of any one
or more of the covenants or conditions hereof shall apply solely to
the breach and breaches waived and shall not bar any other rights or
remedies of "City" or apply to any subsequent breach of any such or
other covenants and conditions.
10. REQUIREMENT FOR RECORDATION: "City" shall record either a
memorandum of this Agreement or this Agreement, including all of the Exhibits,
at "Developer/Owner"'s cost, and submit proof of such recording to
"Developer/Owner", prior to the third reading of the Meridian Zoning Ordinance
in connection with the annexation and zoning of the "Property" by the City
CoUncil. If for any reason after such recordation, the City Council fails to adopt
the ordinance in connection with the annexation and zoning of the "Property"
contemplated hereby, the "City" shall execute and record an appropriate
instrument of release of this Agreement.
11. ZONING: "City" shall, following recordation of the duly approved
Agreement, enact a valid and binding ordinance zoning the "Property" as specified
herein.
12. REMEDIES: This Agreement shall be enforceable in any court of
competent jurisdiction by either "City" or "Developer/Owner", or by any
successor or successors in title or by the assigns of the parties hereto.
Enforcement may be sought by an appropriate action at law or in equity to secure
the specific performance of the covenants, agreements, conditions, and obligations
contained herein.
DEVELOPMENT AGREEMENT - (AZ-00-005) - 8
12.1
In the event of a material breach of this Agreement, the parties agree
that "City" and "Developer/Owner" shall have thirty (30) days after
delivery of notice of said breach to correct the same prior to the non-
breaching party's seeking of any remedy provided for herein;
provided, however, that in the case of any such default which cannot
with diligence be cured within such thirty (30) day period, if the
defaulting party shall commence to cure the same within such thirty
(30) day period and thereafter shall prosecute the curing of same
with diligence and continuity, then the time allowed to cure such
failure may be extended for such period as may be necessary to
complete the curing of the same with diligence and continuity.
12.2
In the event the performance of any covenant to be performed
hereunder by either "Developer/Owner" or "City" is delayed for
causes which are beyond the reasonable control of the party
responsible for such performance, which shall include, without
limitation, acts of civil disobedience, strikes or similar causes, the
time for such performance shall be extended by the amount of time
of such delay.
13. SURETY OF PERFORMANCE: The "City" may also require surety
bonds, irrevocable letters of credit, cash deposits, certified check or negotiable
bonds, as allowed under Meridian City Code § 12-5-3, to insure that installation
of the improvements required in section 6 of this agreement, which the
"Developer/Owner" agrees to provide, if required by the "City".
14. CERTIFICATE OF OCCUPANCY: The "Developer/Owner" agrees that
no Certificates of Occupancy will be issued until all improvements required in
section 6 of this agreement are completed, unless the "City" and
"Developer/Owner" have entered into an addendum agreement stating when the
improvements required in section 6 of this agreement will be completed in a
phased development; and in any event, no Certificates of Occupancy shall be
issued in any phase in which the improvements required in section 6 of this
agreement have not been installed, completed, and accepted by the "City".
15. ABIDE BY ALL CITY ORDINANCES: That "Developer/Owner" agrees
to abide by all ordinances of the City of Meridian and "Property" as the case may
be shall be subject to de-annexation if the owner or his assigns, heirs, or successors
DEVELOPMENT AGREEMENT - (AZ-00-005) - 9
shall not meet the conditions contained in the Findings of Fact and Conclusions
of Law, this Development Agreement, and the Ordinances of the City of
Meridian.
16. NOTICES: Any notice desired by the parties and/or required by this
Agreement shall be deemed delivered if and when personally delivered or three (3)
days after deposit in the United States Mail, registered or certified mail, postage
prepaid, return receipt requested, addressed as follo~vs:
CITY: DEVELOPER:
c/o City Engineer
City of Meridian
33 E. Idaho Ave.
Meridian, ID 83642
Howell Murdoch Development Corporation, an
Idaho corporation
1087 W. River St.
Boise, Idaho 83702
with copy to:
City Clerk
City of Meridian
33 E. Idaho Ave.
Meridian, ID 83642
16.1
A party shall have the right to change its address by delivering to the
other party a written notification thereof in accordance with the
requirements of this section.
