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PZ - Staff Report for 5-18 STAFF REPORT E COMMUNITY N -- COMMUNITY DEVELOPMENT DEPARTMENT HEARING 5/18/2023 Legend DATE: Project Location TO: Planning&Zoning Commission SATE AVE _ FROM: Stacy Hersh,Associate Planner 208-884-5533 /�•� jP N_" f.E;r SUBJECT: H-2023-0010 ll Fourth Street Books-Pearl House1� Collective Rezone �E-P,l N EsAV'E E-P.I KE�AV'E LOCATION: 909 NE. 4th Street I. PROJECT DESCRIPTION Request to rezone 0.157 acres of land from the R-15 zoning district to the O-T zoning district and Conditional Use Permit(CUP) for an outdoor event/activity area for"mic night"and community gathering space(Arts,Entertainment or Recreation Facility, Indoors and Outdoors). NOTE: The applicant is withdrawing their CUP request to operate an outdoor art,entertainment or recreation facility use from this property. After further review of the specific use standards staff has determined that we cannot approve such as use due to its proximity to the adjacent residential uses. Staff does recognize this area is transitioning however,in order to support the ancillary outdoor events, staff believes these types of events should be reviewed and approved as a temporary use through the Clerk's office. A. Project Summary Description Details Page Acreage Rezone-0.157 Future Land Use Designation Old Town Existing Land Use(s) Single-family residential Proposed Land Use(s) Retail—Book Store Lots(#and type;bldg./common) 1 lot Phasing Plan(#of phases) NA Physical Features(waterways, No unique physical features hazards,flood plain,hillside) Neighborhood meeting date;#of February 7,2023,8 attendees attendees: History(previous approvals) None Page 1 B. Community Metrics Description Details Page Ada County Highway District • Staff report(yes/no) Yes • Requires ACHD Commission No Action es/no Access(Arterial/Collectors/State Access occurs from NE 4'Street Hwy/Local)(Existing and Proposed) Stub Street/Interconnectivity/Cross ■ Access Existing Road Network Existing Arterial Sidewalks/ Buffers Proposed Road Improvements No road improvements required. Fire Service No comments Police Service No comments Wastewater • Comments • No changes to public sewer infrastructure shown in records.Any changes need to be approved by public works. Water Distance to Water Services • No changes to public water infrastructure shown in records.Any changes need to be approved by public works. C. Project Area Maps Future Land Use Map Aerial Map I I I , Legend Legend Project Location O Project Location i -~ E STAT VE _a r ' � Old Town " []-J : LnL In � � W m W Z P -, Z . .., --�O v,..7 E-PINE AV E E-P I N E AV E— E it NJEeAV E--E-,P;I N;E V,E Page 2 Zoning Map Planned Development Map I I Legend 0 Legend 0 Project Location Project Location L City Limits E STATE AVE _ Planned Parcels M W z L N 2 p Ix O T R-15 v R-8rn Ell z � E_ E-P I N E AVE--E-P I N'E AV'E— E-P-I N'E AV'E E-P I N'E AV'E— IL APPLICANT INFORMATION A. Applicant: Ashley Buzzini,EV Studio-725 E. 2"d Street,Meridian, ID 83642 B. Owner: Chelsea Major-909 E. 4`'Street,Meridian, ID 83642 III. NOTICING Planning& Zoning City Council Posting Date Posting Date Newspaper Notification 5/3/2023 Radius notification mailed to properties within 500 feet 4/28/2023 Sign Posting 5/3/23 Nextdoor posting 4/28/2023 IV. COMPREHENSIVE PLAN(HTTPS://WWW.MERIDIANCITY.ORGICOMPPLAlV): Land Use: This property is designated Old Town(O-T)on the Future Land Use Map(FLUM). This designation includes the historic downtown and the true community center. The boundary of the Old Town district predominantly follows Meridian's historic plat boundaries. In several areas, both sides of a street were incorporated into the boundary to encourage similar uses and complimentary design of the facing houses and buildings. Sample uses include offices,retail and lodging,theatres,restaurants, and service retail for surrounding residents and visitors.A variety of residential uses are also envisioned and could include reuse of