HomeMy WebLinkAboutKissler AZ RecRECOMMENDATION TO CITY COUNCIL FOR APPROVAL OF ANNEXATION AND REZONE FOR
KISSLER/COBBS/EAGY/RUWE BY BRS ARCHITECTS - AZ-03-018 - Page 1
BEFORE THE PLANNING AND ZONING COMMISSION
IN THE MATTER OF THE
REQUEST FOR ANNEXATION &
ZONING OF 43.86 ACRES TO
GENERAL COMMERCIAL (C-G)
ZONE FOR
KISSLER/COBBS/EAGY/RUWE
BRS Architects, Applicant
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Case No. AZ-03-018
RECOMMENDATION TO CITY
COUNCIL
1. The property is approximately 43.86 acres in size and is generally located on the
south side of the intersection of Eagle Road/SH 55 and Ustick Road, Meridian.
The property is designated as Mixed Use-Regional on the Future Land Use Map
of the Comprehensive Plan.
2. The owners of record of the subject property are:
- Eagy (3 parcels) 11.915 ac.
- Ruwe (2 parcels) 9.807 ac.
- Kennevick/Cobbs/Jordan (1 parcel) 3.367 ac.
- Kissler (1 parcel – east side) 18.399 ac.
3. Applicant is BRS Architects.
4. The subject property is currently zoned RUT and consists of low density
residential and vacant land.
5. The Applicant requests the property be zoned as General Commercial (C –G).
6. The subject property is surrounded by the following properties:
North – One single family residence on 1.5 acres, zoned RUT (Ada Co.); large,
undeveloped parcels, zoned RUT, and owned by W.H. Moore and Caven, Inc.
(both designated as MU-Regional on the Future Land Use Map)
South – On the west side of Eagle Road, an undeveloped, 17-acre parcel, zoned
RUT (no existing residence); on the east side of Eagle Road, an undeveloped 21-
acre parcel, zoned RUT. The 21-acre parcel is owned by Harry and Frances
Bryson and is proposed as part of the pending Redfeather Estates annexation to a
C-G zone (public hearing on 9-18-03).
East – Two rural residential and pasture land parcels, zoned RUT (Ada Co.), both
owned by the same party; the parcel with Ustick frontage has an existing
residence; designated as Mixed Use-Regional on Future Land Use Map
RECOMMENDATION TO CITY COUNCIL FOR APPROVAL OF ANNEXATION AND REZONE FOR
KISSLER/COBBS/EAGY/RUWE BY BRS ARCHITECTS - AZ-03-018 - Page 2
West – Five (5) existing residential lots within Carol’s Subdivision, zoned R-1
(Ada Co.)
7. The property which is the subject of this application is within the Area of Impact
of the City of Meridian.
8. All properties are included within the Meridian Urban Service Planning Area as
defined in the Meridian Comprehensive Plan.
9. The Applicant has not proposed any specific uses or development plans at this
time.
10. The Applicant requests zoning of the subject real property as C-G which is
consistent with the Meridian Comprehensive Plan Generalized Land Use Map
which designates the subject property as Mixed Use-Regional.
11. There are no significant or scenic features of major importance that affect the
consideration of this application.
12. The Planning and Zoning Commission recognized the concerns of David
Thurston, Betty Rossow and Steve Grant, expressed at the public hearing.
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:
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. The subject property is within the Urban Service Planning Area. Essential City
services will be made available to the subject property.
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3. Prior to the annexation ordinance approval, a Development Agreement (DA) shall be
entered into between the City of Meridian and the four (4) property owners. The DA
shall require that all future uses within the boundaries of this annexation only be
approved through the Conditional Use Permit process and either a public or private
backage street parallel with Eagle Road/SH 55 be incorporated into the design of
future site plans. A conceptual master plan demonstrating interconnectivity,
transitional uses, access points and other key land planning issues is required prior to
any CUP applications being submitted for any of the six (6) parcels on the west side
of Eagle Road/SH 55. Any residential uses required by the City Council shall also be
addressed as part of the DA.
The DA shall also cite the following Comprehensive Plan policies (from Chapter VI
and VII) as applicable to all future development within the boundaries of this
annexation:
Transportation Policies Applicable to the Kissler Annexation:
“Large development proposals that are likely to generate significant traffic should
be assessed for their impact on the transportation system and surrounding land
uses. They should be examined for ways to encourage all forms of transportation
such as transit, walking, and cycling.
New development should not rely on cul-de-sacs since they provide poor fire
access, walkability, and neighborhood social life. New development and streets
should be designed to encourage walking and bicycling.
In addition to providing for enhanced automobile traffic, Meridian should seek
ways to encourage alternative modes of transport. Improvement in and
encouraged use of public transit systems is an important first step. Public transit
includes bus systems and ridesharing. By fostering such means of high vehicle
occupancies, congestion on roadways can be decreased.