17. ATTORNEY FEES: Should any litigation be commenced between the
parties hereto concerning this Agreement, the prevailing party shall be entitled, in
addition to any other relief as may be granted, to court costs and reasonable
attorney,s fees as determined by a Court of competent jurisdiction. This
provision shall be deemed to be a separate contract between the parties and shall
survive any default, termination or forfeiture of this Agreement.
18. TIME IS OF THE ESSENCE: The parties hereto aclmowledge and agree
that time is strictly of the essence with respect to each and every term, condition
and provision hereof, and that the failure to timely perform any of the obligations
DEVELOPMENT AGREEMENT - (AZ-00-005) - 10
hereunder shall constitute a breach of and a default under this Agreement by the
other party so failing to perform.
19. BINDING UPON SUCCESSORS: This Agreement shall be binding upon
and inure to the benefit of the parties' respective heirs, successors, assigns and
personal representatives, including "City"'s corporate authorities and their
successors in office. This Agreement shall be binding on the owner of the
"Property", each subsequent owner and any other person acquiring an interest in
the "Property". Nothing herein shall in any way prevent sale or alienation of the
"Property", or portions thereof, except that any sale or alienation shall be subject
to the provisions hereof and any successor owner or owners shall be both
benefitted and bound by the conditions and restrictions herein expressed. "City"
agrees, upon written request of "Developer/Owner", to execute appropriate and
recordable evidence of termination of this Agreement if "City", in its sole and
reasonable discretion, had determined that "Developer/Owner" has fully
performed its obligations under this Agreement.
20. INVALID PROVISION: If any provision of this Agreement is held not
valid by a court of competent jurisdiction, such provision shall be deemed to be
excised from this Agreement and the invalidity thereof shall not affect any of the
other provisions contained herein.
21. FINAL AGREEMENT: This Agreement sets forth all promises,
inducements, agreements, condition and understandings between
"Developer/Owner" and "City" relative to the subject matter hereof, and there are
no promises, agreements, conditions or understanding, either oral or written,
express or implied, between "Developer/Owner" and "City", other than as are
stated herein. Except as herein otherwise provided, no subsequent alteration,
amendment, change, addendum or addition to this Agreement shall be binding
upon the parties hereto unless reduced to writing and signed by them or their
successors in interest or their assigns, and pursuant, with respect to "City", to a
duly adopted ordinance or resolution of "City".
21.1
No condition governing the uses and/or conditions governing
development of the subject "Property" herein provided for can be
modified or amended without the approval of the City Council after
the .... City" has conducted public hearing(s) in accordance with the
notice provisions provided for a zoning designation and/or
DEVELOPMENT AGREEMENT - (AZ-00-005) - 11
amendment in force at the time of the proposed amendment except
that minor modification(s) of required improvements provided for in
section 7 may be approved by City Public Works and Planning and
Zoning Staff, if such changes are required or preferred by Ada
County Highway District Staff.
22. EFFECTIVE DATE OF AGREEMENT: This Agreement shall be
effective on the date the Meridian City Council shall adopt the amendment to the
Meridian Zoning Ordinance in connection with the annexation and zoning of the
"Property" and execution of the Mayor and City Clerk.
DEVELOPMENT AGREEMENT - (AZ-00-005) o 12
ACK_NOWLEDGMENTS
IN WITNESS WHEREOF, the parties have herein executed this agreement
and Made it effective as hereinabove provided.
DEVELOPER/OWNER
Iqowell Murdoch Development
Corporation, an Idaho corporation,
Developer
ATTEST:
BY RESOLUTION NO.
CITY OF MERIDIAN
DEVELOPMENT AGREEMENT - (AZ-00-005) - 13
STATE OF IDAHO
COUNTY OF ADA
)
:SS
On this /~J:~ day of ~,,-"~.~.p" , in the year 2000, before
me, a Notary Public, in and for said'C/buntv and State, personally appeared
~ z,~J,~2~. ,,~,~,~ ~d' , ~ .~.r~,~,J,,/ , o f H owe 11
Murdoch Development Corporation, an Idaho corporation, known or identified to
me to be the persons who executed the instrument and acknowledged to me that they
did execute the foregoing instrument on behalf of said corporation.
