Staff Report/PZ RecommendationsSTAFF REPORT
Hearing Date: Apri127, 2010 E IDIAN ~---
TO: Mayor and City Council
FROM: Bill Parsons, Associate City Planner
(208) 884-5533
SUBJECT: CPA-09-008 and CPA-09-009 -City Comprehensive Plan Map and Text
Amendment
1. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST
The subject Comprehensive Plan Amendment (CPA) applications propose to amend both the text and
the map of the Meridian Comprehensive Plan. The subject map amendment proposes several changes
to the Future Land Use Map (PLUM) including: replacing the Public/Quasi-Public designation with a
new Civic designation; changing the future land use designations for existing and former church sites
and hospitals that are currently designated Public/Quasi-Public; adding new symbols to the legend for
future public facilities such as schools, parks, fire stations and transit stations; incorporating the land
use designations for properties in the Ten Mile Interchange Specific Area Plan; removing the well
sites and sewer main line designations; updating the roadways designated as entryway corridors; and
removing the roadway classifications (e.g. -principal arterial, minor arterial, etc.) from the legend.
Concurrently, the Planning Department is requesting to amend the text of the Comprehensive Plan to
incorporate the changes associated with the concurrent map amendment; add text to clarify and define
fire station and school sites; update old text in the recreation and park sections of the plan (Chapter VI
and VI17 and incorporate language regarding the East 3`d Street Aligmnent Study. See section 8for
more information on all the amendments proposed.
2. SUMMARY RECOMMENDATION
Staff recommends approval of the subject CPA applications, based on the Findings of Fact
listed in Exhibit C. The Meridian Planning & Zoning Commission heard these items on March
4 and 18, 2010. At the public hearing the Commission moved to recommend approval of the
subject CPA requests.
a. Summary of Commission Public Hearing:
i. In favor: City Planning Department
ii. In opposition: None
iii. Commenting: None
iv. Written testimony: None
v. Staff presenting application: Caleb Hood
vi. Other staff commenting on application: Pete Friedman
b. Kev Issue(s) of Discussion by Commission:
i. The Commission discussed a possible distinction between the Civic land use
designation in the Ten Mile Specific Area Plan and the new Civic land use
designation being proposed with the subject application.
c. Kev Commission Change(s) to Staff Recommendation:
i. None
d. Outstanding Issue(s) for City Council:
i. None
3. PROPOSED MOTION
Approval
After considering all staff, applicant and public testimony, I move to approve File Numbers CPA-09-
City Comprehensive Plan Map and Text Amendment CPA-09-008 & CPA-09-009 PAGE 1
008 (Map) and CPA-09-009 (Text) as presented in the staff report for the hearing date of April 27,
2010, with the following comments: (Add any proposed comments.)
Denial
After considering all staff, applicant and public testimony, I move to deny File Numbers CPA-09-008
(Map) and CPA-09-009 (Text) as presented during the hearing on April 27, 2010, for the following
reasons: (State specific reasons for denial of the subject CPA application.)
Continuance
After considering all staff, applicant and public testimony, I move to continue File Numbers CPA-09-
008 (Map) and CPA-09-009 (Text) to the hearing date of (insert continued hearing date here) for the
following reason(s): (State specific reason(s) for a continuance.)
4. APPLICATION
a. Site Address/Location: City wide
b. Applicant/Representative:
Caleb Hood
City of Meridian Planning Department
33 E. Broadway Avenue
Meridian, Idaho 83642
c. Applicant's Statement/Justification (reference submittal material): See applicant's narrative,for
this information.
5. PROCESS FACTS
a. The subject applications are for a Comprehensive Plan Map Amendment and Comprehensive
Plan Text Amendment. A public hearing is required before the Planning & Zoning Commission
and City Council on this matter, consistent with Unified Development Code, Title 11, Chapter 5.
b. Newspaper notifications published on: February 15, and March 1, 2010 (Commission); April 5
and 19, 2010 (City Council).
c. A public service announcement was broadcast faxed on February 12, 2010 (Commission) and
April 2, 2010 (City Council) regarding this application.
6. COMPREHENSIVE PLAN ANALYSIS
Upon detailed review of the future land use map (FLUM) and text contained in the comprehensive
plan, staff determined that there were some areas that especially needed updating. A process for
overhauling and updating the entire comprehensive plan is underway, but will probably not be
completed until 2011. Staff believes the amendments proposed in the subject applications are needed
now. All of the proposed changes are intended to make the Map and the Text of the comprehensive
plan more user friendly by providing a better guide for growth and development.
