Victory South - AZ-13-015CITY OF MERIDIAN
FINDINGS OF FACT, CONCLUSIONS OF LAW
AND
DECISION & ORDER
~E IDR IAN
~~
In the Matter of Annexation of 310.08 Acres of Land from the RUT, Rl, R4 and R6 Zoning
Districts in Ada County to the R-4 (Medium-Low Density Residential) and the R-8 (Medium-
Density Residential) Zoning Districts for Victory South, Located South of W. Victory Road, East of
S. Linder Road and West of S. Meridian Road, by City of Meridian Planning Division.
Case No(s). AZ-13-014
For the City Council Hearing Date of: December 3, 2013 (Findings on January 7, 2014)
A. Findings of Fact
1. Hearing Facts (see attached Staff Report for the hearing date of December 3, 2013, incorporated
by reference)
2. Process Facts (see attached Staff Report for the hearing date of December 3, 2013, incorporated
by reference)
3. Application and Property Facts (see attached Staff Report for the hearing date of December 3,
2013, incorporated by reference)
4. Required Findings per the Unified Development Code (see attached Staff Report for the hearing
date of December 3, 2013, incorporated by reference)
B. Conclusions of Law
1. The City of Meridian shall exercise the powers conferred upon it by the "Local Land Use
Planning Act of 1975," codified at Chapter 65, Title 67, Idaho Code (I.C. §67-6503).
2. The Meridian City Council takes judicial notice of its Unified Development Code codified at
Title 11 Meridian City Code, and all current zoning maps thereof. The City of Meridian has, by
ordinance, established the Impact Area and the Amended Comprehensive Plan of the City of
Meridian, which was adopted April 19, 2011, Resolution No. 11-784 and Maps.
3. The conditions shall be reviewable by the City Council pursuant to Meridian City Code § 11-SA.
4. Due consideration has been given to the comment(s) received from the governmental
subdivisions providing services in the City of Meridian planning jurisdiction.
5. It is found public facilities and services required by the proposed development will not impose
expense upon the public if the attached conditions of approval are imposed.
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
CASE NO(S). AZ-13-014
-1-
6. That the City has granted an order of approval in accordance with this Decision, which shall be
signed by the Mayor and City Clerk and then a copy served by the Clerk upon the applicant, the
Planning Division, the Public Works Department and any affected party requesting notice.
7. That this approval is subject to the Comments all in the attached Staff Report for the hearing date
of December 3, 2013, incorporated by reference.
C. Decision and Order
Pursuant to the City Council's authority as provided in Meridian City Code § 11-SA and based upon
the above and foregoing Findings of Fact which are herein adopted, it is hereby ordered that:
1. The applicant's request for annexation is hereby approved per the comments in the attached
staff report for the hearing date of December 3, 2013, attached as Exhibit A.
D. Notice of Final Action and Right to Regulatory Takings Analysis
1. The Applicant is hereby notified that pursuant to Idaho Code 67-8003, denial of a development
application entitles the Owner to request a regulatory taking analysis. Such request must be in
writing, and must be filed with the City Clerk not more than twenty-eight (28) days after the
final decision concerning the matter at issue. A request for a regulatory takings analysis will
toll the time period within which a Petition for Judicial Review may be filed.
2. Please take notice that this is a final action of the governing body of the City of Meridian.
When applicable and pursuant to Idaho Code § 67-6521, any affected person being a person
who has an interest in real property which may be adversely affected by the final action of the
governing board may within twenty-eight (28) days after the date of this decision and order
seek a judicial review as provided by Chapter 52, Title 67, Idaho Code.
E. Attached: Staff report for the hearing date of December 3, 2013
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
CASE NO(S). AZ-13-014
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L
By.action of the City Council at its regular meeting held on the day of
~J ~~~~- , 2014.
COUNCIL PRESIDENT BRAD HOAGLUN VOTED~+~
COUNCIL VICE PRESIDENT CHARLIE ROUNTREE VOTED~A
COUNCIL MEMBER DAVID ZAREMBA VOTED
COUNCIL MEMBER KEITH BIRD VOTED
MAYOR TAMMY de WEERD VOTED
(TIE BREAKER)
Copy served upon Applicant, The Planning Department, Public Works Department and City Attorney.
~ ~-
By: '! ~ ~_ __-"~ Dated: ~ - ~ " ~ L
I
City lerk; s ~ ~ ice ~~--
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CITY OP MERIDIAN FINDINGS OF FACT. CONCLUSIONS OF LAW AND DECISION & ORDER
CASE NO(S). AZ-13-O14
-3-
EXHIBIT A
STAFF REPORT
Hearing Date:
TO:
FROM:
December 3, 2013
Mayor and City Council
E IDIAN~--
IDAHO
SUBJECT:
Caleb Hood, Planning Division Manager
208-884-5533
Bruce Freckleton, Development Services Manager
208-887-2211
Victory South - AZ-13-014
I. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST
The City of Meridian Planning Division has applied for Category B annexation of approximately
310.08 acres of land from the RUT, R1, R4 and R6 zoning districts in Ada County to the R-4
(Medium-low density residential) (221.94 acres) and R-8 (Medium-density residential) (88.14)
zoning districts. See Section IX of the staff report for more information.
II. SUMMARY RECOMMENDATION
Staff recommends approval of the proposed annexation (AZ) application in accord with the agency
and department comments in Exhibit B and the Findings of Fact and Conclusions of Law in Exhibit
D. The Meridian Planning and Zoning Commission heard this item on November 7, 2013. At
the public hearing, the Commission voted to recommend approval of the subiect AZ request.
a. Summary of Commission Public Hearing:
i. In favor: Planning Division, Public Works, Merle Hansen, Christy Rve and Gordon
Hamilton (Neutral) and Becky McKay
ii. In opposition: Connie Tewalt. Curtis Hoagland and Steve Falter
iii. Commenting: Becky McKay and Alexandria McNish
iv. Written testimony: None
v. Staff presenting application: Caleb Hood
vi. Other staff commenting on application: Bill Narv, Tom Barry and Warren Stewart
b. Key Issue(s) of Discussion by Commission:
i. Future water quality.
ii. Code violations and non-conforming structures/uses in the existing subdivisions.
iii. Timing and integration of the Meridian Water and Sewer District's infrastructure with
City's water and sewer infrastructure.
iv. City service connections vs. existing well and septic for the McNish property.