existing buildings,new construction of multi-family residential over ground floor retail or office uses. Page 3 Proposed Use: The Applicant proposes to develop the site with a retail store,4t'Street Book that sells both new and used books and offers a micro-cafe concept,which includes a small selection of coffee,tea,beer(canned),and wine;with an outdoor patio space. The Applicant will also be promoting local authors and artists through their curated workshops and activities. COMPREHENSIVE PLAN POLICIES(https://www.meridianciU.or /g compplan): 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): • "Support a compatible mix of land uses Downtown that activate the area during day and night." (2.09.02G). Adding retail with an outdoor event space into the Downtown area brings an opportunity for additional foot traffic and commerce to occur within a desired location during day and night, adding to the appeal and character of Downtown Meridian. This additional commercial use should be a welcome addition to the other uses in the surrounding area. Per the conditions of approval in this staff report, any outdoor event is required to end no later than ten o'clock p.m. This condition will allow the character of the residential aspect of this neighborhood to remain. In addition, the applicant has stated in their narrative that the backyard space will be used for events for author signings,poetry readings, book clubs, etc. All planned outdoor events/activities will require online registration (including free events) with a limited supply of tickets available. Additionally, the Applicant is required to obtain a Temporary Use Permit that is valid for 160 days per calendar year from the Clerk's Office to host any outdoor events or activities on the subject property. For more significant events, the applicant plans to collaborate with other businesses with more substantial venues. • "Support owners of historic buildings in their efforts to restore and/or preserve their properties. (5.02.01B). Permitting the establishment of a retail store in a historical downtown home can contribute to the dissemination of knowledge and history regarding both Meridian and the house in question. This, in turn, is likely to boost the economic impact of more foot traffic, leading to the growth of other historical sites in the downtown area. V. UNIFIED DEVELOPMENT CODE UD The proposed use, a retail store is listed as a principally permitted use in the O-T (Old Town)zoning district per UDC Table 11-2C-2. Compliance with the standards listed in UDC 11-2D-3 and 11-2D-4 is required. VI. STAFF ANALYSIS A. Rezone(RZ): The Applicant is requesting to rezone t 0.157 acres of land from R-15 to O-T to operate a retail use for a bookstore on the subject property with ancillary outdoor patio space. A legal description and exhibit map for the rezone area is included in Section VIII.A. This property is within the City's Area of City Impact boundary. Retail stores -which the use includes,but is not limited to, convenience stores; food stores; apparel and accessories stores; book, computer, and music stores; electronics and appliances; florists; furniture and home furnishings; general merchandise stores; health and personal care stores; hobby, office supplies, stationery and gift stores; specialty stores; sporting goods; used merchandise stores, are listed as a principal permitted use in the O-T(Old Town)zoning district per UDC Table 11-2C-2. Page 4 The proposed 800-square-foot bookstore will be located in the downtown area within the Meridian Urban Renewal District. The building,which is over 100 years old and was renovated in 2004, is slated for further improvements to meet city code requirements and enhance the customer experience. The front porch and patio area will be expanded to include an ADA ramp and more seating,with the outdoor patio predominantly utilized during the warmer months. The backyard area will be transformed into a community space encouraging customers to