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HomeMy WebLinkAboutCallister Dev AZRECOMMENDATION TO CITY COUNCIL FOR APPROVAL OF ANNEXATION FOR CALLISTER DEVELOPMENT BY DAVE CALLISTER – AZ-03-002 - Page 1 BEFORE THE PLANNING AND ZONING COMMISSION IN THE MATTER OF THE REQUEST FOR ANNEXATION & ZONING OF 19.79 ACRES TO C-G ZONE FOR CALLISTER DEVELOPMENT DAVE CALLISTER, Applicant ) ) ) ) ) ) ) ) Case No. AZ-03-002 RECOMMENDATION TO CITY COUNCIL 1. The property is approximately 19.79 acres in size and is generally located on the southwest corner of the Overland & Stoddard Rd. intersection, Meridian. The property is currently designated as Mixed Use Neighborhood and Public/Quasi- Public. The accompanying Comprehensive Plan Amendment application would change the designation to Commercial on the subject property. 2. The owner of record of the subject property is Idaho Power Company, 10790 Franklin Rd., Boise, Idaho 83709. 3. Applicant is Dave Callister, 2873 W. Wind, Boise, Idaho 83616. 4. The subject property is currently zoned RUT (Ada County) and consists of vacant land. 5. The Applicant requests the property be zoned as C-G (General Retail & Service Commercial). 6. The subject property is bordered to the north by DBSI Property (zoned I-L), to the south by Idaho Power Substation and Rural Residential (zoned RUT, Ada County), to the east by Bear Creek Subdivision (zoned R-4) and Queenland Acres Subdivision (zoned RUT), and to the west by rural residential/agricultural property (zoned RUT and R1, Ada County). 7. The property which is the subject of this application is within the Area of Impact of the City of Meridian. 8. The entire parcel of the property is included within the Meridian Urban Service Planning Area as defined in the Meridian Comprehensive Plan. 9. The Applicant proposes to develop the subject property in the following manner: Commercial use including mini-storage and contractor’s yard. RECOMMENDATION TO CITY COUNCIL FOR APPROVAL OF ANNEXATION FOR CALLISTER DEVELOPMENT BY DAVE CALLISTER – AZ-03-002 - Page 2 10. The Applicant requests zoning of the subject real property as C-G. The Meridian Comprehensive Plan Generalized Land Use Map designates the subject property as Mixed Use Neighborhood & Public/Quasi-Public; however, there is a Comprehensive Plan Amendment application in process to change approximately 12.25 acres of the site from mixed-use neighborhood to commercial. 11. There are no significant or scenic features of major importance that affect the consideration of this application. RECOMMENDATION The Meridian Planning and Zoning Commission hereby recommends to the City Council of the City of Meridian that they approve the requested Annexation And Zoning as requested by the applicant for the property described in the application, subject to the following: A. Adopt the Recommendations of the Meridian Planning & Zoning Department as follows: ANNEXATION AND ZONING CONDITIONS 1. The legal description submitted with the application meets the requirements of the City of Meridian and State Tax Commission and places the parcel contiguous to existing city limits. 2. Applicant shall be required to enter into a Development Agreement with the City as a condition of annexation. The Development Agreement should address, among other things, the following items:  The applicant shall construct a landscape buffer along Stoddard Road, from the northernmost point of Phase 1 to the southernmost point of the Idaho Power substation site, as part of Phase 1 site improvements. This will buffer the existing Bear Creek Subdivision from the proposed contractor’s yard and the existing substation. Note: ACHD is already requiring sidewalk to be constructed along the same area.  Staff agrees that the required landscape buffers along Overland Road and Stoddard Road, adjacent to the proposed Phase 3 area may remain unbuilt until any development occurs within the Phase 3 area. Note: Standard policy would require the entire existing parcel to be RECOMMENDATION TO CITY COUNCIL FOR APPROVAL OF ANNEXATION FOR CALLISTER DEVELOPMENT BY DAVE CALLISTER – AZ-03-002 - Page 3 considered as one for such improvements. However, given the large size of the parcel to remain undeveloped (6.34 acres) and the fact that an ACHD project to widen Overland Road adjacent to the Phase 3 property is in the 5-Year Work Program, staff finds that it is prudent to allow the buffers to remain undeveloped along Overland and Stoddard adjacent to Phase 3. Upon any use in the Phase 3 area, all remaining buffers must be constructed.  