Staff finds the following Goals, Objectives, and Action items contained in the 2002 Comprehensive
Plan to be applicable to this application (staff analysis is in italics below policy):
Chapter VII, Goal I, Objective A, (page 109) -Plan for periodic review, monitoring, and
updating of land uses within the Impact Area and the Urban Service Planning Area.
There have been incremental updates to the Comprehensive Plan since 2002.While a major
update and reformatting is just underway, staff found it prudent to proceed with these updates
as an interim measure.
• Chapter VII, Goal II, Obj. A, #5 -Amend the zoning ordinance and map to implement the
City Comprehensive Plan Map and Text Amendment CPA-09-008 & CPA-09-009 PAGE 2
provisions of this plan (referring to comprehensive plan).
The City's Comprehensive Plan is a vision and policy document for guiding development. The
proposed changes to the Future Land Use Map are intended to be more user friendly and further
the alignment of the map, the text and the UDC.
STATE REQUIRED COMPREHENSIVE PLAN ANALYSIS
Idaho's counties and cities are required by law, Idaho Code 67-6508, to prepare, implement, review,
and update a comprehensive plan which outlines goals and policies for land use. Fifteen elements
which must be addressed in the plan are listed in the Code. It is the detailed ordinances that then spell
out how these policies are to be achieved and/or amended with the subject application.
The order in which the following policies are presented implies no order or priority.
a. Community Design
The purpose of this element is to ensure a pattern of planned growth resulting in orderly and
attractive developments within the City of Meridian. Staff believes modifying the future land use
map at this juncture will further express the goals and policies of the comprehensive plan; thus
providing a more user friendly map and plan for the public to ensure orderly growth.
b. Population
The City of Meridian must ensure that population growth is accommodated through orderly
growth patterns. The subject changes are intended to align the map with current conditions in the
community regarding civic and other land uses. By aligning the land uses with the respective
zoning designations, it provides a more accurate guide for development within the City's
boundaries and area of city irnpact.
c. Housing
The City of Meridian is charged with ensuring adequate and attractive living environment which
meets the needs of City residents of different ages, family sizes, lifestyles, and income levels. The
proposed amendments do not affect the housing goals of the city. Having a more user friendly
map and updated plan facilitates better communication between city staff and the public.
d. Economic Development
Meridian's economic base has been gradually shifting over the last 20 years from afarming-based
economy to a retail, service, and manufacturing-based economy. During this time, local policy
with regard to the types of lands needed to support the economic and employment needs of the
community has also changed. The Comprehensive Plan forecasts the need to continually adjust
the provision of residential, commercial and industrial lands in order to gradually broaden
economic opportunity throughout the City. Staff believes the update is necessary so City officials
as well as property owners have access to concise and accurate information when making
decisions on property development and especially redevelopment.
e. Public Services, Facilities, and Utilities
The Public Works Department is currently updating the sewer and water master plans for the
City. These documents are updated more frequently than the FLUM. Because actual development
is not proposed at this time, the existing infrastructure system should not change as a result of this
application. Because the Pubic Works Department has sewer and water master plans for the City,
staff believes that designating them on the FLUM is not necessary. However, the sewer and water
master plans will still be reviewed and used as part of the development review process. There is
inter-relatedness to the anticipated land uses in the City and the public utilities needed to serve the
City. Staff believes that this change will accurately reflect the public services and utilities plans.
City Comprehensive Plan Map and Text Amendment CPA-09-008 & CPA-09-009 PACE 3
£ School Facilities and Student Transportation
The purpose of this element is to direct new residential development to areas with adequate
school facilities and student transportation. The proposed text change is to better define existing
and planned school sites and should have no bearing on existing school sites or those planned
within the City or area of city impact.
g. Transportation
The purpose of this element is to promote an efficient and safe transportation system within the
City. Recently ACRD adopted the 'hransportation Land Use Integration Plan to help local
jurisdictions communicate future road designs with the public. Therefore, staff has removed the
street classification designations from the legend. Staff believes TLIP provides a clearer vision of
the City's future transportation system then what is currently portrayed on the map.