Notary P~tbiic
My Commission expires:
STATE OF IDAHO )
:SS
County of Ada )
On this ~t~ day of
, in the year 2000, before me,
a Notary Public, personally appeared Robert D. Corrie and William G. Berg, know
or identified to me to be the Mayor and Clerk, respectively, of the City of Meridian,
who executed the instrument or the person that executed the instrument of behalf
of said City, and acknowledged to me that such City executed the same.
Nota~~for Idaho
Commission expires:
DEVELOPMENT AGREEMENT - (AZ-00-005) - 14
EXHIBIT A
AZ-00-005 LEGAL
A parcel of land being the North half of the Southeast 1/4 of the Northeast
1/4 of Section 18, T. 3N., R. 1E., B.M., Ada County, Idaho, and more
particularly described as follows:
Commencing at a brass cap marking the Northeast corner of Section 18, T.
3N., R. 1E., B.M., Ada County, Idaho; thence South 00°31'15'' West along
the Easterly boundary of said Section 18, 1,329.55 feet to an iron pin
marking the North 1/16 corner of said Section 18, said point being the
REAL POINT OF BEGINNING;
thence continuing along said Easterly boundary South 00°31'15" West,
664.63 feet to a point;
thence leaving said Easterly boundary South 89036'07'' West, 1,326.23 feet
to a point on the Westerly boundary of the North half of the Southeast 1/4
of the Northeast 1/4 of said Section 18;
thence North 00029'39" East along said Westerly boundary, 660.00 feet to
an iron pin marking the NE 1/16 corner of said Section 18;
thence leaving said Westerly boundary North 89°39'40'' East, 1,326.53 feet
to the REAL POINT OF BEGINNING.
Said parcel contains 20.26 acres, more or less.
DEVELOPMENT AGREEMENT- (AZ-00-005) - 15
EXHIBIT B
AZ-00-005
Findings of Fact and Conclusions of Law/Conditions of Approval
DEVELOPMENT AGREEMENT - (AZ-00-005) - 16
BEFORE THE MERIDIAN CITY COUNCIL
05-03~00
IN THE MATTER OF THE )
APPLICATION OF HOWELL )
MURDOCH DEVELOPMENT )
CORPORATION, THE )
APPLICATION FOR )
ANNEXATION AND ZONING )
OF 20.26 ACRES FOR THE )
PROPOSED STRATFORD )
BUSINESS PARK, LOCATED )
ALONG THE WEST SIDE OF )
LOCUST GROVE ROAD )
BETWEEN FRANKLIN ROAD )
AND 1-84, MERIDIAN, IDAHO )
)
Case No. AZ-00-005
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 May. 2, 2000, at the hour of 7:30 p.m., and Shari Stiles,
Planning and Zoning Administrator, appeared and testified, and appearing and
testifying on behalf of the Applicant was Dave Williams, and the City Council having
duly considered the evidence and the record in this matter therefore makes the
folloxving Findings of Fact and Conclusions of Law, and Decision and Order:
FINDINGS OF FACT
1. The notice of public hearing on the application for annexation and
FINDINGS OF FACT AND CONCLUSIONS OF LAW- Page 1
AND DECISION AND ORDER GRANTING APPLICATION
FOR ANNEXATION AND ZONING/BY HOWELL MURDOCH
DEVELOPMENT CORPORATION / (AZ-00-005)
zoning ~vas published for tsvo (2) consecutive ~veeks prior to said public hearing
scheduled for May 2, 2000, before the City Council, the first publication appearing
and ~vritten notice having been mailed to property o~vners or purchasers of record
~vithin three hundred feet (300') of the external boundaries of the property under
consideration more than fifteen (15) days prior Co said hearing and ~vith the notice of
public hearing having been posted upon the property under consideration more than
one ~veek before said hearing; and that copies of all 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 May 2, 2000, public
hearing; and the applicant, affected property owners, and government subdivisions
providing services within the planning jurisdiction of the City of Meridian, having
been given full opportunity to express comments and submit evidence.
2. There has been compliance ~vith all notice and hearing requirements set
forth in Idaho Code §§ 67-6509 and 67-6511, and Meridian City Code §§ 11-15-5
and 11-16-1.
3. The City Council takes judicial notice of its zoning, subdivisions 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
adopted DeCember 21, 1993, Ordinance No. 629, January `1,199't, and maps and the
ordinance Establishing the Impact Area Boundary.