v. Timing and requirements for the decommissioning of the sewer lagoons.
vi. Use of the existing wells and septic systems remaining until development is proposed or
private systems fail.
c. Key Commission Change(s) to Staff Recommendation:
i. Commission modified Planning Division's comment 1.1.1 including the Meridian
Heights Water and Sewer District.
d. Outstanding Issue(s) for City Council:
i. None
The Meridian City Council heard this item on Decemher 3.2013. At the public hearings the
ouncil annroved the subiect AZ, request
Victory South - AZ-13-014 PAGE 1
EXHIBIT A
~_ itv Council Public Hearing:
y In favor: Planning Divicinn_ Public Wnrks_ .Tack Dotson, Robert Gamble, Darlene
Lunch and Val Hill
jj, ],1LQl2nosition: Colleen Cnle_ Mike Cnle_ Tnny Aramburu, Tamera Hamilton, Charlaine
Fisch, Curtis Hoagland. Fred Tillman and Brenda Jones
jji, Commenting: .nrdnn Hamiltnn_ Alexandria McNish and Becky McKay
jy, Written testimony: Ron Abel. Rob Mitchell. Annactasia Miles and a petition with
ninety-five (9 1 si na ~r c from r cid nrec in the K nt ~cky RidPe Estates Subdivision
objecting to the proposed R-R zoning district nn the Hansen/Tewalt nronerties.
y, taff presenting annlication: Caleb Hood and Tom Barry
yl: ther staff commenting on annlication: Ted Baird and Jeff Lavev
12, ev Issues of Discussion by Council•
j, Continuation and future enforcement of the non-conformity uses and/or structures
within the Kentucky Ridge Estates and Meridian Heights Subdivisions.
jk Water and sewer hook-un of the McNish nronerty.
jjja Transitional lot sizes adjacent to the Kentucky Ridge Estates Subdivision.
jy, Annexing the Hansen. Tewalt and MHWSD nronerties with the R-8 zone.
y, Future and existing street connectivity in the area.
y1, Pressuri .ed irri atinn system for the Kentneky Ridge state and Meridian Heights
Subdivisions.
yjj, i,ivestock remaining on annexed nronerty.
viii. uture development of the Hansen. Tewalt. MHWSD and Centers nronerties requiring
itv review and approval
~, Kev Council Changes to Staff/Commission Recommendation
j, comment (1.1.11. to require the Hansen nronerty develop wit
transitional lots sizes and/or landscape buffer matted as a common lot adjacent to the
entuckv Ridge Estates Subdivision. Compliance will be required with the future
evelopment of the nronerty.
III. PROPOSED MOTION
Approval
After considering all staff, applicant and public testimony, I move to approve File Number AZ-13-
014, aspresented in the staff report for the hearing date of December 3, 2013, with the following
modifications: (Add any proposed modifications).
Denial
After considering all staff, applicant and public testimony, I move to deny File Number AZ-13-014,
as presented during the hearing on December 3, 2013, for the following reasons: (You should state
specific reasons for denial)
Continuance
I move to continue File Number AZ-13-014 to the hearing date of (insert continued hearing date here)
for the following reason(s): (You should state specific reason(s) for continuance.)
IV. APPLICATION AND PROPERTY FACTS
A. Site Address/Location:
The properties are generally located south of W. Victory Road, east of S. Linder Road and west
of S. Meridian Road in Section 25, Township 3 North, Range 1 West.
B. Owner(s): The proposed annexation is comprised of land owners in the Meridian Heights
Subdivision, the Kentucky Ridge Estates Subdivision, the Meridian Heights Sewer and Water
Victory South - AZ-13-014 PAGE 2
EXHIBIT A
District, and multiple other parcels owned by the Centers, Tewalt, and Hansens.
C. Applicant:
Caleb Hood, Planning Division Manager
City of Meridian Planning Division
33 E. Broadway Avenue
Meridian, Idaho 83642
D. Applicant's Statement/Justification: Please see applicant's narrative for this information.
V. PROCESS FACTS
A. The subject application is for an annexation. A public hearing is required before the Planning and
Zoning Commission and City Council on this matter, consistent with Meridian City Code Title
11, Chapter 5.
B. Newspaper notifications published on: October 7, and November 4, 2013(Commission);
November 11, and 25, 2013 (Council)
C. Radius notices mailed to properties within 300 feet on: October 7, 2013 (Commission);
November 8, 2013 (Council)
D. A public service announcement was emailed on: October 21, 2013 (Commission); November 18,
2013 (Council)
E. The properties were posted on: October 24, 2013 (Commission); November 19, 2013 (Council)
VI. LAND USE
A. Existing Land Use(s) and Zoning: The subject properties are either developed as County
residential subdivisions or are being farmed; zoned RUT, R1, R4 and R6 in Ada County.
B. Character of Surrounding Area and Adjacent Land Use and Zoning:
1. North: Bear Creek and Strada Bellissima Subdivisions, zoned R-4 (City)
2. East: Future phases of the Cavanaugh Subdivision, zoned R-8 (City)
3. South: County residences and agricultural land, zoned RUT (Ada County)
4. West: County residences and agricultural land, zoned RUT (Ada County)
C. History of Previous Actions: The Kentucky Ridge Estates Subdivision and the Meridian Heights
Subdivision were approved through the County. The Tewalt, Hansen and portions of the Centers
properties were previously considered for development. These projects were withdrawn by the
applicant prior to Council action.
D. Utilities:
1. Public Works:
a. Location of sewer: The subject area can be served by an extension of the existing sewer
main located in W. Victory Road south of Bear Creek No.4 Subdivision.
b. Location of water: The subject area can be served by an extension of the existing water
mains located in W. Victory Road and S. Meridian Road.
c. Issues or concerns: Conversion of existing private sanitary sewer and water systems
over to municipal service.
Victory South - AZ-13-014 PAGE 3
EXHIBIT A
E. Physical Features:
1. Canals/Ditches Irrigation: The Ridenbaugh Canal, Sundall Lateral, Calkins Lateral and other
smaller laterals transverse the subject properties. These waterways impact underdeveloped
properties and will be addressed when future development is proposed.
Hazards: A 75-foot easement for the Williams-Northwest Pipeline Corporation transverses
through a portion of the properties proposed for annexation. The Northwest Pipeline is a
natural gas pipeline that serves as a primary artery for the transmission of natural gas to the
Pacific Northwest and Intermountain Region. The gas company has provided comments on
the annexation request and those properties impacted by the easement must adhere to the
standards in the developer handbook provided by the gas company.
