PZ - Staff Report 5-20STAFF REPORT
COMMUNITY DEVELOPMENT DEPARTMENT
HEARING May 20, 2021
DATE:
TO: Planning & Zoning Commission
FROM: Sonya Allen, Associate Planner
208-884-5533
SUBJECT: H-2021-0025
The 10 at Meridian — AZ
LOCATION: 75 S. Ten Mile Rd. at the southwest
corner of W. Franklin Rd. and S. Ten
Mile Rd., in the NE 1/4 of Section 15,
Township 3N., Range 1 W.
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I. PROJECT DESCRIPTION
The Applicant requests annexation of 40.30 acres of land with R-40 (13.04-acres) and C-C (27.25-acres)
zoning districts.
II. SUMMARY OF REPORT
A. Project Summary
Acreage
Future Land Use Designation
Existing Land Use
Proposed Land Use(s)
Current Zoning
Proposed Zoning
Neighborhood meeting date; # of
attendees:
Details
40.30-acres
Mixed Use Commercial (22+/- acres); High Density
Residential (11+/- acres); Mixed Use Residential (3+/- acres)
Undeveloped agricultural land
Mixed use (residential/commercial)
RUT in Ada County
R-40 (High -Density Residential) (13.04-acres) and C-C
(Community Business) (27.25-acres)
3/29/2021; no attendees other than property owner
History (previous approvals) I None
Page 1
B. Community Metrics
Description I Details Page
Ada Countv Hiahwav District
• Staff report (yes/no) No
• Requires ACHD Commission No
Action (ves/no)
Access (Arterial/Collectors/State
Two (2) accesses are proposed via Franklin Rd., two (2)
Hwy/Local)(Existing and Proposed)
accesses are proposed via Ten Mile Rd., and one (1) access is
proposed via Cobalt Dr.
Fire Service No comments were submitted.
Police Service See comments in Section IX.D.
Wastewater
Distance to Sewer Services
Adjacent to parcel
Sewer Shed
South Black Cat trunkshed
Estimated Project Sewer ERU's
See application
WRRF Declining Balance
14.14
Project Consistent with WW
Yes
Master Plan/Facility Plan
Impacts/Concerns
None
Water
Distance to Water Services
Adjacent to parcel
Pressure Zone
2
Estimated Project Water ERU's
See application
Water Quality
None
Project Consistent with Water
Yes
Master Plan
Impacts/Concerns
None
Page 2
C. Project Maps
Future Land Use Map
te
nd 0ject Lcca�ior
d-H iaU
h[
-Res
Zoning Map
Aerial Map
Planned Development Map
Legend
Praj�+ct Lacs=or
City Limi. ~�
— Planned Para e a
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III. APPLICANT INFORMATION
A. Applicant:
Wendy Shrief, J-U-B Engineers, Inc. — 250 S. Beechwood Ave., Ste. 201, Boise, ID 83709
B. Owner:
Erik Pilegaard, Elk Ventures, LLC — 5137 Golden Foothills Parkway, Ste. 100, El Dorado, CA 95762
Page 3
C. Representative:
Same as Applicant
IV. NOTICING
Planning & Zoning
Posting Date
Newspaper notification
published in newspaper
4/30/2021
Radius notification mailed to
property owners within 300 feet
4/27/2021
Public hearing notice sign posted
on site
5/7/2021
Nextdoor posting
4/27/2021
V. COMPREHENSIVE PLAN ANALYSIS
City Council
Posting Date
LAND USE: The majority of this property is designated Mixed Use Commercial (MU-COM) (northeast 22+/-
acres) and High Density Residential (HDR) (southwest 11+/- acres) on the Future Land Use Map (FLUM) in
the Comprehensive Plan with a narrow sliver of Mixed Use Residential (MU-RES) (3+/- acres) along the
southern boundary which will mostly be right-of-way for W. Cobalt Dr. This property is located within the
area governed by the Ten Mile Interchange Specific Area Plan (TMISAP).
The purpose of the MU-COM designation is to encourage the development of a mixture of office, retail,
recreational, employment, and other miscellaneious uses, with supporting multi -family or single-family
attached residential uses (see pg. 3-9 in the TMISAP for more information).
HDR designated areas are multiple -family housing areas where relatively larger and taller apartment
buildings are the recommended building type. HDR areas should include a mix of housing types that achieve
an overall average density target of at least 16-25 dwelling units per gross acre (see pg. 3-7 in the TMISAP
for more information).
The purpose of the MU-RES designation is to encourage a diversity of compatible land uses that may
include a mixture of residential, office, retail, recreational, employment, and other miscellaneous uses (see
pg. 3-8 in the TMISAP for more information).