FINDINGS OF FACT AND CONCLUSIONS OF LAW- Page 2
AND DECISION AND ORDER GRANTING APPLICATION
FOR ANNEXATION AND ZONING/BY HOWELL MURDOCH
DEVELOPMENT CORPORATION/(AZ-00-005)
4. The property which is the subject to the application for annexation and
zoning is described in the application, and by this reference is incorporated herein as
if set forth in full. The property is approximately 20.26 acres in size and is located
along the west side of Locust Grove Road between Franklin Road and 1-84. The
property is designated as Stratford Business Park.
5. The o,vner of recOrd of the subject property is Howell Murdoch
Development Corp., of Boise, Idaho.
6. Applicant is owner of record.
7. The property is presently zoned by Ada County as Rural Transitional
(R-T), and consists of vacant land.
8. The Applicant requests the property be zoned as Medium Density
Residential (R-8).
9. . The subject property is bordered to the north by Light Industrial, to the
west by General Retail and Service Commercial, to the South by county residential
zoning to the east by the proposed Woodbridge Subdivision zoned R-4 and city
limits of the City of Meridian are adjacent and abut to the north and west of the
subject property.
10. The property which is the subject of this application is within the Area
of Impact of the City of Meridian.
11. The entire parcel of the property is included within the Meridian Urban
FINDINGS OF FACT AND CONCLUSIONS OF LAW - Page 3
AND DECISION AND ORDER GRANTING APPLICATION
FOR ANNEXATION AND ZONING/BY HOWELL MURDOCH
DEVELOPMENT CORPORATION / (AZ-00-005)
Service Planning Area as the Urban Service Planning Area is defined in the Meridian
Comprehensive Plan.
12. The Applicant proposes to develop the subject property in the follo~ving
manner: develop a police station and other uses as permitted in the R-8 zone and
compatible with the City's Comprehensive Plan and Zoning Ordinances.
13. The Applicant requests zoning of the subject real property as R-8 ~vhich
is consistent ~vith the Meridian Comprehensive Plan Generalized Land Use Map
which designates the subject property as Single Family Residential.
14. There are no significant or scenic features of major importance that
affect the consideration of this application.
15. 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 following conditions of development are
imposed:
Adopt the Recommendations of Planning and Zoning and Engineering staff as
follows:
Adopt the Recommendations of the Planning and Zoning and Engineering
departments as follows:
15.1 Any existing irrigation/drainage ditches crossing the property to be
included in this project, shall be tiled per City Ordinance. The ditches
to be piped should be shown on the site plans. Plans will need to be
FINDINGS OF FACT AND CONCLUSIONS OF LAW- Page 4
AND DECISION AND ORDER GRANTING APPLICATION
FOR ANNEXATION AND ZONING/BY HOWELL MURDOCH
"DEVELOPMENT CORPORATION/(AZ-00-005)
approved by the appropriate irrigation/drainage district, or lateral users
association, ~vith ~vritten confirmation of said approval submitted to the
Public Works Department. No variances have been requested for tiling
of any ditches crossing this project.
15.2
Any existing domestic ~vells and/or septic systems within this project ~vill
have to be removed from their domestic service per City Ordinance.
Wells may be used for non-domestic purposes such as landscape
irrigation.
15.3
Off-street parking shall be provided in accordance ~v/th City of Meridian
Zoning and Development Ordinance and/or as detailed in site-specific
requirements.
15.4
Paving and striping shall be in accordance with the standards set forth
in the City of Meridian Zoning and Development Ordinance and in
accordance ~vith Americans with Disabilities Act (ADA) requirements.
15.5
A drainage plan designed by a State of Idaho licensed architect or
engineer is required and shall be submitted to the City Engineer for all
off-street parking areas. All site drainage shall be contained and disposed
of on-site.
15.6
Outside lighting shall be designed and placed so as not to direct
illumination on any nearby residential areas and in accordance with
City Ordinance.
15.7
All signage shall be in accordance with the standards set forth in the City
of Meridian Zoning and Development Ordinance. No temporary
signage, flags, banners or flashing signs will be permitted.
15.8 Provide five-foot-wide sidewalks in accordance with City Ordinance.
15.9 All construction shall conform to the requirements of the Americans
with Disabilities Act.
15.10 The legal description submitted for the property is correct and places
the parcels contiguous to e:dsting city limits.
