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HomeMy WebLinkAboutKissler Dealy AZRECOMMENDATION TO CITY COUNCIL FOR APPROVAL OF ANNEXATION FOR KISSLER/DEALY BY BRS ARCHITECTS - AZ-03-022 - Page 1 BEFORE THE PLANNING AND ZONING COMMISSION IN THE MATTER OF THE REQUEST FOR ANNEXATION & ZONING OF FIVE ACRES TO C-G ZONE BRS ARCHITECTS, Applicant ) ) ) ) ) ) ) ) Case No. AZ-03-022 RECOMMENDATION TO CITY COUNCIL 1. The property is approximately five acres in size and is generally located on the south side of E. Ustick Road, approximately 1/8 mile east of N. Eagle Road, Meridian. The property is designated as Mixed-Use Regional in the Comprehensive Plan. 2. The owner of record of the subject property is James A. Kissler, LLC, 1553 Sendero, Boise, Idaho 83712. 3. Applicant is BRS Architects, 1010 S. Allante Place, Ste. 100, Boise, Idaho 83709. 4. The subject property is currently zoned RUT (Ada County) and consists of rural residential/agricultural land. 5. The Applicant requests the property be zoned as C-G (General Retail and Service Commercial District). 6. The subject property is bordered on all sides by rural residential/agricultural property (zoned RUT, 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 has not proposed to develop the subject property in any particular manner 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. RECOMMENDATION TO CITY COUNCIL FOR APPROVAL OF ANNEXATION FOR KISSLER/DEALY BY BRS ARCHITECTS - AZ-03-022 - Page 2 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 Special Recommendations of the Planning and Zoning Commission as follows: 1. The Applicant shall coordinate with the Intermountain Gas Company to include the outparcel owned by that company (Ada County Parcel No. S1104223200) in the legal description for the Kissler/Dealy annexation application. B. Adopt the Recommendations of the Meridian Planning & Zoning Department as follows: ANNEXATION AND ZONING SITE SPECIFIC CONDITIONS 1. The legal description, stamped approved by Public Works on September 23, 2003, meets the requirements of the City of Meridian and State Tax Commission and will place the parcel contiguous to existing city limits, assuming the Kissler application is approved by City Council. 2. The subject property is within the Urban Service Planning Area. Essential City services will be made available to the subject property. 3. Prior to the annexation ordinance approval, a Development Agreement (DA) shall be entered into between the City of Meridian and the property owner. The DA shall require that all future uses within the boundaries of this annexation only be approved through the Conditional Use Permit process. 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-Dealy Annexation:  “Large development proposals that are likely to generate significant traffic should be assessed for their impact on the transportation system and surrounding RECOMMENDATION TO CITY COUNCIL FOR APPROVAL OF ANNEXATION FOR KISSLER/DEALY BY BRS ARCHITECTS - AZ-03-022 - Page 3 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. Mixed Use Development Policies Applicable to the Kissler-Dealy Annexation:  “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. C. Adopt the Recommendations of the ACHD as follows: Site Specific Conditions of Approval RECOMMENDATION TO CITY COUNCIL FOR APPROVAL OF ANNEXATION FOR KISSLER/DEALY BY BRS ARCHITECTS - AZ-03-022 - Page 4 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 any other public 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. 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. Standard Conditions of Approval 1. Any existing irrigation facilities shall be relocated outside of the right-of- way. RECOMMENDATION TO CITY COUNCIL FOR APPROVAL OF ANNEXATION FOR KISSLER/DEALY BY BRS ARCHITECTS - AZ-03-022 - Page 5 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 the District’s Utility Coordinator at 387-6258 (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. 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. 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 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 RECOMMENDATION TO CITY COUNCIL FOR APPROVAL OF ANNEXATION FOR KISSLER/DEALY BY BRS ARCHITECTS - AZ-03-022 - Page 6 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. D. Adopt the Recommendations of the Meridian Fire Department as follows: 1. That a fire-flow consistent with Appendix D of the International Fire Code be provided to service the entire project. Fire hydrants shall be placed an average of 400’ apart. 2. Operational fire hydrants and temporary or permanent street signs are required before combustible construction begins. 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. That all internal and external access roads shall have a 20’ wide fire lane available at all times. UFC 902.2.1 7. Roads which are greater than 150’ in length will be required to be provided with an approved turn-around. 8. All building uses and storage practices shall comply with the International Building & Fire Codes.