Mixed use designated areas in the TMISAP are recommended locations for development of activity centers
that are specifically planned to include both residential and non-residential uses. Mixed use areas are
anticipated to have 3 or more significant income producing uses (i.e. retail, office, residential and lodging
facilities) with significant functional and physical integration in conformance with a coherent plan (pgs. 3-7
& 3-8).
The site is proposed to develop with a mix of uses (horizontal and vertical) as shown on the conceptual
development plan in Section VIII.B. High -density 4-story multi -family residential apartments (380 1- and 2-
bedroom units) are proposed in the HDR & MU-RES designated portions of the site with 3-story multi-
family flats (137 1- and 2-bedroom units) and townhouse style (24 3-bedroom units) units with a
clubhouse/recreation center [14,000 square feet (s.f.)], 3-story vertically integrated mixed use [primarily
retail uses on the 1" floor (20,025 s.f.) with residential (42 1- and 2-bedroom units) on the 2' and 3' floors]
and single -story financial institution (5,000 s.f), mixed use service retail buildings (52,775 s.f) and
restaurants (9,250 s.f) with drive-throughs with 2-story office buildings (46,600 s.f) proposed in the MU-
COM designated portion of the site adjacent to Franklin and Ten Mile Roads. A total of 559 residential units
and 147,650 s.f. of commercial uses are proposed to develop in the overall site.
Page 4
Staff finds the mix of income producing uses proposed as well as the vertical and horizontal integration of
such uses and residential densities interconnected by pedestrian walkways and amenities is generally
consistent with the goals of the TMISAP for this area.
Transportation: Cobalt Drive is proposed to be extended as a collector street from S. Ten Mile Rd. at the
southeast corner and along the southern boundary of the site consistent with the Master Street Map in the
Comprehensive Plan and the Transportation System Map in the TMISAP. The proposed collector street
network approved with the annexation of the Janicekproperty to the south (AZ-11-001, DA Inst.
#112073616) depicts the extension of Cobalt as proposed with this application with the western segment
lying off -site on the adjacent property to the south.
Design: Conceptual building elevations were submitted for the multi -family residential structures and the
associated clubhouse building. The design of the proposed multi -family structures appear to be of a high
quality and are generally consistent in style, materials and colors. Elevations weren't submitted for the
commercial portion of the development as tenants are unknown at this time. Final design of the site and all
structures is required to comply with the design elements of the TMISAP per the Application of
Design Elements matrix on pg. 3-49 of the TMISAP and the design standards in the Architectural
Standards Manual. The commercial portion of the development should incorporate similar design
elements, colors and materials as the residential portion of the development.
Goals, Objectives, & Action Items: Staff finds the following Comprehensive Plan policies to be applicable
to this application and apply to the proposed use of this property (staff analysis in italics):
• "Encourage a variety of housing types that meet the needs, preferences, and financial capabilities of
Meridian's present and future residents." (2.01.02D)
A variety of multi family housing is proposed in this development consisting of flats, townhome and
apartment style units, which will contribute to the variety of housing types in the City, specifically in
the Ten Mile area as desired, that should cater to different financial capabilities.
• "Permit new development only where it can be adequately served by critical public facilities and
urban services at the time of final approval, and in accord with any adopted levels of service for
public facilities and services." (3.03.03F)
City water and sewer services are available and can be extended by the developer with development
in accord with UDC 11-3A-21.
• "Locate higher density housing near corridors with existing or planned transit, Downtown, and in
proximity to employment centers." (2.01.01H)
The site is located at a major intersection along two major mobility arterials (Franklin and Ten Mile
Roads) and in close proximity to employment centers. Transit services exist in the Ten Mile Crossing
development to the east at the intersection of Vanguard/Wayfinder to serve this area — other transit
stops may be added in the future.
"Encourage and support mixed -use areas that provide the benefits of being able to live, shop, dine,
play, and work in close proximity, thereby reducing vehicle trips, and enhancing overall livability
and sustainability." (3.06.02B)
The proposed project with multi family residential and a grocery store with nearby employment
(retail/office uses) and restaurant uses, should provide a good mix of uses that residents won't have
to travel far for, thus reducing vehicle trips and enhancing overall livability and sustainability.
• "Slow the outward progression of the City's limits by discouraging fringe area development; encourage
development of vacant or underutilized parcels currently within City limits." (4.05.03B)
Page 5
This property is an enclave surrounded by City annexed land. Annexation and development of this
property will maximize public services.
• "Annex lands into the corporate boundaries of the City only when the annexation proposal conforms
to the City's vision and the necessary extension of public services and infrastructure is provided."