FINDINGS OF FACT AND CONCLUSIONS OF LAW - Page 5
AND DECISION AND ORDER GRANTING APPLICATION
FOR ANNEXATION AND ZONING/BY HOWELL MURDOCH
DEVELOPMENT CORPORATION / (AZ-00-005)
15.11 The proposed R-8 zone is in compliance with the current
Comprehensive Plan for single family residential.
15.12
The proposed name of Stratford Business Park should not be approved
as part of this application because business parks are prohibited in R-8.
Instead it should be named Stratford Park. The park cannot be
proposed until the comprehensive plan for the property changes.
15.13
Staff has done an initial review of the parcel in regard to the current
Comprehensive Plan Update process. The current draft of the future
land use map does show the area as commercial.
15.14
All non-residential uses of the property will be required to follow the
Conditional Use process. Commercial uses shown in the Zoning
Schedule of Use Control as 'prohibited' ~vill remain prohibited. The
requirement for all non-commercial uses to follow the CUP process may
be changed at a future date by a revised development agreement if the
property is rezoned.
15.15 A minimum 20-foot landscape buffer beyond all right of svay should be
required as a condition of annexation.
15.16 A Development Agreement is required as a condition of annexation.
15.17 The Applicant shall be required to follow through with the platting
requirements as per Meridian City Code.
Adopt the Recommendations of the Ada County Highway District as follows:
15.18
Dedicate 48-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.
15.19
Construct a 5-foot wide concrete sidewalk on Locust Grove Road
abutting the parcel, located 2-feet within the new right-of-~vay.
Coordinate the location, elevation and grade of the sidewalk with
District staff.
FINDINGS OF FACT AND CONCLUSIONS OF LAW- Page 6
AND DECISION AND ORDER GRANTING APPLICATION
FOR ANNEXATION AND ZONING/BY HOWELL MURDOCH
DEVELOPMENT CORPORATION / (AZ-00-005)
15.20 Extend Waterto~ver Lane into the site as a 40-foot street section ~vith
curb, gutter and 5-foot wide concrete sidewalk ~vithin 58-feet of right-of-
~vay.
15.21 Extend Adldns Drive into the site as a 40-foot street section ~vith curbs,
gutters, and side~valks ;vithin 58-feet of right-of-~vay.
15.22 Locate any proposed public street or driveway to align or offset 220 feet
from any apProved/proposed public street.
15.23 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.
15.24 As required by District policy, restrictions on the width, number and
· locations of driveways, shall be placed on future development of this
parcel.
16. It is found that if the developer pays for the requested improvements
and complies with the conditions set forth in these Findings of Fact No. 15, and all
sub-parts, the economic welfare of the City and its residents and tax and rate payers
will be protected, which requirement shall be included ina development agreement, a
condition of annexation and zoning designation.
17. It is also found that the development considerations as referenced in
Finding No. ! 5 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
FINDINGS OF FACT AND CONCLUSIONS OF LAW- Page 7
AND DECISION AND ORDER GRANTING APPLICATION
FOR ANNEXATION AND ZONING/BY HOWELL MURDOCH
DEVELOPMENT CORPORATION/(AZ-00-005)
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.
18. It is found that the zoning of the subject real property as (R-8) Medium
Density Residential District permits the establishment of single- and two-family
dWellings at a density not exceeding eight (8) dwelling units per acre and requires
connection to the Municipal Water and Sewer systems and will be compatible with
the Applicant's development intentions, and will assure that the zoning is consistent
with the Meridian Comprehensive Plan Generalized Land Use Map which designates
the subject property as Single Family Residential.
19. 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:
19.1
The consideration of the provisions of the Comprehensive plan and the
requirements of the Zoning ordinance assure that the processing of such
application is the management of growth with the aim to achieve high-
quality development. Enhancement of Meridian's quality of life for all
residents is achieved by applying the criteria of the Comprehensive plan
and the Zoning ordinances of the City to all applications such as the
subject application.
19.2
This proposed new growth development will finance public service
expansion by the requirement herein that the applicant comply with the
requests submitted of the political subdivisions responses within the
Meridian Urban Service Planning Area submitted in the record of this
matter.
FINDINGS OF FACT AND CONCLUSIONS OF LAW Page 8
AND DECISION AND ORDER GRANTING APPLICATION
FOR ANNEXATION AND ZONING/BY HOWELL MURDOCH
DEVELOPMENT CORPORATION / (AZ-00-005)
19.3 The application is consistent ~vith Meridian's self identity.
19.4
19.5
19.6
20.
