PZ - Narrative ARTEMISIA SUBDIVISION
(Annexation/Rezone and Preliminary Plat)
WRITTEN NARRATIVE
Introduction:
Idaho Auto Mall LLC is requesting annexation and rezone to C-G (General Retail and Service
Commercial District). The area within the annexation request is 25.67 acres (which includes the
Idaho Department of Transportation storm drainage lot) and right-of-way to the centerline of
Interstate 84, W. Overland Road and S. Linder Road as requested by the Planning Staff during
the pre-application conference. The preliminary plat application includes nine (9) commercial
lots on a 19.26-acre parcel for Artemisia Subdivision. The primary use on the property will be a
Kendall Ford Auto Center which includes sales and service for commercial fleet operations for
large commercial trucks and motorhomes; vehicle accessory sales; an installation facility for
customizing vehicles; parts department; and reconditioning facility for used cars. The applicant
anticipates the future uses on the six (6) lots located along S. Overland Road and adjacent to S.
Spanish Sun Way will be retail and office space.
History,Adjacent Uses and Zones:
Located north of Overland Road and west of S. Linder Road adjacent to the future Linder Road
overpass at Interstate 84, the property is currently vacant, zoned RUT (Rural Urban Transition),
and was utilized for agricultural production. The subject parcel adjoins Interstate 84 along the
north boundary and an Idaho Transportation Department storm drainage facility at the northeast
corner. The existing use east of the future Linder Road right-of-way is Camping World, with a
zoning designation of I-L (Light Industrial). South of the subject site is Southridge Subdivision,
with zoning designations of C-C (Community Business District) and T-NC (Traditional
Neighborhood Center) along Overland Road. The current use west of the property is agricultural
and residential with a zoning designation of RUT (Rural Urban Transition).
Two neighborhood meetings were held, with representatives from Camping World and the
owner of the property located to the west in attendance. There were no objections to the
annexation and rezone to C-G or the Kendal Ford Auto Center and other commercial lots.
Comprehensive Plan:
The property is within the Ten Mile Interchange Specific Area Plan(TMISAP) and designated
on the Land Use Map as M-E (Mixed Employment) and MU-C (Mixed Use Commercial). The
proposed request for annexation and rezone to C-G (General Retail and Service Commercial
District) is supported by the Plan. The proposed mixed uses of an automotive service facility
(which is light industrial), retail and office are supported by the plan. The development will
include a mixture of uses that will complement the Overland Road corridor. The Kendall Ford
Service and Sales Center will consist of two buildings with a combined square footage of 92,307.
The plan incorporates a variety of lot sizes that will accommodate different retail and office uses
within the development.
The project architect has worked closely with the Planning staff on the architectural style of the
Kendall Ford Auto Center; the other future uses will be subject to the design guidelines for the
TMISAP. The design of the development reflects a cohesive project with internal access on the
proposed commercial streets.
The proposed development incorporates the street network as outlined within the TMISAP. The
Plan encourages pedestrian walkways within proposed developments. The project has
incorporated the pathways as outlined in the Plan.
Preliminary Plat:
The subject property is 19.26 acres in size and slopes in two directions, from Overland Road to
the northwest, and east to the Hardin Drain. The preliminary plat consists of 9 commercial lots
ranging in size from 22,305 square feet(0.51 acres)to 422,643 square feet (9.70 acres). The
average lot size in the development is 87,625 square feet(2.01 acres). A variety of lot sizes will
promote a mixture of uses within the project.
Landscape easements have been provided as required by the UDC. A 25-foot-wide landscape
easement has been provided along the frontage of W. Overland Road and along the S. Linder
Road right-of-way. A 50-foot-wide landscape easement is delineated on the preliminary plat
adjacent to Interstate 84. A 25-foot-wide landscape easement is also shown adjacent to the west
boundary as a use transition buffer.
All proposed streets within the development will be public and meet the requirements of Ada
County Highway District. Internal cross access easements are shown on the preliminary plat to
provide for internal circulation.