read, socialize,or enjoy a picnic,with seating provided by picnic tables. The Applicant is proposing to use the backyard space to host author signings,poetry readings,book clubs, and other planned activities/events that require online registration,including free events with limited tickets. For more significant events,4th Street Books plans to collaborate with other local businesses with larger spaces.Furthermore,4th Street Books intends to participate in downtown Meridian activities such as Art Week and Meridian Main Street Market,while promoting literary and creative programming throughout the Treasure Valley. Due to the close proximity of neighboring residential properties, Staff acknowledges the potential for noise to travel and has also received public testimony regarding noise and use from adjacent neighbors. To host any outdoor events,the Applicant is required to obtain a Temporary Use Permit from the Clerk's Office that is valid for 160 days per calendar year. Once the adjacent properties develop into commercial uses in the fixture,the Applicant can apply for a Conditional Use Permit for an outdoor entertainment/activity space. The proposed hours of operation would be from Tuesday to Sunday, 10:00 am to 10:00 pm,with the bookstore likely opening with a reduced schedule of Thursday to Sunday, 12:00 pm to 9:00 pm for the first 12-16 months. The City may require a development agreement(DA)in conjunction with a rezone pursuant to Idaho Code section 67-6511A. Due to the size of the development, Staff believes a DA should not be required. Dimensional Standards(UDC 11-2): The existing home meets all dimensional standards. Access(UDC 11-3A-3): Access is provided via public on-street parking NE 4'Street and an alleyway to the west. Parking(UDC 11-3C): The existing home has a driveway off of the alleyway that contains one(1)employee parking stall. There is currently no off-street parking on this site. Customers can walk,bike,or ride the bus as another option to bypass parking availability. Parking is available to customers in the nearby public parking lot adjacent to the Masonic Lodge, located between 2nd and 3'Street approximately two(2) blocks away. There is also on-street parking available along Pine Avenue and NE 4'Street. Staff recommends that the Applicant install "No Parking"signs along the alley. Old-Town is classified as a Traditional Neighborhood zoning district and no off-street parking is required for a lawfully existing structure unless an addition occurs (UDC 11-3C-6B). No additions are proposed with this project except for expanding the front entry and patio%utdoor seating area. The Applicant is providing one (1) employee parking stall off the alley which meets the required number of off-street parking spaces per UDC 11-3C-6B.3for the Traditional Neighborhood district. However, the applicant understands parking is a concern and has provided a parking plan to Staff. The Applicant has provided a parking plan with all available public parking within 1,000 feet, and has used Old-Town alternative parking methods from UDC 11-3C-7 as a guide to address parking concerns.According to the Applicant's plan available parking spots include both on and off-street Page 5 parking(Exhibit VILE). Staff recommends the applicant to explain how they will educate and inform patrons of where to park during the P&Z Commission meeting. A minimum of one(1)bicycle parking space is required to be provided based on one (1) space for every 25 vehicle spaces or portion thereof per UDC 11-3C-6G;bicycle parking facilities are required to comply with the location and design standards listed in UDC 11-3C-5C. Two bicycle racks are proposed on the north side of the building which meets the minimum of one (1)bicycle. The Applicant should submit a detail of the bicycle racks with the CZC submittal. Sidewalks(UDC 11-3A-1 : There is an existing 4-foot wide detached sidewalk on NE 4'Street along the existing property frontage and an existing 7-foot wide detached sidewalk