Pathways that encourage use by bicyclists and pedestrians can decrease road
congestion and add to the community’s quality of life. The proposed off-street
and multiple-use pathway systems are depicted in Figures VI-3 and VI-4. New
and existing developments should ensure that the guidelines laid out in this plan
are adopted.
Eagle Road is the major north-south arterial in Ada County. The capacity of this
arterial should be protected by minimizing the number and location of private
driveway access connections to this important roadway. The City should
recognize, adopt, and help implement the Eagle Road Access Control Study,
prepared by ACHD in 1997.”
Mixed Use Development Policies Applicable to the Kissler Annexation:
RECOMMENDATION TO CITY COUNCIL FOR APPROVAL OF ANNEXATION AND REZONE FOR
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“Where feasible, multi-family residential uses will be encouraged, especially for
projects with the potential to serve as employment destination centers and when
the project is adjacent to State Highways 20-26, 55 or 69;
Where mixed use developments are phased, a conceptual site plan for the entire
mixed use area is encouraged with the development application or, depending on
the scope of the development, prior to a formal development application being
submitted;
In developments where multiple commercial and/or office buildings are proposed
(not residential), the buildings should be arranged to create some form of
common, usable area, such as a plaza or green space;
Where the project is developed adjacent to low or medium density residential
uses, a transitional use is encouraged.”
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 5-7-517, when
services are available from the City of Meridian. Wells may be used for non-
domestic purposes such as landscape irrigation.
B. Adopt the Recommendations of the ACHD as follows:
1. The applicant shall do one of the following:
a. Dedicate by donation (or through a development offset agreement whereby the
applicant is reimbursed from impact fees to be collected solely from the
applicant’s specific development project) 48-feet of right-of-way from centerline
along Ustick Road, and construct a minimum 5-foot wide concrete sidewalk along
Ustick 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 Ustick Road, located a minimum of 41-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 Ustick Road, located at the back edge of the existing right-
of-way. Accomplish all necessary adjustments to properly accommodate existing
drainage and utilities.
2. Construct any local roadways that are proposed to intersect Ustick Road to align
or offset a minimum of 300-feet from an arterial roadway (measured centerline to
centerline).
3. Construct any driveways that are proposed to intersect Ustick Road to align or
offset a minimum of 230-feet from any existing or proposed driveway or street.
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4. Once the access points have been approved by the District, they are to be
identified as such on the construction drawings. The remaining frontage along
arterial and collector streets shall be identified as having no access.
5. Comply with requirements of ITD for Eagle Road frontage. Submit a letter from
ITD regarding the said requirements prior to District approval of the final plat or
issuance of a building permit (or other required permits), whichever occurs first.
Contact The Idaho Transportation Department’s District III Traffic Engineer Dan
Coonce at 334-8300.
6. Comply with all Standard Conditions of Approval.
7. Any existing irrigation facilities shall be relocated outside of the right-of-way.
8. All utility relocation costs associated with improving street frontages abutting the
site shall be borne by the developer.
9. 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.
10. Utility street cuts in pavement less than five years old are not allowed unless
approved in writing by the District. Contact the District’s Utility Coordinator at
387-6258 (with file numbers) for details.
11. 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.
12. 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.
13. 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.
14. 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.
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15. It is the responsibility of the applicant to verify all existing utilities within the
right-of-way. The applicant at no cost to ACHD shall repair existing utilities
damaged by the applicant. 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.
16. 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 Highway
District. The burden shall be upon the applicant to obtain written confirmation of
any change from the Ada County Highway District.
17. 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. One and two family dwellings will require a fire-flow of 1,000 gallons per minute
available for duration of 2 hours to service the entire project. Fire hydrants shall be
placed an average of 400’ apart. 1997 UFC Appendix III-A
2. Acceptance of the water supply for fire protection will be by the Meridian
Water Department.
3. Final Approval of the fire hydrant locations shall be by the Meridian Fire
Department which will be submitted to the Public Works Department. All
curbing in front of fire hydrants shall be painted red for 10’ on each side of the
installation.
4. All roads shall have a turning radius of 28’ inside and 48’ outside.
5. Operational fire hydrants and temporary or permanent street signs are required before
combustible construction begins. UFC 901.4.2 & 901.3
6. The phasing plan may require that any roadway greater than 150’ in length that is not
provided with an outlet shall be required to have a turn around.
RECOMMENDATION TO CITY COUNCIL FOR APPROVAL OF ANNEXATION AND REZONE FOR
KISSLER/COBBS/EAGY/RUWE BY BRS ARCHITECTS - AZ-03-018 - Page 7