3. Flood Plain: NA
VII. COMPREHENSIVE PLAN POLICIES AND GOALS
The subject properties are designated "Low Density Residential" (LDR) and "Medium Density
Residential" (MDR) on the Comprehensive Plan Future Land Use Map (FLUM). The LDR
designation anticipates densities of 3 dwelling units or less per acre and the MDR designation
anticipates densities of 3 to 8 dwelling units per acre.
The City is proposing to annex approximately 310.08 acres of land with the R-4 and R-8 zoning
districts which is generally consistent with the Future Land Use Map (FLUM) designations. Based on
the densities and lot sizes platted with the Kentucky Ridge Estates and Meridian Heights
subdivisions, staff is of the opinion that the requested R-4 and R-8 zoning districts are appropriate for
these existing developments. With the future development of the vacant and underdeveloped parcels
subject to this annexation, staff will ensure compliance with the comprehensive plan and the
dimensional standards of the R-4 and R-8 zoning districts. No development is proposed concurrent
with the subject annexation request.
Staff finds the following Comprehensive Plan policies to be applicable to this application (staff
analysis in italics):
• "Eliminate existing inadequate private treatment systems in the City and discourage their use
within future City limits." (5.07.0X)
The connection of the homes in the Meridian Heights and Kentucky Ridge subdivisions to the
City's water and sewer systems will necessitate the decommissioning and reclamation of two
sewer lagoons which are owned and operated by the Meridian Heights Water and Sewer
District.
• "Coordinate with public works, police, parks and fire departments on proposed annexation
and development requests and the impact on services." (3.04.01 H)
Prior to submittal of the subject application, Police, Fire, Parks, and Public Works staff were
notified and asked to analyze the annexation for impacts. With the accompanying annexation
plan, the applicable City departments provided input and comments on the subject
annexation and the impacts to their departments/services. (See the application file for specific
comments for all City Departments).
• "Support a variety of residential categories (low-, medium-, medium-high and high-density
single-family, multi-family, townhouses, duplexes, apartments, condominiums, etc.) for the
purpose of providing the City with a range of affordable housing opportunities." (3.07.01 E)
The properties contained within the annexation boundary are designated LDR and MDR.
Much of this area of Meridian is rural in nature. Under the R-4 and R-8 zoning districts a
Victory South - AZ-13-014 PAGE 4
EXHIBIT A
mix of residential housing is allowed that should provide additional housing choices in the
area.
• "Require new residential development to meet development standards regarding landscaping,
signage, fences and walls, etc." (3.05.0X)
No new development is proposed with the subject annexation application. With the future
development of the vacant properties, the developer will be require to comply with the
landscape, fencing, open space and amenity requirements set forth in the UDC.
Because the Kentucky Ridge Estates and the Meridian Heights Subdivisions were approved
through the County and subject to the County zoning regulations at the time of development,
existing structures and ancillary uses may not comply with all of City Code. If the subject
annexation is approved, all existing non-conforming structures and uses that do not comply
with the City's zoning regulations will be documented.
• "Permit new development only where urban services can be reasonably provided at the time
of final approval and development is contiguous to the City." (3.01.01 F)
The properties proposed for annexation are contiguous with the current City limits. With the
annexation of the properties, the existing, developed residences in the Meridian Heights and
Kentucky Ridge subdivisions will be connected to the City of Meridian's water and sewer
systems. The remaining properties being annexed (Hansen, Tewalt, Centers and the Meridian
Heights Water and Sewer District properties) are undeveloped (vacant) or underdeveloped
and city utilities will be extended with future development of these properties.
• "Review new development for appropriate opportunities to connect local roads and collectors
to adjacent properties." (3.03.020)
Several stubs streets were constructed with the development of the Kentucky Ridge and
Meridian Heights subdivisions as they were platted in Ada County. Existing stub streets will
be extended with any future development of adjacent properties. There is an existing private
lane (Arcaro) that will need to be abandoned or converted to a public street if properties
adjacent redevelop in the future.
• "Implement the City's Pathways Master Plan." (5.03.O1A)
The comprehensive plan depicts a 10 foot pathway through the Centers property. If/When
future development is proposed, the developer will be required construct a 10 foot wide
multi-use pathway in accord with the Plan.
• "Compose and implement standards and mitigation measures for development near the
northwest Pipeline and the liquefied natural gas tank in northwest Meridian." (6.05.01 I)
A portion of the Centers property is impacted by a 75 foot wide Williams-Northwest pipeline
easement. Staff will transmit application to the gas company when/if future development(s)
come forward. Any improvements and construction within the easement area will require the
review and approval of the gas company prior to the commencement of any construction.
• ``Require adequate fees from new development to fund expansion of services." (6.02.01 C)
With any future development of the vacant/underdeveloped properties, the developer will be
required to pay impact fees to the City and ACHD to help fund the expansion of City services
and future road improvements.
The financial and performance responsibilities of connecting the Meridian Heights and
Kentucky Ridge subdivisions to the City of Meridian's sewer and water distribution systems
will be borne by a developer, whose property will also be annexed under this proposal
Victory South - AZ-13-014 PAGE 5
EXHIBIT A
(Centers). Upon the physical connection of the existing homes in the subdivisions to the
City's water system, full water hook-up fees of $1794 and full sewer hook-up fees in the
amount of $2749, will be paid to the City of Meridian by the Meridian Heights Water and
Sewer District. Any new home constructed in this area will be required to pay their individual
hook-up fees at the time of building permit.
• ``Enforce City Codes." (3.05.020)
Because the Kentucky Ridge Estates and the Meridian Heights Subdivisions were approved
through the County and have been subject to the County zoning regulations, existing
structures and ancillary uses may not comply with all of City Code. With the annexation of
the property, the City will "inherit" any existing code violations. In 2008, the City's Code
Enforcement Off cers were asked to do a preliminary investigation of how many violations
may exist in this area; off cers found 75 properties with violations. If the subject annexation
is approved, all existing non-conforming structures and uses that do not comply with the
City's zoning regulations will be documented so code enforcement can address any new
violations that may come up in the future.