Further, in order to increase coimectivity and facilitate additional north-south traffic movement
downtown, the City will work through development and redevelopment to preserve right-of--way
and construct East 3r1 from Franklin Road to Fairview Avenue per the alignment identified in the
East 3`d Street Extension Alignment Study Report, dated May 2009. The May 2009 report
identifies the alignment of the future roadway and presents conceptual cross-sections for use in
roadway design.
h. Natural Resources
The purpose of this element is to promote conservation of areas of natural significance, where
appropriate. The proposed changes would not affect any natural resources.
i. Special Areas or Sites
The subject amendments do not directly impact any lands identified as open spaces, natural
resources, or scenic areas. The proposed changes better define these areas and update outdated
information. Please see analysis section below for further details.
j. Hazardous Areas
The purpose of this element is to ensure regulation of development in hazardous areas, such as
floodplains, unstable slopes, etc. As mentioned earlier, no development is proposed at this time
that would impact any hazardous areas.
k. Recreation
Recreation resources within Meridian include thirteen public parks with a combined total of over
180 acres of developed parkland. The City also operates several special use areas devoted to
recreation and community gathering. Those include City Hall Plaza, City Hall Park, and
Generations Plaza. Looking to the future, there is almost 180 acres of undeveloped parkland
either in design or owned by the City. The subject amendments clarify where public/civic areas
are either planned or existing versus private property. Again, the intent is to help the user
understand not only the built environment, but also the future plan for land uses.
1. Land Use
The land use policies are located in Chapter VII of the Comprehensive Plan and the Map is a
graphic representation of the policies and goals of Meridian's Comprehensive Plan. The Map has
been prepared to identify suitable areas for future residential, commercial, industrial, public and
mixed-use development. The Map is designed to be a projection of growth patterns for the City.
Therefore, the Map is to be used as a guide for future zoning, development decisions, annexation
requests and decisions regarding request for land use changes. The proposed changes to the
FLUM allow areas currently designated as public/quasi-public to be clarified as either a park or
City Comprehensive Plan Map and Text Amendment CPA-09-008 & CPA-09-009 PAGE 4
some other government owned/operated site. Whereas, other non-government sites like churches
and hospitals are proposed to carry a land use designation that more accurately reflects their land
use. These changes will more accurately detail where civic uses are built/planned and where
private type uses are built/planned.
m. Implementation
The City provides the necessary staff and facilities to administer and enforce the policies and
goals of the Comprehensive Plan. The City of Meridian Planning Department administers the
Comprehensive Plan and its policies, under the direction of the Meridian City Council. The
Planning & Zoning Commission is authorized to prepare a comprehensive plan and to review and
make recommendations on proposals affecting the public's interest in land use.
n. Property Rights
The purpose of this element is to ensure that the land use policies, restrictions, conditions, and
fees do not unconstitutionally violate private property rights, and establish a consistent review
process that enable the City to ensure that any proposed actions will not result in an
unconstitutional taking of private property without due process of law. The affected property
owners were informed of the proposed changes. Therefore, Staff believes that the requested
Comprehensive Plan Land Use Map change would not violate any private property rights. In fact,
the changes help to clarify what re-development potential is readily available to some sites,
without a comprehensive plan change in the future.
o. National Interest Electric Transmission Corridors
The purpose of this element is to analyze the existing locations and possible routing of high
voltage transmission lines, including national interest electric transmission corridors based on the
DOE requirements.
7. UNIFIED DEVELOPMENT CODE
The Comprehensive Plan is to serve as a guide for future development within Meridian and to serve
as the foundation for development and zoning regulations contained in the UDC. As development is
proposed, staff will ensure full compliance with the UDC and design criteria set forth in the newly
adopted Design Manual.
8. ANALYSIS
a. Analysis of Facts Leading to Staff Recommendation
CPA MAP AMENDMENT and CPA TEXT AMENDMENT: The subject applications propose a
host of changes most of which are aclean-up of the Map and text of the plan. However, there are
some proposed changes that reflect a shift in the way the Map and the Plan will function. The
proposed changes to the Map and the text of the Plan are as follows (the numbered items are the
proposed map changes and the bulleted items are the proposed text changes):
1. The first change is to delete the "Public/Quasi-Public" designation on the Map and in the legend
and replace it with "Civic". The new Civic designation will be used primarily for existing public
schools, fire stations, libraries, post offices, utilities (excluding ACHD properties), cemeteries and
other government-owned properties.
• On page 106, Chapter VII, of the Plan, the new Civic name (previously Public/Quasi-Public) and
updated definition are provided. See below for the new Civic definition.