along E. Pine Avenue. Landscaping(UDC 11-3B): The Applicant is proposing additional landscaping(small selection of shrubs and ground cover) around the proposed outdoor event/activity space to reduce the noise in the adjacent residential district. In order to help alleviate any undue noise and light disturbances to the nearby residential uses,Staff recommends the landscape plan be revised to include additional landscaping along the western, southern, and eastern fence line(see Section VIII 4). Staff recommends that the Applicant incorporate columnar trees or other taller shrubs around the fence line in addition to the shrubs and groundcover proposed on the landscape plan to help mitigate concerns raised by the adjacent neighbors. Fencing(UDC 11-3A-6,11-3A-�• All existing fencing will remain in place and no additional fencing is proposed. The existing fencing shall meet the UDC standards. Outdoor Lighting(UDC 11-3A-11): All outdoor lighting is required to comply with the standards listed in UDC 11-3A-11C unless otherwise approved through alternative compliance. Light fixtures that have a maximum output of 1,800 lumens or more are required to have an opaque top to prevent up-lighting;the bulb shall not be visible and shall have a full cutoff shield in accord with Figure 1 in UDC 11-3A-11C. The Applicant depicts string lights on the landscape plan throughout the back patio event/activity area. Staff believes these lights are LED and meet the lighting requirements in the UDC code. Building Elevations: Conceptual building elevations and perspectives were submitted for the existing bookstore structure as shown in Section IX.D. The building consists of existing siding, facia trim, asphalt roof shingles and new composite deck with railing and ADA ramp. As stated above in this report, the only new additions to the structure is the front entry and back patio for outdoor space. The proposed elevations are not approved with this application and will be reviewed with the Design Review application for consistency with the design standards listed in the Architectural Standards Manual.Full compliance with the ASM is not required based on the limited scope of work associated with this proiect. Certificate of Zoning Compliance(UDC 11-5B-1): A Certificate of Zoning Compliance(CZC)is required to be submitted for the proposed use and site changes prior to submittal of a building permit application to ensure compliance with UDC standards and staff comments listed in Section IX. Page 6 VII. DECISION A. Staff: Staff recommends approval of the proposed rezone from R-15 to O-T per the Findings in in Section X of this report. Page 7 VIII. EXHIBITS A. Rezoning Legal Description,Exhibit, and ROS LkNl3 SMVEYWG PLLC � f Client,Chase and Chelsea Major Revised Bale;March 6,2023 Jcl No,:7222 PROPERTY REZONE DESCRIPTION A Rezone for a parcel of land as shown on that oertaln Record of Survey No.13756,recorded as Instrument No.2022-10876 in the WKe of the Ada County Recorders,being a portion of Lots 1 and 2,in Block 3, Cottage Home Addition to Meridian,Book 10,Page 42,Located In the E 112 NW 114 of Section 7,Township 3 North,Range 1 East,Boise Meridian,City of Meridian,Ada County,Idaho,more particularly described as mows: Commencing at a found Brass Cap marking the intergCCtign of EM State Ave.and NE 45'1 Street from whlCh a found aluminum cap stamped"PLS 14221"marking the intersection of East Pine Ave.and NE 4511 Street bears S.OW59'28"W_,a distance of 335.96 feet; Thence slang the Ce lt,edin a Of said NE 451I'Street.S.00'59'28"W.,a distance of 167.98 Well to the Intersection of Pltte Alley Ava.Bald NE 4,W Sheet,being the POINT OF BEGINNING; Thence continuing along the centerline of said NE 451h street,s_00°59'28°'w.,a distance of 57.