• "Engage the public in land use planning processes by using a variety of methods to inform
and solicit comments." (7.01.01 D)
In addition to the noticing requirements of State and City Code, the City of Meridian and the
Meridian Heights Sewer and Water District held two (2) open house meetings to discuss the
annexation plan with property owners. These meetings were held on October 1 S, and 19,
2013.
For the above stated reasons, staff finds the proposed annexation complies, and is not in conflict with,
the policies, goals and objectives of the Comprehensive Plan.
VIII. UNIFIED DEVELOPMENT CODE (UDC)
A. Purpose Statement of the Residential Districts:
Per UDC 11-2A-1, the purpose of the residential districts is to provide for a range of housing
opportunities consistent with the Meridian comprehensive plan. Residential districts are
distinguished by the allowable density of dwelling units per acre and corresponding housing types
that can be accommodated within the density range. The medium-low density residential (R-4)
district allows a maximum gross density of 4 dwelling units per acre and the medium-density
residential (R-8) district allows a maximum gross density of 8 dwelling units per acre.
B. Schedule of Use: Unified Development Code (UDC) Table 11-2A-21ists the principal permitted
(P), accessory (A), conditional (C), and prohibited (-) uses in the R-4 and R-8 zoning districts.
Any use not explicitly listed, or listed as a prohibited use is prohibited.
C. Dimensional Standards: The lots platted with the Kentucky Ridge Estates and Meridian Heights
subdivisions comply with the dimensional standards of the proposed zoning districts. Any
development proposed for the vacant or undeveloped properties must comply with the
dimensional standards outlined in the UDC. All future development on any property subject to
this annexation should be consistent with the dimensional standards listed in UDC Table 11-2A-5
and UDC 11-2A-6 for the R-4 and R-8 zoning districts.
D. Subdivision Design and Improvement Standards: Any development proposed for the vacant
properties in the future must comply with the subdivision design standards outlined in UDC 11-
6C-3.
E. Landscaping (UDC 11-3B) and open space/amenity standards (UDC 11-3G) will apply to any
future proposed development.
Victory South - AZ-13-014 PAGE 6
EXHIBIT A
F. The non-conforming section (UDC 11-1B) of the UDC applies to the properties developed with
the Kentucky Ridge Estates and Meridian Heights Subdivisions.
IX. ANALYSIS
A. Analysis of Facts Leading to Staff Recommendation:
Annexation and Zoning
Overview: The City of Meridian (City) is proposing to annex 310.20 acres of land adjacent to the
existing City corporate boundaries and within Meridian's Area of City Impact (AOCI). The
proposed annexation is comprised of the lots in the Meridian Heights Subdivision, the lots in the
Kentucky Ridge Estates Subdivision, lands owned by the Meridian Heights Sewer and Water
District, and multiple other parcels owned by Hansen, Tewalt and Centers.
The proposed zoning designations for the area are R-4 (Medium low-density residential) and R-8
(Medium-density residential) which are consistent with the Future Land Use Map designations.
The proposed zoning designations are based on the Comprehensive Plan Future Land Use Map
designations, the current densities and lots sizes within the existing subdivisions, zoning of other
properties in the area, and probable suitable future uses and densities.
State Code: The proposed annexation is subject to the State of Idaho's rules and requirements of
a Category B annexation; the subject lands contain more than one hundred separate private
ownerships and platted lots where landowners owning more than fifty percent of the area have
consented to the subject annexation. Category B annexations require the City to prepare an
Annexation Plan which includes, at a minimum, the following elements:
(A) The manner of providing tax-supported municipal services to the lands proposed to be
annexed;
(B) The changes in taxation and other costs, using examples, which would result if the subject
lands were to be annexed;
(C) The means of providing fee-supported municipal services, if any, to the lands proposed to be
annexed;
(D) A brief analysis of the potential effects of annexation upon other units of local government
which currently provide tax-supported or fee-supported services to the lands proposed to be
annexed; and
(E) The proposed future land use plan and zoning designation or designations, subject to public
hearing, for the lands proposed to be annexed.
The City prepared an annexation plan as required under State Statute that provides information to
property owners, current and potentially future residents of the City of Meridian, and other
interested parties about anticipated changes in taxes, fees, zoning, and services should the subject
properties be annexed into the City (see project application for specific details of the Annexation
Plan).
Utility Extension: The main purpose of the annexation is to assist the Meridian Heights and
Sewer District in the logical extension of City utilities due to a public safety concerns with the
existing private systems. There is an executed three-party agreement that outlines the roles,
responsibilities and timing of utility extension in this area. The annexation of the Meridian
Heights and Kentucky Ridge subdivisions will require design and installation of a 12" water main
and a sewer main to connect the two subdivisions to the City of Meridian's water and sewer
systems. The remaining properties being annexed (Hansen, Tewalt, Centers and the Meridian
Heights Water & Sewer District properties) are undeveloped or underdeveloped. As such, no
extension of water or sewer services will be made to these properties at this time. Rather, any
Victory South - AZ-13-014 PAGE 7
EXHIBIT A
future development of these properties will require the extension and connection to the City's
water distribution and sewer collection systems by the property owner at the time of
development, as is required in other property development cases citywide. However, if a well
and/or septic system on an underdeveloped property fails, prior to further development, and the
property is within 300 feet of the City's water and/or sewer system, the residence will be required
to connect to the City's system(s).
The financial and performance responsibilities of connecting the Meridian Heights and Kentucky
Ridge subdivisions to the City of Meridian's sewer and water distribution systems will be borne
by a developer, whose property will also be annexed under this proposal (Centers). Upon the
physical connection of the existing homes in the subdivisions to the City's water system, full
water hook-up fees of $1794 and full sewer hook-up fees in the amount of $2749, will be paid to
the City of Meridian by the Meridian Heights Water & Sewer District. Any new home
constructed in this area will be required to pay their individual hook-up fees at the time of
building permit.
The connection of the homes in the Meridian Heights and Kentucky Ridge subdivisions to the
City's water and sewer systems will necessitate the decommissioning and reclamation of two
sewer lagoons which are owned and operated by the Meridian Heights Water & Sewer District. If
the existing homes in Meridian Heights and Kentucky Ridge subdivisions are connected to the
City of Meridian's water and sewer collection systems, the property owners will be required to
pay their monthly water and sewer service fees which include a base fee and a usage fee.