The preservation and improvement of the character and quality of
Meridian's man-made environment while maintaining its identity as a
self-sufficient community is achieved by applying the criteria of the
Comprehensive plan and the Zoning ordinances of the City to the
subject application.
Compliance with the requests of the political subdivisions providing
services, assures that community .services are being provided for existing
and projected needs and that the land use patterns of the City are
balanced to insure that revenues pay for services and that the Urban
Service Planning Area is visually attractive, efficiently managed and
clearly identifiable.
Compatible and efficient use of land through innovative and functional
site design is achieved by applying the criteria of the Comprehensive
plan and the Zoning ordinances of the City to the subject application.
The property can be physically serviced with City water and server, if
applicant extends the lines.
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 ~vithin the area of city impact as provided by
Idaho Code Section 50-222. The Meridian City Code § 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
FINDINGS OF FACT AND CONCLUSIONS OF LAW - Page 9
AND DECISION AND ORDER GRANTING APPLICATION
FOR ANNEXATION AND ZONING/BY HOWELL MURDOCH
DEVELOPMENT CORPORATION / (AZ-00-005)
policies, and of actual conditions e,,dsting ,vithin the City and State.
3. The City of Meridian has exercised its authority and responsibility as
provided by "Local Land Use Planning Act of 1975', Codified at Chapter 65, Title 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
Meridian Comprehensive Plan and are applicable to this Application:
4.A The Goals of the Comprehensive Plan are set forth at Page 5 and
include:
4.1
4.2
To preserve Meridian's environmental quality and to make
provisions for and improve the total natural environment
by adopting City-wide and Urban Service Planning Area
policies, which deal with area-specific policies and
programs.
To ensure that growth and development occur in an
orderly fashion in accordance with adopted policies and
procedures governing the use of land, residential
development the provision of services and the distribution
of new housing units within the Urban Service Planning
Area.
4.3
4.4
To encourage the ldnd of economic growth and
development which supplies employment and economic
self-sufficiency for existing 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.
To provide housing opportunities for all economic groups
within the community.
FINDINGS OF FACT AND CONCLUSIONS OF LAW - Page 10
AND DECISION AND ORDER GRANTING APPLICATION
FOR ANNEXATION AND ZONING/BY HOWELL MURDOCH
DEVELOPMENT CORPORATION / (AZ-00-005)
4.5
4.6
4.7
To preserve and improve the character and quality of
Meridian's man-made environment ~vhile maintaining its
identity as a self-sufficient community.
To encourage cultural educational and recreational
facilities which ~vill fill the needs and preferences of the
citizens of Meridian and to insure that these facilities are
available to all residents of the City.
To provide community services to fit existing and projected
needs.
4.8
4.9
4.10
To establish compatible and efficient use of land through
the use of innovative and functional site design.
To encourage a balance of land use patterns to insure that
revenues pay for services.
To create an Urban Service Planning Area which is visually
attractive, efficiently managed and clearly identifiable.
5. The requested zoning of Medium Density Residential District, (R-8) is
defined in the Zoning Ordinance at 11-7-2 D as follows:
(R-8) Medium Density Residential District: The purpose of the R-8 District
is to permit the establishment of single- and two'family dwellings at a density
not exceeding eight (8) dwelling units per acre. This District delineates those
areas where such development has or is likely to occur in accord with the
Comprehensive Plan of the City and is also designed to permit the conversion
of large homes into two-family dwellings in well-established neighborhoods of
comparable land use. Connection to the Municipal ~vater and sewer systems of
the City is required.
6. By authority of the City of Meridian Under the Comprehensive Plan, a
conditional use permit is not required for Applicant to construct and develop a police
FINDINGS OF FACT AND CONCLUSIONS OF LAW - Page 11
AND DECISION AND ORDER GRANTING APPLICATION
FOR ANNEXATION AND ZONING/BY HOWELL MURDOCH
DEVELOPMENT CORPORATION / (AZ-00-005)
station and other uses as permitted in the R-8 zone and compatible with the City's
Comprehensive Plan and Zoning Ordinances on any legal lot svithin this parcel of
land.
7. 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 (1983).