- [Chapter VII, Pages 106 - 107] ' , Civic. Areas are
designated to preserve and protect existing and planned-private, municipal, state, and federal
lands for area residents and visitors. This category includes ~t"„-,~~~Ri~ public lands law
City Comprehensive Plan Map and Text Amendment CPA-09-008 & CPA-09-009 PAGE 5
enforcement facilities, post offices, fire stations, cemeteries, public utilit, sY ites (excluding
ACHD {e~i-ng- up blic parks-ate up blic schools, and other government owned sites
within the Area of Impact.
• The definitions of Parks in Chapter VII, page 106 is proposed for updating. The language
contained in this section is outdated.
- [Chapter VII, Page 106] Parks. Areas are designated to preserve and protect existing
municipal, county, state, and federal land for area residents and visitors and to designate
future park locations. These areas include existing and future public neighborhood,
community, and urban parks. The park locations designated on the Future Land Use Map are
the most current and should be used for planning_purposes. These areas are further described
in Chapter VI.
• The definition of Schools on Page 106 is also proposed to be updated to better define the symbols
on the Map and the intent of the designation.
- [Chapter VII, Page 106] Schools. Areas are designated to provide areas throughout the Area
of Impact which provide educational opportunities, community gathering places, and green
space. These areas are further described in Chapter VI. ~''"° ~~*~~r°'~~a •~~° m~~ ~",,.,-° "TT
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• Staff is proposing to add a definition for Fire Stations which clarify there are two types: existing
and proposed.
- [Chapter VII, Page 106] Fire Stations. Areas designated to preserve and protect existing
and planned fire station locations throughout the Area of City Impact which provide efficient
emergency response.
Existing public parks, schools, and fire stations will all be designated Civic (colored green) and
be given a symbol. Future public park sites, fires stations and school sites currently owned by the
City will also be designated Civic (green), but will be given a different symbol in the legend to
designate that a facility is planned, but does not yet exist. And general locations where public
parks, schools and fire stations are envisioned and needed, but where the property has not yet
been acquired, will be designated with a "future" or halo symbol only (no underlying land use
designations are proposed to change in these areas.) City Hall, the Post Office, parks and
government-owned facilities in Old Town will also be identified on the Map.
• On page 107, staff is proposing language that explains the symbols for which ones "float" on the
Map (more general locations) and which symbols represent more fixed locations (parcel specific).
- [Chapter VII, Page 107] All "future" symbols shown on the Future Land Use Map, such as
parks, schools, fire stations, mss; transit stations, ~~ etc., represent generalized
locations based on the best information the City has to date. I All such symbols
are to be considered conceptual and are allowed to "float" on the map. X111 "cxislin~~" s~~mhols
City Comprehensive Plan Map and Text Amendment CPA-09-008 & CPA-09-009 PAGE 6
shown on the Future Land Use Map for parks, schools, fire stations, etc. represent precise
locations based on the facilities in place at the time of printin;;.
- [insert paragraph break) In residential areas, other residential densities will be considered
without requiring a Comprehensive Plan Amendment. However, the density can only be
changed one "step" (i.e., from low to medium, not low to high, etc.). This provision does not
apply to 1) the area bounded by Can-Ada, Chinden, McDermott, and Ustick Roads or 2)
within the Ten Mile Interchange Specific Area Plan.
3. Former church sites and hospitals that are currently designated Public/Quasi Public will carry a
future land use designation that most closely represents their current zoning and is compatible
with the adjoining land uses (see the New Designations Map attached as Exhibit A.2 for a
location of the subject properties and their proposed designations).
4. Planning Staff, in coordination with the Parks Department is taking this opportunity to amend the
Map to more accurately portray existing and future park locations. Please see the attached Parks
map (Exhibit A.1 and A. 5), showing the proposed changes to the park locations and the
additional recommendations from the Parks and recreation Commission.
The Recreation section in Chapter VI, page 58 is proposed for updating to better define the
symbols on the Map and the intent of the designations.