Properties within the Meridian Heights Water & Sewer District that receive both sewer and water
service currently pay $70 per month for those services. If the annexation is approved, the City of
Meridian will collect fees for water, sewer, and trash in this area. The current base fee for water is
$1.86 per 1,000 gallons plus a $5.38 monthly administration fee. The current base fee for sewer is
$5.43 per 1,000 gallons plus an $8.48 per month administration fee. These fees adequately cover
the Operation and Maintenance costs for providing the services. As such, annexation of the area
will have little financial impact on the City's Water and Sewer Enterprise Fund Operation and
Maintenance Budget.
Non-conforming Uses: As mentioned previously in this report, a portion of the property
proposed for annexation contains two (2) residential subdivisions approved under the County's
ordinances. There are likely uses and structures within the proposed annexation area that do not
comply with current Meridian code.
Code enforcement officers have patrolled the proposed developments and noted over 75
properties with code violations. The primary City violations noted on the properties consisted of
the following:
1) Accessory structures (e.g. -sheds) in the front and or side setbacks;
2) Inoperable and/or unregistered vehicles;
3) Recreational vehicles parked on driveways and;
4) Fencing in disrepair.
Any existing structure or activity that is being conducted on properties within the proposed
annexation area that is legal under Ada County code will be "grandfathered", if not outright
allowed, under City code as an existing non-conforming use or non-conforming structure
provided there is not alife/safety hazard. Upon annexation, all existing non-conforming uses
and/or structures will need to be documented to form a baseline on what violations are
grandfathered so code enforcement can address any new violations that may come up in the
future.
Victory South - AZ-13-014 PAGE 8
EXHIBIT A
Post annexation all proposed building additions, expansions, subdivision and the establishment of
new uses will require application to the City's Community Development Department.
Miscellaneous: Prior to submitting the application, the City obtained consent from several
property owners subject to this annexation: Hansen, Tewalt, Centers and Meridian Heights Water
& Sewer District (MHWSD). One of the provisions contained in all Declaration of Consent to
Annexation documents is a provision that the property may not be developed (or receive
development approval) until such time as the property owners and the City execute a
Development Agreement. The Ordinance of Annexation and Zoning shall contain a provision
prohibiting any development approvals on the Hansen, Tewalt and Centers properties until such
time as the property owner(s) and the City execute a Development Agreement. The MHWSD,
Centers and Tewalt properties are proposed for R-8 zoning; the Centers properties are proposed
for R-4 zoning. No development of the properties subject to this annexation is currently proposed.
A Development Agreement will be part of any future proposed development application.
In summary, Staff recommends approval of the proposed annexation request in accord with the
findings contained in Exhibits D and E.
X. EXHIBITS
A. Maps
1. Vicinity Maps
2. Future Land Use Map
B. Agency and Department Comments
C. Legal Descriptions and Exhibit Maps for Annexation
D. Required Findings from Unified Development Code
E. Required Findings from Idaho Code
Victory South - AZ-13-014 PAGE 9
EXHIBIT A
A. Drawings
1. Vicinity Maps
Victory South - AL-13-014 PAGC 8
EXHIBIT A
2. Future Land Use Map
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Victory South - A7-13-014 PAGI; 9
EXHIBIT A
B. AGENCY AND DEPARTMENT COMMENTS
1. PLANNING DIVISION
1.1 Annexation -Comments
l .l .l The Ordinance of Annexation and Zoning shall contain a provision prohibiting any development
approvals on the Hansen, Tewalt, Meridian Heights Water and Sewer District and Centers
properties until such time as the property owner(s) and the City execute a Development
Agreement. With the development of the Hansen property (R-81. the developer shall provide
either a landscape buffer platted as a common lot or plat at a minimum ] 0.000 square foot
residential lots abutting the Kentucky Ride Estates Subdivision.
1.1.2 Any development of land containing the 75-foot wide gas line easement must comply with the
Northwest Pipeline Development Guidelines. An encroachment permit is required for any
improvements proposed within the pipeline easement.
l .13 Any future development of the site must comply with the City of Meridian ordinances in effect at
the time.
1.1.4 Any future development shall comply with all bulk, use, and development standards of the R-4
and R-8 zoning district listed in UDC Table 1 1-2A-5 and UDC Table 11-2A-6
l .l .5 Upon annexation all properties will be subject to all current City of Meridian ordinances.
2. PUBLIC WORKS DEPARTMENT
2.1 The City of Meridian requires that pressurized irrigation systems be supplied by a year-round
source of water (MCC 12-13-83). The city requires that any existing surface or well water source
shall be used for the primary source. If a surface or well source is not available, asingle-point
connection to the culinary water system shall be required.
2.5 Any existing domestic well system within this project shall be removed from domestic service per
City Ordinance Section 9-1-4 and 9 4 8, unless they are expressly allowed to remain temporarily
under the Agreement for Dissolution and Transfer of Assets and Liabilities from the Meridian
Heights Water and Sewer District to the City of Meridian; Settlement Agreement and Release.
Contact the City of Meridian Engineering Department at (208)898-5500 for inspections of
disconnection of services. Wells may be used for non-domestic purposes such as landscape
irrigation if approved by Idaho Department of Water Resources Contact Robert B. Whitney at
(208)334-2190.
2.8 Any existing septic systems within this project shall be removed from service per City Ordinance
Section 9-1-4 and 9 4 8, Lmless they are expressly allowed to remain temporarily under the
Agreement for Dissolution and Transfer of Assets and Liabilities from the Meridian Heights
Water and Sewer District to the City of Meridian; Settlement Agreement and Release. Contact
Central District Health for abandonment procedures and inspections (208)375-521 1.
2.9 All parties to the Agreement for Dissolution and Transfer of Assets and Liabilities from the
Meridian Heights Water and Sewer District to the City of Meridian; Settlement Agreement and
Release shall be responsible for adherence to the terms and conditions thereof.
3. POLICE DEPARTMENT
3.1 As unincorporated land within Ada County, the owners of the property within the proposed
annexation area are currently served by the Ada County Sheriff's Department. If the proposed
annexation is approved the Meridian Police Department (M PD) will serve this area.