8. The development of the annexed land, if annexed, shall meet and
comply with the Ordinances of the City of Meridian including, but not limited to:
Section 12-2-4 which pertains to development time schedules and requirements;
Section 12-4-13, which pertains to the piping of ditches; and Section 12-5-2 N,
~vhich pertains to pressurized irrigation systems.
9. The development of the property shall be subject to and controlled by
the Zoning and Subdivision and Development Ordinance of the City of Meridian.
10. Section 11-16-4 A of the Zoning and Development Ordinance provides
in 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
commitment 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 o~vner 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
FINDINGS OF FACT AND CONCLUSIONS OF LAW - Page 12
AND DECISION AND ORDER GRANTING APPLICATION
FOR ANNEXATION AND ZONING/BY HOWELL MURDOCH
DEVELOPMENT CORPORATION / (AZ-00-005)
commitment is binding on the o~vner of the property even if it is unrecorded;
ho~vever, an unrecorded commitment is binding on subsequent o~vners and
each other person acquiring an interest in the property only if the subsequent
o~vner 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
20.26 acres to Medium Density Residential District (R-8) is granted subject to the
terms and conditions of this Order hereinafter stated.
2. The application is for annexation and zoning of 20.26 acres. The
legal description shall be prepared by a Registered Land Surveyor, Licensed by the
State of Idaho, and shall conform to all the provisions of the City of Meridian
Resolution No. 158. The legal description for annexation must place this parcel
contiguous to the Corporate City Limits per Ordinance No. 686.
3. Applicant enter into a Development Agreement, and such Development
Agreement shall also include and contain the conditions of and for the real property
which provides in the event the conditions therein are not met by the Applicant that
the property shall be subject to re-zone and/or de-annexation, with the City of
Meridian, which provides for the following conditions of use and development to-wit:
FINDINGS OF FACT AND CONCLUSIONS OF LAW- Page 13
AND DECISION AND ORDER GRANTING APPLICATION
FOR ANNEXATION AND ZONING/BY HOWELL MURDOCH
DEVELOPMENT CORPORATION / (AZ-00-005)
3.1
3.2
3.3
3.4
3.5
Any existing irrigation/drainage ditches crossing the property to be
included in this project, shall be tiled per City Ordinance. The ditches
to be piped shall be sho~vn on the site plans. Plans shall be approved by
the appropriate irrigation/drainage district, or lateral users association,
with written confirmation of said approval submitted to the Public
Works Department. No variances have been requested for tiling of any
ditches crossing this project.
Any existing domestic wells and/or septic systems within this project
shall be removed from their domestic service per City Ordinance. Wells
may be used for non-domestic purposes such as landscape irrigation.
Off-street parking shall be provided in accordance with City of Meridian
Zoning and Development Ordinance and/or as detailed in site-specific
requirements.
Paving and striping shall be in accordance ~vith the standards set forth
in the City of Meridian Zoning and Development Ordinance and in
accordance with Americans ~vith Disabilities Act (ADA) requirements.
A drainage plan designed by a State of Idaho licensed architect or
engineer is required and shall be submitted to the City Engineer for all
off-street parking areas. All site drainage shall be contained and disposed
of on-site.
3.6
3.7
3.8
3.9
Outside lighting shall be designed and placed so as not to direct
illumination on any nearby residential areas and in accordance with
City Ordinance.
All signage shall be in accordance ~vith the standards set forth in the City
of Meridian Zoning and Development Ordinance. No temporary
signage, flags, banners or flashing signs shall be permitted.
Provide five-foot-wide sidewalks in accordance with City Ordinance.
All construction shall conform to the requirements of the Americans
with Disabilities Act.
3.10 The legal description submitted for the property is correct and places
FINDINGS OF FACT AND CONCLUSIONS OF LAW- Page 14
AND DECISION AND ORDER GRANTING APPLICATION
FOR ANNEXATION AND ZONING/BY HOWELL MURDOCH
DEVELOPMENT CORpORATION / (AZ-00-005)
3.11
3.12
3.13
the parcels contiguous to e.'cisting city limits.
The proposed R-8 zone is in compliance ~vith the current
Comprehensive Plan for single family residential.
The proposed name of Stratford Business Park shall not be approved as
part of this application because business parks are prohibited in R-8.
Instead it should be named Stratford Park. The park cannot be
proposed until the comprehensive plan for the property changes.