(3.03.03)
The proposed development plan is generally conisistent with the City's vision for this property
through the Comprehensive Plan; the developer will extend public services and infrastructure as
needed for the development.
VI. STAFF ANALYSIS
A. ANNEXATION & ZONING
The Applicant proposes to annex 40.30 acres of land with R-40 (13.04-acres) and C-C (27.25-acres)
zoning districts. A conceptual development plan was submitted as shown in Section VIII.B that proposes
offices, a financial establishment, retail pads, a grocery store, vertically integrated residential and multi-
family residential in accord with the associated MU-COM, HDR and MU-RES, FLUM designations for
the property.
A phasing plan was not submitted; however, the Applicant states the 3-story flats and townhome style
multi -family residential and clubhouse would develop in the first phase along with the associated
infrastructure; the 4-story high -density multi -family would follow with the commercial last as tenants
commit.
The proposed C-C zoning district is listed as a possible zoning choice in the MU-COM and MU-RES;
and the R-40 zoning district is listed as the best choice in the HDR and possible choice in the MU-RES
FLUM designation, per the Zoning District Compatability Matrix in the TMISAP (pgs. 2-4 & 2-5).
The Kennedy Lateral bisects this site and is proposed to be tiled in certain areas and left open in others
as shown on the conceptual development plan. The UDC (11-3A-6B.3) required all laterals crossing or
lying within the area being developed to be piped or otherwise covered unless left open and used as a
water amenity or linear open space as defined in UDC 11-1A-1. The decision making body may waive
the requirement for covering such lateral if it finds that the public purpose requiring such will not be
served and public safety can be preserved. A waiver from Council is requested for portions of the
lateral proposed to be left open; if not approved, the lateral is required to be piped.
Access to the site is proposed as shown on the conceptual development plan in Section VIII.B. ACHD
has reviewed the proposed accesses and supports the following: Access A — full access; Access B —
right-in/right-out only; Access C — right -out only; Access D — right-in/right-out only; and Cobalt — right-
in/right-out/left-in only. Staff recommends access is restricted through the Development Agreement
as supported by ACHD per the comments in Section IX.K.
Page 6
Off-street parking is depicted on the concept plan to serve the mixed use development. Based on (291) 1-
bedroom units, (250) 2- and 3-bedroom units and 42 vertically integrated residential units, a minimum of
979 spaces consisting of 541 covered spaces and 396 uncovered spaces are required per UDC Table 1 I-
3C-6; a total of 1,034 spaces are depicted. Based on 138,400 s.f. of non-residential uses, a minimum of
277 spaces are required per UDC 11-3C-6B.1 and based on 9,250 s.f. of restaurant uses, a minimum of
37 spaces are required per UDC 11-4-3-49A.1, for a total of 314 spaces; a total of 448 spaces are
proposed in excess of the minimum standards.
The proposed annexation area is contiguous to City annexed property and is within the Area of City
Impact Boundary. A legal description and exhibit map for the annexation area is included in Section
VIII.A.
The City may require a development agreement (DA) in conjunction with an annexation pursuant to
Idaho Code section 67-6511A. To ensure the site develops as proposed with this application, Staff
recommends a DA is required as a provision of annexation (see provision in Section IX.A).
VII. DECISION
A. Staff:
Staff recommends approval of the proposed Annexation & Zoning with the requirement of a
Development Agreement per the provisions in Section IX in accord with the Findings in Section X.
Page 7
VIII. EXHIBITS
A. Annexation & Zoning Legal Description and Exhibit Map
EXHIBIT
DESmrmm FoR
THE 10 AT MERIDIAN
CITY OF MERIDIAN ANNEXATION
The NF1M of the NE114 of Section 16, T_3N., R.IW., S,M,, City of Meridian, Ada Count+,
Idaho more particularly described as follows:
BEGINNING at NE corner of said Section 15 from which the NI14 corner of said Section
15 bears North 89°1523" West, 2640.72 feet,
thence along the East boundary line of said Section 15 South 09°33'16" VOM, 1,329.09
feet to the N 1116 corner of said Section 15;
thence along the South boundary line of the NE114 of the NIS114 of said Section 15 North
S9" 15'02" West_ 1,321.1.8 feel lu Li it NE1110 oaf said Suution 1 S.
thenr,-, along the West boundary line of Nrz114 of the NEi14 of said Section 15 North
00"35'22" East, 1,8.96 feet to the E1116 comer of said Section 15;
thence along the North boundary Ilne of said Section 15 South 8V1513" East, 1,320.37
feet to the REAL POINT OF BEGINNING, Containing 40,30 acres, more or less.