The uses in Phases 1 and 2 shall be restricted to those depicted on the accompanying Conditional Use Permit (CUP).  Monument signage, as proposed by the applicant for Phases 1 and 2. A Planned Sign Program shall be required for Phase 3.  Non-development of the 6.34 acres shown as Phase 3 on the accompanying CUP, until City sewer is available to the subject property in compliance with the City’s facility plans.  The arrangement for a septic system connection for the proposed office/shop use is temporary and shall be abandoned, and connection made to City sewer, once the sewer is within 300 feet of the subject property. The applicant shall coordinate the design and location of “dry line” sewer line(s) to be installed with Phase 1 to facilitate the future connection to City sewer.  All future uses in Phase 3 should be required to apply through the conditional use process. This is to give the City greater control over the transitional nature of this commercial property in relation to the future residential uses to the west. At the time of any proposed development on the Phase 3 site, the property must also either be platted to create separate lot(s) from the Phase 1 property, or develop as a Planned Development to allow multiple primary structures on a single lot. 3. Unless a waiver is granted by City Council, all irrigation ditches, laterals or canals, exclusive of natural waterways, intersecting, crossing or lying adjacent and contiguous to the parcel shall be tiled per City Ordinance 12-4-13. Plans will need to be approved by the appropriate irrigation/drainage district, or lateral users association, with written confirmation of said approval submitted to the Public Works Department. 4. Any existing domestic wells and/or septic systems within this project will have to be removed from their domestic service per City Ordinance Section 9-1-4 and 9-4-8. Wells may be used for non-domestic purposes such as landscape irrigation. 5. Two-hundred-fifty- and 100-watt, high-pressure sodium streetlights will RECOMMENDATION TO CITY COUNCIL FOR APPROVAL OF ANNEXATION FOR CALLISTER DEVELOPMENT BY DAVE CALLISTER – AZ-03-002 - Page 4 be required at locations designated by the Public Works Department. All streetlights shall be installed at the developer’s expense. Typical locations are at street intersections and/or fire hydrants. 6. Outside lighting shall be designed and placed so as not to directly or indirectly illuminate any nearby residential areas and shall be in accordance with City Ordinance Sections 11-13-4.C. and 12-5-2.M. 7. Off-street parking shall be provided in accordance with the City of Meridian Ordinance 11-13 for use of property, or as otherwise approved through conditional use (more restrictive parking requirements may be applied). 8. A drainage plan designed by a State of Idaho licensed architect or engineer is required and shall be submitted to the City Engineer (Ord. 557, 10-1- 91) for all off-street parking areas. Storm water treatment and disposal must be designed in accordance with Department of Environmental Quality 1997 publication Catalog of Storm Water Best Management Practices for Idaho Cities and Counties and City of Meridian standards and policies. Off-site disposal into a surface water is prohibited unless the jurisdiction which has authority over the receiving stream provides written authorization prior to development plan approval. The applicant is responsible for filing all necessary applications with the Idaho Department of Water Resources regarding Shallow Injection Wells. 9. All signage in the proposed project shall be in accordance with the standards set forth in Section 11-14 of the City of Meridian Zoning and Development Ordinance. No temporary signage, flags, banners or flashing signs will be permitted. 10. Provide five-foot-wide sidewalks in accordance with City Ordinance Section 12-5-2.K. 11. All construction shall conform to the requirements of the Americans with Disabilities Act. 12. Underground year-round pressurized irrigation must be provided to all landscape areas on site. Please submit hook-up and design details based on the proposed landscaping. Applicant shall be required to utilize any existing surface or well water for the primary source. If City water is proposed as a secondary source, developer shall be responsible to pay water assessments for the entire landscaped area. B. Adopt the Recommendations of the ACHD as follows: Site Specific Conditions of Approval RECOMMENDATION TO CITY COUNCIL FOR APPROVAL OF ANNEXATION FOR CALLISTER DEVELOPMENT BY DAVE CALLISTER – AZ-03-002 - Page 5 1. The