Commission recommends pre‑annexation and pre‑zoning for Shoemaker Properties near Highway 2026

Jeff Hatch of Hatch Design Architecture described a pre‑annexation and pre‑zoning request for three parcels north of Highway 2026, representing Shoemaker Properties LLC and Valley Pentecostal Church. The proposal would prezone the parcels BC (community business) so that, if and when city limits reach the property, the land would automatically annex and be subject to city zoning and the negotiated development agreement.

Doug Critchfield, principal planner, explained that the pre‑annexation is different from an annexation but follows similar steps: county entitlements would proceed first, and when city limits abut the parcels the three lots would be annexed and subject to a development agreement that puts the conditions of approval in writing. He noted staff did not object to the concept and had engineering comments about access and potential traffic impact studies if development proceeds.

Commissioners asked about potential storage or RV storage uses and whether those uses would require a conditional use permit if built before annexation. Critchfield explained applicants could pursue those uses through Canyon County, at which point the county would notify the city and the city would provide comments through the joint powers agreement; if development occurs before annexation and later becomes part of the city, those uses could be legal nonconforming and grandfathered. The applicant agreed to consider conditions about locating storage away from the Highway 2026 frontage to preserve commercial frontage.

There was no public testimony. Commissioner Morgan moved and the commission voted to recommend approval of the pre‑annexation, pre‑zoning to BC and the development agreement with the staff‑recommended findings; the recommendation will go to city council for final action.