Page 8
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EXHIBIT
DESCRIPTION FOR
THE 1(l AT MERIDIAN
CITY OF MERIDIAN ZONE rere
A portion of land located in the NE114 of the NE14 of Section 'IS, T.W. R,IW.
B.M., C Ity of Meridian, Ada County, Idaho more particularly dewibed as follows,
BEGINNING at NE comer of said Section 15 from which the N114 cornarof
said swion 15 bears North 88°152Y' west, 2544,72 feet,
thence along the East boundary line of said gection 19 South 661-ST16" West,
1.329.09 feet to the N 1116 corner of said Section 15,
thence along the South boundary line of the NE114 of the NE114 of said Section
15 North 99"15'02" West, 20.27 feet;
thence leaving said South boundary line North 87°DB'08" West, 149.94 feet:
thence Worth 60"22'90" West, 293-40 feet;
thence North 66"00'44" West, 371.54feet I
thence 131.19 feet along the arc of curve to the right, said curve having a
radius of 500.00 feet, a central angle of 15"02'00" and a long chord who bears North
5n] )q'44" West, 150 81 feet-,
thence North 42"5944" West, 723.60 feet to a point on the West boundary line -
of NE114 of the NE114 of said Section 15:
thence along said West boundary line Forth b4°35'2 " East, 310_06 feet to the
E1f16 corner of said Section 15;
thence along the North boundary line of said Section 15 South SS"15'23" East.
1,320.37 feet to the POINT OF BEGINNING Containing 27, 5 acres, more or less_
Page 1 af I
Page 10
5,10 1 4 N. E1 16
S.15 130.35'
I
BASIS OF BEARING
N89'15'23"W 2640.72"
W. FRANKLIN RD.
S.1 0 5.11
.15 S,14
ZONE
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+ + # # 1 1 y + # 293.40' + + +
NE 1 16 N891502 W 132}-18'
CURVE TABLE
CURVE
RADIUS
LENGTH
CHORD DIST.
CHORD EIRC
DELTA
Cl
500.00
131,19
130,91
550'29'4-41-
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� Fi EXHIBIT __ DRAWING FOR au nu.
THE 1 AT MERIDIAN-''
SURVEY nrigF. E4'E7h1 m K,
nrixF.ex �oaa�w
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GROUP. L L {DrkTED IN TFE NE h OF -rHE NE >¢ EIF SECTION 13, T-JN., "''- DATE
R.1IW., B.W., CIT. OF NEBIIIAN, ADA ❑MINTY, IDAHO ill%/2021
Page 11
EXHIBIT _
DESCRIPTION FOR
THE 1DAT MERIDIAN
GMY OF MERIDIAN ZONE R-40
A portion of land looted in the NE114 of the NE114 of Section 1S. T.3N_, R.IW. E.A+1.,
City of Meridlan. Ada County, Idaho more Wicularly described as fellows:
Commencing at NE corner of said Section 15 from which the N114 corner of said Section
15 bears North 8W15'23" West. 2640.72 feet;
thence along the East boundary line of said Section 15 South 00°33'16" West, 1,329,09
feat to the N 1116 corner of said Section 15;
thence along the South boundary line of the WE114 of the N E 1 A of said Section 16 North
89`1902" West, 20_27 feet the REAL POINT OF BEGIt+ININ ;
thence continuing along said South boundary line North 89'1602" Writ, 1.3W., I feet to
the NE106 of said Section 15;
thence along the West boundary Iinre of NE114 of the NE114 of said Seetlon 15 North
00835'2" East_ 1,018.91 feet;
thence leaving said West boundary IirLe South 42°68'44" East, 723.60 feet;
thence 131.19 feet along the arc of curve to the left, said curve having a radius of 54D_01)
feet, a central angle of 15'02'W' and along chord which bears South 51)°2944" East, 13D,81
feet:
thence South 58°00'44" East, 371.64 feet;
thence South 60"22'W' East, 293.40 feet;
thence South 576W08" East, 149.94 feet to the REAL POINT OF BEGINNING.
Containing 13_{]4 acres, more or less_
Page 1 of 1
Page 12
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BASIS OF BEARING
N9915'23"W 2W.72'
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1 16 N$9'15'02�1Y 132 Ti—
CURW TABLE
CURVE
RADIUS
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CHORD MST-
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Cl
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IDAHO EXHIBIT _ DRAMNO FOR OUM raw.