applicant shall do one of the following for Stoddard Road 1,110-feet south of Overland Road to the south property line: a. Dedicate by donation an additional 10-feet of right-of-way along Stoddard Road, and construct a minimum 5-foot wide concrete sidewalk along Stoddard Road, located a minimum of 28-feet from the centerline of the right-of-way. b. Do not dedicate additional right-of-way, but construct a minimum 5-foot wide concrete sidewalk along Stoddard Road, located a minimum of 28-feet from the centerline of the right-of-way, in an easement provided to the District. c. Do not dedicate additional right-of-way, but construct a minimum 5-foot wide concrete sidewalk along Stoddard Road, located at the back edge of the existing right-of-way. Accomplish all necessary adjustments to properly accommodate existing drainage and utilities. 2. The applicant shall do one of the following for Stoddard Road 500-feet south of Overland Road to 1,110-feet south of Overland Road: a. Dedicate by donation an additional 10-feet of right-of-way along Stoddard Road, and construct a minimum 5-foot wide concrete sidewalk along Stoddard Road, located a minimum of 28-feet from the centerline of the right-of-way. b. Do not dedicate additional right-of-way, but construct a minimum 5-foot wide concrete sidewalk along Stoddard Road, located a minimum of 28-feet from the centerline of the right-of-way, in an easement provided to the District. c. Do not dedicate additional right-of-way, but construct a minimum 5-foot wide concrete sidewalk along Stoddard Road, located at the back edge of the existing right-of-way. Accomplish all necessary adjustments to properly accommodate existing drainage and utilities. 3. The Board of Commissioners authorize the expenditure of other District funds (approximately $3,000.00), if available, for the purchase of right-of-way on Stoddard Road from Overland Road to 500-feet south of Overland Road dedicated by the applicant, with the applicant constructing a sidewalk as described below. However, if funds cannot be secured, the applicant shall do one of the following: a. Dedicate by donation an additional 10-feet of right-of-way along Stoddard Road, and construct a minimum 5-foot wide concrete sidewalk RECOMMENDATION TO CITY COUNCIL FOR APPROVAL OF ANNEXATION FOR CALLISTER DEVELOPMENT BY DAVE CALLISTER – AZ-03-002 - Page 6 along Stoddard Road, located a minimum of 28-feet from the centerline of the right-of-way. b. Do not dedicate additional right-of-way, but construct a minimum 5-foot wide concrete sidewalk along Stoddard Road, located a minimum of 28-feet from the centerline of the right-of-way, in an easement provided to the District. c. Provide a road trust deposit in the amount of $10,000.00, to be used for future sidewalk construction along the applicant’s property. 4. The Board of Commissioners authorize the expenditure of other District funds (approximately $30,000.00), if available, for the purchase of right-of-way on Overland Road dedicated by the applicant, with the applicant constructing a sidewalk as described below. However, if funds cannot be secured, the applicant shall do one of the following: a. Dedicate by donation an additional 23-feet of right-of-way along Overland Road, and construct a minimum 5-foot wide concrete sidewalk along Overland Road, located a minimum of 41- feet from the centerline of the right-of-way. b. Do not dedicate additional right-of-way, but construct a minimum 5-foot wide concrete sidewalk along Overland Road, located a minimum of 41-feet from the centerline of the right-of-way, in an easement provided to the District. c. Provide a road trust deposit in the amount of $12,900.00, to be used for future sidewalk construction along the applicant’s property. 5. Construct a 30-foot wide driveway to intersect Stoddard Road approximately 195-feet south of an existing driveway on the east side of Stoddard Road, as proposed. This driveway is approved with a modification of policy. 6. Utilize an existing driveway that intersects Overland Road approximately 610-feet west of Stoddard Road, as proposed. The District will reconstruct the driveway to align with the driveway on the north side of Overland Road in 2007 with the Overland Road/Stoddard Road project. 7. Overland Road and Stoddard Road are classified roadways. Other than the access points that have been approved with this application, direct lot access to Overland Road and Stoddard Road is prohibited unless otherwise approved by the District. 