Victory South A7.-13-014 PAGE 10
EXHIBIT A
Meridian Police Department services will extend to the proposed annexation area but not without
adjustment to current staffing requirements, some immediately. In 2008, when discussions first
started about annexing property in this area, code enforcement officers were asked to document
the code violations of Meridia-~ City ordinances. Officers found 75 properties with violations. In
2012, officers were asked to reevaluate the area. Very few compliance changes were seen. If a
decision is made to annex this property and to "grandfather" all existing violations in the area as
non-conforming uses and/or structures, MPD will need to have the entire team of five code
officers including their supervisors, document each property parcel in this annexation to form a
baseline on what violations are grandfathered, so MPD can protect existing homeowners and
address any new violations that -nay come up in the future. This work will take time and will
need to start upon annexation. Code officers will continue to work in the communities as needed.
As MPD looks at patrol officer staffing levels, this annexation will trigger a need for more patrol
officers sooner than later. This is an established group of subdivisions with a researchable history
of calls for service that have been handled thru the Ada County Sheriff's Office. An annexation
of this size would include 305 homes with 805 estimated new Meridian residents (305 X 2.63).
The Meridian Police Department assigns its staff and resources according to a system of two
different geographical areas coupled with crime analysis data. MPD can anticipate additional call
load and calculate the demands that will be placed on current police resources. To ensure
adequate resources, the Police Department may be required to submit a budget enhancement for
the fiscal budget year 2015.
h~ addition to police responses to calls for service through the E911 and non-emergency dispatch
system, many other police services will be extended to the communities' -•esidents. Existing
patrol officers and specialized patrol traffic teams will help to reduce vehicle accidents and
enhance safety. MPD is also able to provide crime prevention resources, school resource officers,
crime analysis data and assistance, victim witness coordination, anti-drug education resources, a
Criminal Investigation Division to examine any crimes that may take place, and Code
Enforcement services to help resolve problems and enhance the quality of life as it relates to
peace and safety of the community. As our population continues to grow, we will need to increase
these resources for residents.
4. P'IRH; DH:PAa'rn~-~.v'r
4.1 The lands proposed to be annexed are currently served by the Meridian Fire Department tinder a
Joint Powers Agreement with the Meridian Rural Fire Protection District. Fire Station ],located
at 540 E. Fra-lklin Road, currently serves this area. In 2015, Fire Station 6, located near the Ten
Mile/Overland intersection, is expected to be built. In addition, the area of Meridian Road south
of I-84 between Victory Road and Lake Hazel Road is currently in the Fire Department long term
master planning for a future fire station location to better serve this area. Annexation of the
proposed lands would reduce the tax revenues collected by the Rural Fire District, which would
be offset by a formulaic reduction in the amount the District pays to the City to provide fire
services.
Coordination with Public Works will occur to ensure any changes or additions to water delivery
systems support adequate fire flow.
Emergency Medical Services (EMS) will continue to be provided by the Meridian Fire
Department and Ada County Paramedics; no change is proposed to this service.
5. RHa~u-3t.-c SGRVICGS
Victory South AZ-13-014 PAGE 11
EXHIBIT A
5.1 Republic Services has no concerns related to this application.
6. PARKS DEPARTMF,NT
6.1 Parks and recreation services are currently provided in this area by the Ada County Department
of Parks and Waterways. All existing City parks and pathways are available for use by the
residents of the area to be annexed. Recreation programs, such as adult sports, are available to
City residents at a disco~mt compared to County residents. The City currently has a 19-acre
Community Park, Bear Creek Park, located approximately '/z mile north of the area to be
annexed. The City also has two public Neighborhood Parks in South Meridian, namely Gordon
Harris Park (11 acres, located near Mountain View High School) and Renaissance Park (6.5
acres, located in Tuscany Subdivision). There is a Park System Master Plan that identifies future
park needs and sites for all of the area of impact; that plan will be updated in 2014. The City's
Future Land Use Map shows a future park just south of the properties proposed for am~e~ation,
northwest of the Amity/Meridian intersection. The City currently owns a 77-acre site for a future
major park in South Meridian, Y4 mile east of Locust Grove Road on Lake Hazel Road. No new
City parks will need to be planned as a result of the proposed annexation.
7. ADA COUNT}' HIGIi~~'Al' DIS"1'R1CT
Comments have not yel bee~i received fi•onz ACHD on this application.
8. COMMUNITY PLANNING ASSOCIATIO\ OF SOU'f llwES"I' ID.n110
S.l The 2035 Planning Functional Classification Map indicates State Highway 69 (Meridian Road) as
a principal arterial, Victory Road and Linder Road as minor arterials. There are no projects
identified in the FY2014-2018 Regional Transportation Improvement Program (TIP) within the
study area. The proposed annexation location is not within a quarter mile of existing transit stops
or transit routes. The closest bus stop is approximately 1.5 miles north at the Axiom Gym park
and ride facility. This facility is utilized by carpoolers, and serves several Commuteride vanpools
as well as Valley Regional Transit's intercity Route 40. The proposed annexation is in the
Meridian School District boundary, and is within the Mary McPherson Elementary enrollment
area.
9..TOINT ScuooL DIS"I`RIC'1' #2
Comrnenls have not heen received.
Victory South AZ-13-014 PAGE 12
EXHIBIT A
C. Legal Descriptions and Exhibit Maps for Annexation
September 27, 2013
Description fyr R-4 Zone
Meridian Ci~jrAnnexation
Portion of Section Z5, Township 3 N., Range I W., B.M.
A parcel of land located in tho NE '/< and the W % of Section 25, Township 3 North, Range 1
West, Boise Meridian, Ade County, Idaho, and more particularly described as follows:
COMMENCING at a 5!8" iron pin monument marking the northwest corner of said Section 25,
from which a 5/B" iron pin monument marking the NW '/, corner of said section bears South
89°42'27" East, 2640.22 feet; thence along the west boundary of the NW '/. of the NW '/. of said
Section 25 South 00°15'21" West, 1325.72 feet to the SW corner of said NW Y. of the NW 1/4,
the POINT OF BEGINNING;
Thence along the south boundary of said NW '/. of the NW '/ South 89°45'13" East, 1321.85
feet to the SE corner of said NW Y. of the NW Y<, said point being the southwesterly corner of
Kentucky Ridge Estates Subdivision, as filed for record in Book 70 of Plats at Page 7191,
records of Ada County, Idaho;
Thence along the southerly boundary of said Kentucky Ridge Estates Subdivision, the southerly
boundary of Kentucky Ridge Estates Subdivision No. 2, as filed for record in Book 72 of Plats at
Page 7389, records of Ada County, Idaho, and the south boundary of the NE Y. of the NW Y. of
said Section 25 South 89°45'13" East, 835.02 feet to the southeast corner of Lol 3, Block 3 of
said Kentucky Ridge Subdivision;
Thence along the easterly boundary of said Lot 3:
Thence North 00°05'51" East, 528.85 feet;
Thence North 10°25'21" East, 339.91 feet
Thence North 61°14'19" East, 33.74 feet to a point on the westerly right-of-way of S.