THE 10 AT MERIDIAN EET H
SURVEY EQS-.�E�4�. SHEET "°
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GROUP,__-- LLC Lot -A m lNE HE k#F -ZFA, DWG. 6AlE
R.11L BI, CMDNr, ADA WUWTY. D►HG a/9gJ2021
Page 13
B. Conceptual Development Plan (dated: March 10, 2021)
104
-- ---------------- -- -
Franklin Road
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Project Summary
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14 Mile Road & Franklin Road Residential & Commercial Mixed Use Center
Page 14
March 10. 2921
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IX. CITY/AGENCY COMMENTS & CONDITIONS
A. PLANNING DIVISION
1. A Development Agreement (DA) is required as a provision of annexation of this property. Prior to
approval of the annexation ordinance, 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
Planning Division within six (6) months of the City Council granting the annexation. The DA shall,
at minimum, incorporate the following provisions:
a. The subject property shall develop in substantial compliance with the conceptual development
plan and building elevations in Section VIII.B and the land use, transportation, and design
elements of the Ten Mile Interchange Specific Area Plan (TMISAP).
b. The project shall comply with the applicable design elements as noted in the Application of
Design Elements matrix in the TMISAP (see pg. 3-49) and the design standards in the
Architectural Standards Manual.
c. Access to the site via W. Franklin Rd., S. Ten Mile Rd. and W. Cobalt Dr. shall be restricted as
recommended by ACHD in Section IX.K.
d. The subject property shall be subdivided prior to any development occurring on the site.
e. The Kennedy Lateral shall be piped in its entirety where it crosses the subject property as
required by UDC 11-3A-613.3 unless otherwise waived by City Council as set forth in UDC 11-
3A-613.3a.
Page 23
B. PUBLIC WORKS
1. Site Specific Conditions of Approval
1.1 Any unused sanitary sewer and/or water services or mains must be abandoned.
1.2 Ensure no permanent structures (trees, bushes, carports, trash enclosures, etc.) are built within any
utility easements.
C. FIRE DEPARTMENT
No comments were received.
D. POLICE DEPARTMENT
https: //weblink. meridiancity. ory/WebLink/Doc View. aspx?id=227946&dbid= 0&repo=MeridianCity
E. PARK'S DEPARTMENT
No comments were received.
F. NAMPA & MERIDIAN IRRIGATION DISTRICT (NMID)
https: //weblink. meridiancity. org/WebLinkIDocView. aspx?id=228197&dbid= 0&repo=MeridianCity
G. ADA COUNTY DEVELOPMENT SERVICES
https: //weblink. meridiancioy. org/WebLinkIDocView. aspx?id=227634&dbid= 0&repo=MeridianCity
H. CENTRAL DISTRICT HEALTH
https://weblink.meridianciU.orgj ebLink/DocView.aspx?id=228247&dbid=0&repo=MeridianCiU
I. COMMUNITY PLANNING ASSOCIATION OF SOUTHWEST IDAHO (COMPASS)
https: //weblink. meridiancioy. orglWebLinkIDocView. aspx?id=228703&dbid= 0&repo=MeridianCitE
J. COMMUNITY DEVELOPMENT SCHOOL IMPACT TABLE
https: //weblink. meridiancioy. orglWebLinkIDocView. aspx?id=228965&dbid= 0&repo=MeridianCioy
K. ADA COUNTY HIGHWAY DISTRICT (ACHD)
https: //weblink. meridiancity. orglWebLinkIDocView. aspx?id=229278&dbid= 0&repo=MeridianCiiy
L. WEST ADA SCHOOL DISTRICT (WASD)
https: //weblink. meridianciU. orglWebLinkIDocView. aspx?id=228985&dbid= 0&repo=MeridianCiU
X. FINDINGS
A. Annexation and/or Rezone (UDC 11-513-3E)
Required 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:
Page 24
1. The map amendment complies with the applicable provisions of the comprehensive plan;
The Applicant is proposing to annex the subject 40.30-acre property with R-40 and C-C zoning
districts consistent with the MU-COM, HDR and MU-RES FL UM designations for this property. (See
section V above for more information)
2. The map amendment complies with the regulations outlined for the proposed district,
specifically the purpose statement;
Stafffinds the proposed map amendment complies with the regulations outlined for the R-40 and C-
C zoning districts and the purpose statements of the residential and commercial districts.
3. The map amendment shall not be materially detrimental to the public health, safety, and
welfare;
Stafffinds the proposed map amendment will not be detrimental to the public health, safety and
welfare in this area.
4. 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
Stafffinds the proposed map amendment will not result in an adverse impact upon the delivery of
services by any political subdivision providing public services.
5. The annexation (as applicable) is in the best interest of city.
Stafffinds the proposed annexation is in the best interest of the City.
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