8. Comply with all Standard Conditions of Approval. RECOMMENDATION TO CITY COUNCIL FOR APPROVAL OF ANNEXATION FOR CALLISTER DEVELOPMENT BY DAVE CALLISTER – AZ-03-002 - Page 7 Standard Conditions of Approval 1. Any existing irrigation facilities shall be relocated outside of the right-of- way. 2. All utility relocation costs associated with improving street frontages abutting the site shall be borne by the developer. 3. Replace any existing damaged curb, gutter and sidewalk and any that may be damaged during the construction of the proposed development. Contact Construction Services at 387-6280 (with file number) for details. 4. Utility street cuts in pavement less than five years old are not allowed unless approved in writing by the District. Contact Construction Services at 387- 6280 (with file numbers) for details. 5. All design and construction shall be in accordance with the Ada County Highway District Policy Manual, ISPWC Standards and approved supplements, Construction Services procedures and all applicable ACHD Ordinances unless specifically waived herein. An engineer registered in the State of Idaho shall prepare and certify all improvement plans. 6. The applicant shall submit revised plans for staff approval, prior to issuance of building permit (or other required permits), which incorporates any required design changes. 7. Construction, use and property development shall be in conformance with all applicable requirements of the Ada County Highway District prior to District approval for occupancy. 8. Payment of applicable road impact fees are required prior to building construction in accordance with Ordinance #197, also known as Ada County Highway District Road Impact Fee Ordinance. 9. It is the responsibility of the applicant to verify all existing utilities within the right-of-way. Existing utilities damaged by the applicant shall be repaired by the applicant at no cost to ACHD. The applicant shall be required to call DIGLINE (1-800-342-1585) at least two full business days prior to breaking ground within ACHD right-of-way. The applicant shall contact ACHD Traffic Operations 387-6190 in the event any ACHD conduits (spare or filled) are compromised during any phase of construction. 10. No change in the terms and conditions of this approval shall be valid unless they are in writing and signed by the applicant or the applicant’s authorized representative and an authorized representative of the Ada County RECOMMENDATION TO CITY COUNCIL FOR APPROVAL OF ANNEXATION FOR CALLISTER DEVELOPMENT BY DAVE CALLISTER – AZ-03-002 - Page 8 Highway District. The burden shall be upon the applicant to obtain written confirmation of any change from the Ada County Highway District. 11. Any change by the applicant in the planned use of the property which is the subject of this application, shall require the applicant to comply with all rules, regulations, ordinances, plans, or other regulatory and legal restrictions in force at the time the applicant or its successors in interest advises the Highway District of its intent to change the planned use of the subject property unless a waiver/variance of said requirements or other legal relief is granted pursuant to the law in effect at the time the change in use is sought. C. Adopt the Recommendations of the Meridian Fire Department as follows: 1. That a fire-flow consistent with Appendix III-A of the Uniform Fire Code be provided to service the entire project. Fire hydrants shall be placed an average of 400’ apart. 1997 UFC Appendix III-A 2. Operational fire hydrants and temporary or permanent street signs are required before combustible construction begins. UFC 901.4.2 & 901.3 3. Acceptance of the water supply for fire protection will be by the Meridian Water Department. 4. Final approval of the fire hydrant locations shall be by the Meridian Fire Department. 5. All internal & external access roads shall have a radius of 28’ inside and 48’ outside radius. 6. The roadways shall be built to Ada County Highway Standards. UFC 902.2.1 7. The proposed project lies outside the five-minute response zone goal. Achievement of this goal is subject to budgetary constraints and is intended to enhance the probability of favorable outcomes on emergency medical services. 8. Phase II will need an additional entry gate on the south end of the project. 9. That all internal and external access roads shall have a 20’ wide fire lane available at all times. UFC 902.2.1 10. Roads which are greater than 150’ in length will be required to be provided with an approved turn-around. 11. All building uses and storage practices shall comply with the Building & Fire Codes.