%feet; Thence S.89'59'19"VV.,a distance of 40.01 feet to the Easterly boundary of said Lot 1.being 70 feet narrh of the Southeast corner Of said Lat 1 and monumented with a set 5.8 inch diameter iron pin stamped"CLS PLS L-208$5"; Thence leaving said Easterly boundary,S.89'59'19"VV..a dlstanoe of 78.00 Feet to a sat 5f8 inch diameter iron pin stamped"CLS PLS L-20895°; Thence along a line that is 78.00 feat west of and parallel with aald Easterly boundary of Lot 1,N.00159 28" E.,a distance of 49.99 feet to the Northerly boundary of Lot 2 of sald Block 3,marked wim a Set W inch diameter iron pin stamped"CLS PLS L-20895'; Thence continuing along a line that is 713_00 rest West of and parallel with said Easterly boundary of Lol 1,N. 00°59'28"E..a distance of 8.00 feel to the centerline of Pine Alley Ave.; Thence leaving said parallel line and along the centerline of said Pine Alley Ave.,S.89'59'45"E.,a dlslanoe of 118.01 feet to the POINT Or BEGINNING_ r` r This parse l r:nntains 0.15 acres(6,841 square feet)more or less. �. 623 f llh Avr,Suulh,Nampa,ID 83631 T,(208)442-0115 C,{20; 608-2510•rgmy.cls@gmai.E,ctwu Page 8 9 iJ"W s i a s� 42 F 7222 Revised Rezone to center roads 131612023 Scale: 1 inch=20 feet le: rmo 1:0.1,570 Adr"(6841 Sq.Feef,Closure:nODA000e 4"0U IL(11165907),Perrneter�52 fL pl s40.5929wr 57.96 02 s89.5919w 4O.a1 0 s492919w 78 n40.5928e49,49 35 n00.5929e$ Page 9 RECORD OF 5URVEY BEING PART OF THE N 112 OF LOTS 1&2,BLOCK 3,COTTAGE HOME ADDITION TO MERIDIAN, LOCATED IN THE E112 NW114 OF SECTION 7, T.3 N.,R,1 E.,R.M.CITY OF MERIDIAN,ADA COUNTY,IDAHO STATE OF IOAHO,COUNTY OF" u,m,manb. I nxmy mdh as rn a�rrn ro rnxrme a n aq.a a 9 I _ _arya Ydhla��innRM. dIW1 DaNr EM io RexRar gg I�EW_ ¢--tea ms —zf ail �" ` 1 � � SURVEYORS SIGNIFICANT OBSERVATIONS 1 O �I F4veaa +� I ,I rb l0.mNofa�b wAza by rTece aEemuauaMivnwWnsm+aalary -Al I aQ245a'aSR�was��s�y,�men'aq Ros n,I wra,la�i a�tlWana,lypwuwpn„n 4 � �IL__ :dnna�+n.a+di.ow na amwla Ro..emmn mNnew°.-- �em.at A+ Pm�NaNNSwer dwsna amnnaaamarsc,rwaww+,rdwnn �omxs,Poa� g � ! �� I vmlF,ra Aineraow misw�aallM dw�ahn fornevuVaMv.nwnra+.on.�a O O © O - III >t rM1h ar+a mM ma nanax.auddx d„�ml�.,rm.fma�mwm.c.,> lra 8uwypv a c.am,mxm iamy,npwaor M1nn mnga,up-gn,p„yyd.in I + � M 4M+IMNnlgthpbrewidanmRFwGrm txNi9Fxnin.st@anseendbv avpl'e � �� ms,o w � I 410.ebahu.ureweN4swYwnl�m.tlwewwt�I�ded,eNiorArm:N�ao � vah�nbtle�Y PdIdN,NwmAN Facru an mawmdv cwl�uadaxq+M� I LERYIFICA7E OF SDItVP1DR I 6Nemi lnlam�mml Ctllme�alxm&.,elwlmmi%re8rd I+ N"NeFoe�`eea 3�W tlex^RYmMhaMMWYwfJ,at a�m�Ymn rew¢w -94p.MExrI�1V, Pr�aradhrd /Atla�iwm Nwi byggmyprnl,oen,agxrl&F>no Cae. 3w I as sex>W wq sva,cx Mnr k� �1��caaaed L-�095 aw h8. avn� -� - \�. CHa5E AND ChELSEA MAJOR P,EfERENCE,DAYA� SPECI0.�L NNE -"v eF s4araea ,n s.s COMPASS LAID SURVEYING,PLLC aa,4Ryea2 �[m4nbH ry„R.a4RDN„yranwtl� BE TIN 4rxwpM.V:4BIaua,NS mP'10�I hb R,aRWd w]Rerdd RECORD OF 5URVEY BEING PART OF THE N112 OF LOTS 1&2,BLOCK 1 COTTAGE HOME ADDITION TO MERIDIAN, LOCATED IN THE E112 NW114 OF SECTION 7, T.3 W,R-1 E,B.M.,CITY OF MERIDIAN.ADA COUNTY,IDAHO BiAlEOF INJiO,CW N1Y DFP➢A CERYIFIC4Tf.n�OWNEPS MehMCMwRPnberaatltlapcpnly NR"rr'W aw,rnicivi xm vvi ne.9msw FxaNddcaya IlwablaWl NatlBYnhx,wtlwn brccW Raangda �Pa—dda% m,Db ��, � dya reacl�Rlga,dwaa reoF�dre— Drab F.a�oRsnea a.l®R9x o.a nowvxsFixMeIT a }ss SIGNANRE OF MERIDIAN Cf1Y PIAIJNING DIRLG70R a—data rerm�wbtMeO�ne�ewaw rm,�i,wt.Ewa Nrmpval.Nonnwia,NN ,>•aarWaE,I+W meYdatl Wa��dww'aF Norma ww+a nha. a+.�a.xaceamaaaaM „�ma.wa,r.aaWabrm as.eh..n -a Inwm.uRwad.irmuareie,nm wtmy n>n.ew�wdnaea aac>•.,..,,. R..b,Nu nmR'Nwew m R¢aeiMa Nronredcrnr [GMY(f M. 81ATFCFRNMI �yy d—aaaa nmal®r]o�bbame.CAeateaMP Pnaahamed hn„x nab baRww allaa$Mma6wFWIFpd btlerld,i,WcmlNaWn�Ohm1 M.N M/mANLLrra� n.h®.nam},,fxae ee,eum ealrry latl ti wHIY®INadal W aaa MM,. CERTIRCATE OF 5UKVFYDR wtm nn,nlwydw I w,alre�allxaasanaalwwa w noaxha wan �'dhnamhr Nia laro,ad nay mma�a 5�vm maw aeRb/,wxnarmrdm rmwa'mim mm��..