Kentucky Way;
Thence continuing along said easterly boundary, and along said right-of-way:
Thence North 57°37'50" Wesl, 65.36 feet to a point of curvature;
Thence 259.99 teat along the arc of a curve to the right, said curve having a radius of
258.00 feet, a delta angle of 57°44'15", and a long chord bearing North 28°45'42" West, 249.13
feet to a point of tangency;
Thence North 00°06'25" East, 141.72 feet;
Thence leaving said boundary and right-of-way, and continuing North 00°06'25" East, 49.94 feet
to a point on the north boundary of the NW '/° of said Section 25;
120503-R-4.docs
Victory South AZ-13-014 PAGE ] 3
EXHIBIT A
Thence along said north boundary South 89°42'27' East, 572.00 feet to the N '/+ corner of said
Section 25, said point being the northeasterly comer of said Kentucky Ridge Subdivision;
Thence along the easterly boundary of said Kentucky Ridge Subdivision;
Thence South 00°05'51" West, 505.26 feet;
Thence North 61°14'19° East, 24.12 feet;
Thence North 84°23'51" East, 128.00 feet;
Thence South 88°28'51" East, 183.15 Feet;
Thence South 78°46'31" East, 375.27 feet;
Thence South 07°03'15" East, 773.94 feet to the southeasterly corner of said Kentucky
Ridge Subdivision, said point being on the south boundary of the NW % of the NE '/+ of said
Section 25;
Thence leaving said subdivision boundary, and along said south boundary South 89°44'41"
East, 523.97 feet to the SE corner of said NW 'J of the NE'/., said point being on the extension
of the westerly boundary of Meridian Heights Subdivision No. 3, as filed for record in Book 62 of
Plats at Page 6274, records of Ada County, Idaho;
Thence along said westerly boundary and extension thereof, and the west boundary of the SW
'/. of the NE % of said Section 25 South 00°04'50" West, 1323.11 feet to the southwesterly
corner of said Meridian Heights Subdivision No. 3, said point also being the SE corner of said
SW '/. of the NE '/.;
Thence leaving said westerly twundary and along the south boundary of said SW Y.~ of the NE
'/ North 89°44'53" West, 1320.21 feet to the Center'/, corner of said Section 25, said point
being the NE corner of Parcel B as shown on Record of Survey No. 5104, records of Ada
County, Idaho;
Thence along the southerly and westerly boundary of said Parcel B:
Thence South 00°05'29" Wesl (formerly South 00°09'52" East), 1324.03 feet to the SE
corner of said Parcel B;
Thence North 89°51'36" West (formerly South 89°53'03° West), 1829.22 feet to the
southwesterly corner of said Parcel B;
Thence Norlh 41°46'40" West (formerly North 42°02'00" West), 913.60 feet;
Thence North 44°06'40" West (formerly North 44°22'00" West), 45.00 feet;
Thence North 59°37'40" West (formerly North 59°53'00" West), 42.00 feet;
Thence North 70°50'40" West (formerly North 71°06'00" West), 50.00 feet;
120503-R-4.docz
Victory South A7.-13-014 PAGF. 14
EXHIBIT A
Thence North 83°13'05" West (formerly North 83°28'25" Wesl}, 95.25 feet to a point on
the west boundary of the SW '/. of said Section 25;
Thence along said west boundary North 00°09'31" East (formerly Norlh 00°05'50" West},
565.72 feet to the W'/, corner of said Section 25, the NW corner of said Parcel B;
Thence leaving the boundary of said Parcel B and along the west boundary of the NW Y. of said
Section 25 North 00°15'21" East, 1325.90 feet to the POINT OF BEGINNING.
Said parcel containing 221.94 acres, more or less.
Thls description was prepared from data of record and does not represent a field survey of the
subject property.
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120503-R-4.docx
Victory South AZ-13-014 PAGI? 15
EXHIBIT A
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N 70'50'40' W 50.00' L20 5 00'05'51' W 505.26'
N 8J't3'OS' W 95.25' t2t N 61'14'19' E 21.12' ~
N 00'05'51' E 528.85' L22 N 84'23'51' E 128.00' ` '
N 10'25'11' E 3J9.91' l23 S 8tl'18'SI' E 18J 15' CURVE TABLE
N 61'14'19" E J3.It' l24 5 7B'16'JI' E 3)5.27 CURVF Lf.NG1H RAD815 CELiA CHORD GRG CHORD
N 5]3)50' w 6536' CI 259.99 258.00 5744'15' N 28'45'42 w 249.13
scALF 1'-loco' PROPOSED MERIDIAN CITY ANNEXATION
DW'GDA.TE 09/27/13
R-4 ZONE ENGINEERING
FROJ ND. 120503 CENTERS/MERIDIAN HEIGHTS SQ(
(/TIONS
SHEET ,
1 OF i
__ _ _ LOCATED IN SECTION 2S
T.3N., R.IW„ B.M. 1029 N ROSnRlO 5T, StE 100
MERIDUN, IDAHO 83642
'7it.`,0.}-AAx OA'G bkb MERIDIAN, ADA COUNTY, IDAHO vhore (705) 9J8-0980 !o. (208) 918-09~r
Victory South A7.-13-014 PAGE 16
EXHIBIT A
September 27, 2013
Description for R-8 Zone
Meridian City Annexation
Portion of Section 25, Township 3 N., Range 1 W., B.M.