- [Chapter VI, Page 58] T~~~,*~--~~eridi~ '''° ^r ^'°'~^rt *'~°
The City adopted a Comprehensive Parks and Recreation System Plan (Action Plan
August 2003. The plan provides ° ~~a°1:.,° ~ ,- ~° °^':^„ a°.,°i^~~~'°„' ~ r *>,° „ °' °
a set of policies and standards to guide the development and administration of parks and
recreation services, including development standards, site selection criteria, mana e
policies, etc. for parks and recreation facilities. In 2007, the City adopted the Meridian
Pathways Master Plan, which outlines a future network of pathways throughout the Area of
City Impact. The Pathways Master Plan therefore replaces the "Pathways and Trails" section
of the Action Plan (Chapter 3.2). Similarly, in 2009 the Parks and Planning departments
reviewed future park locations from the Action Plan and other sources. The output of that
review is reflected on the Future Land Use Map, which supersedes the Action Plan in terms
of future park locations. The remainder of the policies and recommendations in the 2003
Action Plan still apply throughout the Area of City Impact. T°~ .-„,.,*~^~ ~~°°°~+°~' ~~ ''~~~ ~1~~
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The City of Meridian owns and maintains thirteen public parks with a combined total of over
180 acres of developed parkland. The City also operates several special use areas devoted to
recreation and communit~gatherin~ Those include City Hall Plaza, City Hall Park, and
Generations Plaza. Looking to the future there is almost 180 acres undeveloped parkland
either in design or owned by the City. Fuller Park, a developed, 22 acre facility owned and
operated by Western Ada Recreation District is also located within City limits. In addition,
during the summer months Western Ada Recreation District operates a public pool in Storey
Park
Table X. Meridian City Park Land
Develoaed
8th Street Park 4
Bear Creek Park 18.8
Centennial Park 0.4
Champion Park 6
Chateau Park 6.7
Gordon Harris Park 11.25
Heroes Park 30.1
Meridian Bark Park 0.75
Meridian Settlers Park 56.1
Renaissance Park 6.5
Seasons Park 7.1
Storey Park 15
Tully Park 18.7
TOTAL 181.4
Undeveloped
Park Acreage
Borup Property 29.6
Julius M. Kleiner Park 60
William Watson Park 7.5
South Meridian Property 77.7
Storey Park 4.5
TOTAL 179.3
The Future Land Use Map identifies existing and future park locations. Existing parks are
represented with a ,green asterisk located on a parcel with a "Civic" land use desi nag tion.
Future parks have the same symbol with asemi-transparent halo surrounding it. These areas
are further described in Chapter VII.
5. The adopted land uses in the Ten Mile Interchange Specific Area Plan (TMISAP) are to be
incorporated into the legend of the Map and onto the face of the Map. An outline of the TMISAP
City Comprehensive Plan Map and Text Amendment CPA-09-008 & CPA-09-009 PAGE 8
as well as a note at the bottom of the Map will direct users to the TMISAP itself for detailed
information on all of the land use designations.
• On Page 98 of the Plan, language has been included that directs users to the Ten Mile Interchange
Specific Area Plan document, where the definitions of the land uses are contained.
- [Chapter VII, Page 98] Ten Mile Interchange Specific Area Plan. A specific plan has been
developed for approximately 2,800 acres bordered (roughly) by Linder Road to the east;
McDermott Road to the west: the Union Pacific Railroad line to the north and '/z miles south
of Overland Road on the south. The Specific area plan is an addendum to this Comprehensive
Plan and places an emphasis on a mix of uses, both residential and commercial; new
employment areas; higher density residential; a planned collector road network and design
guidelines. The definitions of the future land uses in this specific area are different than those
in the rest of the city. For detailed descriptions of the land use designations in this area, 1
directly to the Ten Mile Interchange Specific Area Plan.
Because the City's Area of Impact has changed over the past couple of years, roadways
designated as "Entryway Corridors" near the City's edges need to be updated to reflect the future
city limits. There are several new road sections that are proposed as Entryway Corridors in the
subject application. Likewise, there are road sections that are currently designated as an Entryway
Corridor that are proposed for removal (see the Entryway Corridors Map attached as Exhibit
A.3).
• Staff is proposing to add a definition for Entryway Corridors.
- [Chapter VII, Page 106] Entryway Corridors. Roadways that introduce and welcome both
visitors and residents to the City of Meridian.
7. Removal of all of the roadway classifications from the legend and the face of the Map. These
designations do not add any value to the FLUM. Future Interchange and Future Overpass will
remain on the Map.
8. The Future Overpass currently identified at Locust Grove is proposed for removal (as it is
existing), and a new Future Interchange symbol is proposed near McDermott and I-84 in
anticipation of State Highway 16 extending to the south.
9. The Sewer Main Line designations and the Domestic Well designations are being removed from
both the legend and the face of the Map. The Public Works Department has plans and maps that
are updated more frequently than the Future Land Use Map and the sewer and well designations
give no added value to the Map.
10. An addition to the "Notes" section of the Map is proposed to state that future parks, schools,
transit stations and fire station symbols indicate general future locations (i.e. not parcel specific).