-�°ia,4, aurae rn-.a.rmare crsxd�„aann wnaxrc-yud,mNyaal N�mrgm.;nTw canow,e.a+aum la 1 uwd a '+anxD>a CNA5E AND LHEI5EA MAJDR cawv u WNPA651PNDSIIRVEYING.PLLC m3l,a Rw,aM9wM empq,D0.,6S, Page 10 B. Site Plan(date: 2/28/2023) EVstudio ____________ _ _ - _. _. SRE NOTES_ 'll I I _ j C/) + Q II Q I _ 4 I m H j i = W Lr It--,_-y li a j ! L 22&Ifi7 I n II �, 1 III ° I � - Ant „aR A102 Uwk Page 11 C. Landscape Plan(date: 2/28/2023) LANDSCAPE LEGEND EVstudio ------------------------------- - -- -------�� i + 0 0 i w i L i e®� y 77 i ° ; I 2260fi3 I n i i I AlA03 Page 12 D. Elevations(date: 2/28/2023) EMERJOR WATERIAL LEGEND Wstudio m Y a 0 m w w file: � s L s 22MG3 ll1 v � A203 o:iwioR rw�Rix LECENo EVStudlo Y 0 0 m - W W � 5 0 22BM3 f '1 _._ A204 Page 13 E. Parking Plan(date: 2/28/2023) SITE LEGEND PARKINGANALYSIS EVStudio goo] =:;L— U) Y O O m STATE AVE STATE AVE LU LU o x Z a _ O w = I o o00 00o m ✓ ..._... y PINE AYE I I e PINE AVE Np o00 Elm F � Ll sy~� ❑ - - ❑i]❑ 0❑❑ ❑ 1E] ❑ I I I I w+xixG twiaii 'I------- --�----- ,, e � IDANOAVE IUAHOAYE 16ANOAVE A1O0 Page 14 IX. CITY/AGENCY COMMENTS A. PLANNING Staff Comments: a. All proposed outdoor events and activities must obtain a Temporary Use Permit from the Clerk's Office and are limited to operating hours between 10:00 AM and 10:00 PM;the Temporary Use Permit is only valid 160 days per calendar year. 1. The maximum number of allowable customers at the facility at one time at any given time must not exceed the maximum occupant load specified in the Fire Code. 2. Prior to building permit submittal,the Applicant shall obtain Certificate of Zoning Compliance and Design Review approval to establish the use and approval for the exterior modifications to the building. 3. The site and landscape plans submitted with the Certificate of Zoning Compliance application shall depict the following: a. Incorporate columnar trees or other taller shrubs around the fence line in addition to and around the fence line in addition to the shrubs and groundcover proposed on the landscape plan. b. Include a detail of the bicycle racks with the CZC submittal. c. Install"No Parking"signs along the alley. 7. All outdoor lighting is required to comply with the standards listed in UDC I I-3A-I IC unless otherwise approved through alternative compliance. Light fixtures that have a maximum output of 1,8001umens or more are required to have an opaque top to prevent up-lighting; the bulb shall not be visible and shall have a full cutoff shield in accord with Figure 1 in UDC I I-3A-I IC. B. NAMPA MERIDIAN IRRIGATION DISTRICT https://weblink.meridianciV.orglWebLink/Doc View.aspx?id=291420&dbid=0&repo=Meridian City& cr=1 C. IDAHO TRANSPORTATION DEPARTMENT https://weblink.meridiancity.or /WebLink/Doc View.aspx?id=292380&dbid=0&repo=MeridianCity D. IDAHO DEPARTMENT OF ENVRONTMENTAL QUALITY(DEQ) https://weblink.meridianciV.oL-glWebLinkIDocView.aspx?id=291615&dbid=0&repo=MeridianCiV E. ACHD https://weblink.meridiancily.org/WebLinkIDocView.aspx?id=291016&dbid=0&repo=MeridianCity X. FINDINGS A. Annexation and/or Rezone(UDC 11-5B-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 15 1. The map amendment complies with the applicable provisions of the comprehensive plan; Staff finds the proposed zoning map amendment to rezone the property from the R-15 zoning district to the O-T zoning district is consistent with the Comprehensive Plan. 2. The map amendment complies with the regulations outlined for the proposed districts, specifically the purpose statement; Staff finds the proposed zoning map amendment complies with the regulations outlined in the requested Old Town designation. 3. The map amendment shall not be materially detrimental to the public health, safety, and welfare; Staff finds the proposed zoning map amendment should not be detrimental to the public health, safety and welfare. 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 Staff finds the proposed zoning map amendment will not result in an adverse impact on the delivery of services by any political subdivision providing public services within the City. 5. The annexation(as applicable)is in the best interest of city. Subject site is already annexed so staff finds this finding nonapplicable. Page 16