The applicant respectfully requests they be allowed to be issued a building permit for the Kendall
Ford Auto Center prior to recording of the final plat. The subject property is a legal parcel of
record and entitled to a building permit. It is the desire of the Kendall to start construction in the
as soon as possible.
Utilities:
The subject property lies within Meridian Water Zone 3. An existing 12-inch water main is
located within Overland Road, with a second 12-inch water main within the Linder Road right-
of-way. According to the Meridian Water Department, adequate fire flow is available to serve
the proposed project.
An existing 30-inch sewer main line is located within Overland Road with an estimated depth of
23.93 feet at the intersection of Spanish Sun Way. The conceptual engineering plans included
with the application demonstrate the subject property can sewer into the Overland Road sewer
main. The Meridian City Master Sewer Plan shows a future 8-inch sewer main line to be
constructed along the subject parcel's north boundary. Public Works has requested the applicant
provide a trust fund and easement for approximately 335 linear feet of future 8-inch sewer main
line.
All other utilities including power, telephone, natural gas, and cable are available to the site.
Transportation:
W. Overland Road is designated as a principal arterial and is improved with 5 lanes. The
applicant will be required to install a 5-foot-wide detached sidewalk along the Overland Road
frontage. There is currently 60-feet of right-of-way from the centerline of Overland Road;
therefore, no additional right-of-way is anticipated. Ada County Highway District will allow a
full public street access in alignment with S. Spanish Sun Way. No additional access to W.
Overland Road or future S. Linder Road will be allowed. A future traffic signal is planned for
the Overland and Linder Road intersection. The traffic signal is within the Capital Improvement
Plan and scheduled for 2031-2035. This timeline may be accelerated if the Linder Road
Overpass at Interstate 84 becomes a priority.
The Ten Mile Interchange Specific Area Plan(Transportation System Map) identifies a future
local commercial street to align with S. Spanish Sun Way, looping through the subject site with a
stub to west. This local street will allow for a future commercial road between Overland Road
and Interstate 84.
Ada County Highway District has reviewed the proposed development and indicated that a
traffic impact study is not required. An email has been included with the application from
Mindy Wallace. Her decision was based on the fact Overland Road is built to 5 lanes and a
future traffic signal is planned at the Overland Road and Linder Road intersection.
Pathways and Amenity:
The TMISAP encourages pedestrian walkways and amenities that may be used by employees.
The proposed development incorporates a 10-foot-wide multi-use pathway along the Linder
Road right-of-way on the east side, and a 5-foot-wide pathway that loops around the north and
west side of the development for employees to walk and exercise.
A focal point will be installed at the northwest corner of Linder and Overland with a sculpture
and masonry signage. This is delineated in the landscape plans.
Gravity and Pressure Irrigation:
The property lies within the boundary of Nampa-Meridian Irrigation District and has water rights
for 22 acres. The designated delivery to the subject site is from the Kennedy Lateral (Tap
10225) which is piped along Overland Road. The applicant will install a pressure irrigation
system along with a pump station adjacent to W. Overland Road.
The Hardin Drain traverses the property from south to north. The applicant provided engineered
drawings to Nampa-Meridian Irrigation District for their approval to pipe the drain with a 36-
inch reinforced concrete pipe. A license agreement for piping the Hardin Drain was approved,
signed and recorded under Instrument No. 2020-167443. The applicant's contractor will
complete the installation of the pipe prior to April 1, 2021.
The applicant has coordinated with the western property owner to pipe an internal service ditch
to the parcel. The plans were approved by Mr. Blomberg and Nampa-Meridian Irrigation
District.
Soils and Geotechnical Report:
Materials Testing & Inspection(Atlas) excavated five test holes on the property and determined
the depth of groundwater ranges from 9.5 feet to 13.9 feet. Based on the information in the
report, acceptable soils and infiltration rates exist on the property and high groundwater is not
present at the site.
Summary:
The project is in conformance with all requirements and provisions of the UDC and conforms to
acceptable engineering, architectural and surveying practices and local standards.