A parcel of land located in the NE '/< and the W % of Section 25, Township 3 North, Range 1
West, Boise Meridian, Ada County, Idaho, and more particularly described as follows:
BEGINNING al a 5/8" iron pin monument marking the N '/, corner of said Section 25, from which
a 5/8" iron pin monument marking the northwest corner of said section bears North 89°42'27"
West, 2640.22 feet, said point being the northeasterly corner of Kentucky Ridge Estates
Subdivision, as filed for record in Book 70 of Plats at Page 7191, records of Ada County, Idaho,
and being on the existing Meridian City Limits boundary (Meridian City Ordinance #878);
Thence along the north boundary of the NE Y< of said Section 25 and the existing City Limits
boundary South 89°43'11" East, 1145.51 feet;
Thence leaving the existing Gity Limits boundary and continuing along said north boundary
South 89°43'11" East, 173.58 feet fo the northwesterly corner of Parcel A as described in
Instrument No. 110048361, records of Ada County, Idaho;
Thence along the westerly boundary of said Parcel A:
Thence South 00°08'19" West, 385.55 feet;
Thence South 89°46'31" East, 198.19 feet;
Thence South 75°27'20" East, 41.41 feet io the northwesterly corner of Meridian Heights
Subdivision No. 2, as filed for record in Book 41 of Plats at Page 3353, records of Ada County,
Idaho;
Thence leaving said westerly boundary, and along the northerly and easterly boundary of said
Meridian Heights Subdivision No. 2:
Thence continuing South 75°27'20" East, 170.40 feet;
Thence South 63°54'20" East, 247.28 feet;
Thence South 59°04'20" East, 210,37 feet;
Thence South 60°32'50" East, 562.21 feet;
Thence South 89°43'11" East, 25.00 feet to a point on the east boundary of the NE'/, of
said Section 25 and the existing Cify Limits boundary (Meridian City Ordinance No. 06-1259);
Thence along said east boundary and existing City Llrnlts boundary South 00°03'40"
West, 803.14 feet;
120503-R-8.docx
Victory South Al-13-014 PAGE 17
EXHIBIT A
Thence leaving said existing City Limits boundary and continuing along said east
boundary South 00°03'40° West, 135.28 feet to a point on the existing City Limits boundary
(Meridian City Ordinance No. 06-1259);
Thence along said east boundary and existing City Limits boundary South 00°03'40"
West, 442.98 feel to the northeasterly corner of Meridian Heights Subdivision No. 1, as filed for
record in Book 27 of Plats at Page 1692, records of Ada County, Idaho;
Thence along the easterly and southerly boundary of said Meridian Heights Subdivision No. 1
Thence continuing along the east boundary of the NE Y, of sa(d Section 25 and the
existing Ciiy Limits boundary South 00°03'40" West, 335.09 feet to the SE corner of said NE '/+;
Thence leaving the existing City Limits boundary and along the south boundary of said
NE '/. North 89°51'21" West, 830.70 feet to the southwesterly corner of said Meridian Heights
Subdivision No. 1, said point also being the southeasterly corner of Meridian Heights
Subdivision No. 3, as filed for record in Book 62 of Plats at Page 6274, records of Ada County,
Idaho;
Thence continuing North 89°51'21" West along the southerly boundary of said Meridian Heights
Subdivision No. 3, 489.92 feet;
Thence along the westerly boundary of said Meridian Heights Subdivision No. 3 and the
extension thereof North 00°04'50" East, 1323.11 feet to the southeast corner of the NW '/, of the
NE'/. of said Section 25;
Thence leaving said westerly boundary, and along the southerly boundary of said NW '/+ of the
NE '/< North 89°44'41" West, 523.97 feet to the southeast corner of said Kentucky Ridge Estates
Subdivision;
Thence along the easterly boundary of said Kentucky Ridge Subdivision
Thence North 07°03'15° West, 773.94 feet;
Thence North 78°46'31` West, 375.27 feet;
Thence North 88°28'51" West, 183.15 feet;
Thence South 84°23'51" West, 128.00 feet;
Thence South 61°14'19" West, 24.12 feet;
Thence North 00°05'51" East, 505.26 feet to the
POINT OF BEGINNING.
Said parcel containing 88.14 acres, more or less.
This description was prepared from data of record and does not
represent a field survey of the subject property.
l 20503-R-8.docx
Victory South A7,-13-014 PAGE 18
EXHIBIT A
Victory South AZ-13-014 PAGE 19
EXHIBIT A
D. Required Findings from Unified Development Code
1. Annexation 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, the
Council shall make the following findings:
a. The map amendment complies with the applicable provisions of the Comprehensive
Plan;
The City of Meridian Planning Division is proposing to annex approximately 310.08 acres to
the R-4 and R-8 zoning districts. The Council finds that the proposed map amendment is
generally consistent with the Low Density Residential and Medium Density Residential
Future Land Use Map designation for these properties. Therefore, the Council finds the
amendment is consistent with the applicable provisions of the Comprehensive Plan (see
section VII above).
b. The map amendment complies with the regulations outlined for the proposed district,
specifically the purpose statement;
The Council finds that the proposed map amendment to the R-4 and R-8 zoning districts is
consistent with the purpose statements for residential districts as detailed in Section VIII
above.
c. The map amendment shall not be materially detrimental to the public health, safety,
and welfare;
The Council finds that the proposed zoning amendment will not be detrimental to the public
health, safety, or welfare. The Council considered all oral and written testimony provided
when determining this fi-lding.
d. The map amendment shall not result in an adverse impact upon the delivery of services
by any political subdivision providing public services within the City including, but not
limited to, school districts; and,
The Council finds that the proposed zoning amendment will not result in any adverse impact
upon the delivery of services by any political subdivision providing services to this site.
e. The annexation is in the best of interest of the City (UDC ll-5B-3.E).
The Council finds annexing these properties with the R-4 and R-8 zoning districts is in the
best interest of the City.
Victory South A7,-13-014 PAGE 20
EXHIBIT A
E. Required Findings from Idaho Code
1. I.C. 50-222.S.b.vi
After considering the written and oral comments of property owners whose land would be
annexed and other affected persons, the city council may proceed with the enactment of an
ordinance of annexation and zoning. In the course of the consideration of any such
ordinance, the city must make express findings, to be set forth in the minutes of the city
council meeting at which the annexation is approved, as follows:
(A) The land to be annexed meets the applicable requirements of this section and does not
fall within the exceptions or conditional exceptions contained in this section;
The Council finds the proposed annexation meets the requirements of Idaho Code § 50-222
and does not fall within the exceptions or conditional exceptions contained in that section.
(B) The annexation would be consistent with the public purposes addressed in the
annexation plan prepared by the city;
The Cotmcil finds the annexation is consistent with the public purposes stated in the
annexation plan.
(C) The annexation is reasonably necessary for the orderly development of the city.
The Council finds the subject annexation is necessary for the orderly development of the
City.
Victory South A7-13-014 PAGE 21