• Chapter VI, page 72, of the Plan was modified to include the East 3`d Street Extension and
Alignment Study.
- [Chapter VI, Page 72 separate paragraph in the note section] In order to increase connectivity
and facilitate additional north-south traffic movement downtown, the City will work through
development and redevelopment to preserve right-of--way and construct East 3`d from
Franklin Road to Fairview Avenue per the alignment identified in the East 3`a Street
Extension Aligmnent Study Report, dated May 2009. The May 2009 report identifies the
alignment of the future roadway and presents conceptual cross-sections for use in roadway
design.
All of the proposed changes are intended to make the Map and the Text of the comprehensive plan
more user friendly by providing a better guide for growth and development. Please see the attached
City Comprehensive Plan Map and Text Amendment CPA-09-008 & CPA-09-009 PAGE 9
amended Future Land Use Map for all changes proposed (Exhibit A.4).
9. EXHIBITS
A. Proposed Map Changes
1. Updated Parks Designation Map
2. Updated Land Use Map for Existing and Planned Church Sites and Hospitals
3. Updated Entryway Corridor Map
4. Updated Comprehensive Future Land Use Map
5. Parks and Recreation Commission Recommendations
B. Other Agency and Department Comments
C. Required Findings from the Unified Development Code
City Comprehensive Plan Map and Text Amendment CPA-09-008 & CPA-09-009 PAGE 10
A.1. Updated Parks Designation Map
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Exhibit A
A.2. Updated Land Use Map for Existing and Planned Church sites and Hospitals
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B. Other Agency and Department Comments
On February 11, 2010, a joint agency and department meeting was held with service providers in this
area. The agencies and departments present include: Meridian Fire Department, Meridian Parks and
Department.
1. FIRE DEPARTMENT
1.1 Commercial and office occupancies will require afire-flow consistent with International Fire
Code Appendix B to service the proposed project. Fire hydrants shall be placed per Appendix C.
2. POLICE DEPARTMENT
2.1 The Police Department has no concerns related to this application.
3. PARKS DEPARTMENT
3.1 The Parks Department has no concerns related to this application.
4. PARKS AND RECREATION COMMISSION
4.1 Recommendations for the Parks and Recreation Commission include the following and are
incorporated on the proposed FLUM attached as Exhibit A.S:
1) Removed Park #10 Grey star) Remove, as proposed.
2) New Park #11 (blue star)--Add right where it is shown.
3) Included Park #12 Green star) Leave as is.
4) Removed Park #24 (grey star)-Remove, as proposed.
5) New Park #29 (blue stark-Add and shift it east of Black Cat, south of Franklin (to the
corner) as per the vision of the Parks Action Plan.
6) New Park #33 (blue stark Add and shift it to the south near Ten Mile Road and Victory
to the low density residential area.
7) New Park #44 (blue star) Remove.
Exhibit B
C. Required Findings from the Unified Development Code
1. Comprehensive Plan Amendment Findings
Upon recommendation from the Commission, the Council shall make a full investigation
and shall, at the public hearing, review the application. In order to grant an amendment to
the Comprehensive Plan, the Council shall make the following findings:
a. The proposed amendment is consistent with the other elements of the Comprehensive
Plan.
The Commission finds that the proposed amendment is consistent with the other elements of
the Comprehensive plan (See Section 6 above).
b. The proposed amendment provides an improved guide to future growth and
development of the city.
The Commission finds that the proposed amendment provides an improved guide to future
growth and development within the city.
c. The proposed amendment is internally consistent with the Goals, Objectives and
Policies of the Comprehensive Plan.
The Commission finds that the proposed amendment is internally consistent with the Goals,
Objectives, and Policies of the Comprehensive Plan (See Section 6 above).
d. The proposed amendment is consistent with the Unified Development Code.
Because this amendment will provide an improved guide to future growth, the Commission
finds that the proposed amendment is consistent with the Unified Development Code.
e. The amendment will be compatible with existing and planned surrounding land uses.
The Commission finds that the proposed amendment will be compatible with existing and
planned land uses for the area.
f. The proposed amendment will not burden existing and planned service capabilities.
The Commission finds that the proposed amendment would not burden existing and planned
service capabilities in this area of the city.
g. The proposed map amendment (as applicable) provides a logical juxtaposition of uses
that allows sufficient area to mitigate any anticipated impact associated with the
development of the area.
NA
h. The proposed amendment is in the best interest of the City of Meridian.
The Commission finds that the proposed amendment is in the best interest of the City.
Exhibit C - 1 -