The current draft of the future land use map does show the area as
commercial.
3.14
Ail non-residential uses of the property shall be required to follow the
Conditional Use process. Commercial uses shosvn in the Zoning
Schedule of Use Control as 'prohibited' will remain prohibited. The
requirement for all non-commercial uses to follo~v the CUP process may
be changed at a future date by a revised development agreement if the
property is rezone&
3.15 A minimum 20-foot landscape buffer beyond all right of way shall be
required as a condition of annexation.
3.16 A Development Agreement is required as a condition of annexation.
3.17 The Applicant shall be required to follow through with the platting
requirements as per Meridian City Code.
Adopt the Recommendations of the Ada County Highway District as follows:
3.18
Dedicate 48-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.
3.19
Construct a 5-foot wide concrete sidewalk on Locust Grove Road
abutting the parcel, located 2-feet within the ne~v right-of-~vay.
Coordinate the location, elevation and grade of the sidewalk with
District staff.
FINDINGS OF FACT AND CONCLUSIONS OF LAW- Page 15
AND DECISION AND ORDER GRANTING APPLICATION
FOR ANNEXATION AND ZONING/BY HOWELL MURDOCH
DEVELOPMENT CORPORATION / (AZ-00-005)
3.20 Extend Watertower Lane into the site as a 40-foot street section ~vith
curb, gutter and 5-foot wide concrete side,valk within 58-feet of right-of-
way.
B.21 Extend Adkins Drive into the site as a 40-foot street section with curbs,
gutters, and side,valks ~vithin 58-feet of right-of-way.
$.22 Locate any proposed public street or drive,vay to align or offset 220 feet
from any approved/proposed public street.
3.23 In accordance ,vith District policy, stub streets to the undeveloped
parcels abutting this site may be required upon review of a future
application for this site.
3.24 As required by District policy, restrictions on the width, number and
locations of driveways, shall be placed on future development of this
parcel.
4. The City Attorney shall prepare for consideration by the City Council
the appropriate ordinance for the annexation and zoning designation of the real
property which is the subject of the application to (R-8) Medium Density Residential
District, Meridian City Code § 11-7-2 D.
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 mapping changes of the official boundaries and zoning maps as provided
in Meridian City Code § 11-21-1 in accordance with the provisions of the annexation
and zoning ordinance.
FINDINGS OF FACT AND CONCLUSIONS OF LAW - Page 16
AND DECISION AND ORDER GRANTING APPLICATION
FOR ANNEXATION AND ZONING/BY HOWELL MURDOCH
DEVELOPMENT CORPORATION / (AZ-00-005)
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 § 67-6521 an affected person is a person ~vho
has an interest in real property ~vhich may be adversely affected by the issuance or
denial of the annexation and zoning and ~vho may within twenty-eight (28) days
after the date of this decision and order seek a judicial revie~v as provided by Chapter
day of
ROLL CALL
52, Title 67, Idaho Code.
By action of the City Council at its regular meeting held on the
/7/Z ct(~.- ,2000.
COUNCILMAN RON ANDERSON
VOTED__~*..--
COUNCILMAN KEITH BIRD
VOTED___~
COUNCILMAN TAMMY deWEERD
VOTED_~
COUNCILMAN CHERIE McCANDLESS
VOTED~,-
MAYOR ROBERT D. CORRIE (TIE BREAK_ER)
DATED: .~--/"~ -15)O
VOTED
FINDINGS OF FACT AND CONCLUSIONS OF LAW - Page 17
AND DECISION AND ORDER GRANTING APPLICATION
FOR ANNEXATION AND ZONING/BY HOWELL MURDOCH
DEVELOPMENT CORPORATION / (AZ-00-005)
MOTION:
APPROVED:
DISAPPROVED:__
Copy served upon Applicant, the Planning and Zoning Department, Public Works
Department and the City Attorney.
C'~y' Clerk ' ?/ /
Dated: ~"/~ ~)
msg/Z:\Work~eridian 15360M~Stratford Business Park AZ~AZFfClsOrder
FINDINGS OF FACT AND CONCLUSIONS OF LAW - Page 18
AND DECISION AND ORDER GRANTING APPLICATION
FOR ANNEXATION AND ZONING/BY HOWELL MURDOCH
DEVELOPMENT CORPORATION / (AZ-00-005)