CC - Staff Report1
Charlene Way
From:Sonya Allen
Sent:Thursday, July 19, 2018 1:52 PM
To:City Clerk
Cc:Bill Parsons; Peter Kahn (pkahn@costco.com); steve.bullock@mg2.com; DEBORAH E.
NELSON
Subject:Lost Rapids (Costco) - MDA H-2018-0066 Staff Report for July 24th
Attachments:Costco - MDA H-2018-0066 Staff Report.pdf
Please see the attached staff report for the proposed modification to the Development Agreement for the Costco site.
Applicant – Please submit any response you may have to the staff report to the City Clerk at cityclerk@meridiancity.org
prior to the meeting.
Thanks,
Sonya
Costco -MDA H-2018-0066 1
STAFF REPORT
HEARING DATE: July 24, 2018
(Continued from: July 17, 2018)
TO: Mayor & City Council
FROM: Sonya Allen, Associate City Planner
208-884-5533
SUBJECT: Costco – MDA H-2018-0066
I. SUMMARY DESCRIPTION OF APPLICANT’S REQUEST
The applicant, Peter Kahn, Costco Wholesale, requests an amendment to the development agreement
(MDA) provisions for Costco to include conceptual building elevations for the future structure. See Section
IX Analysis for more information.
II. SUMMARY RECOMMENDATION
Staff recommends approval of the proposed MDA as requested by the applicant.
III. PROPOSED MOTION
Approval
After considering all staff, applicant and public testimony, I move to approve File Number H-2018-0066 as
presented in the staff report for the hearing date of July 24, 2018, with the following modifications: (Add
any proposed modifications.)
Denial
After considering all staff, applicant and public testimony, I move to deny H-2018-0066 as presented during
the hearing on July 24, 2018, for the following reasons: (You should state specific reasons for denial.)
Continuance
I move to continue File Number H-2018-0066 to the hearing date of (insert continued hearing date here) for
the following reason(s): (You should state specific reason(s) for continuance.)
IV. APPLICATION AND PROPERTY FACTS
A. Site Address/Location:
The site is located off the southwest corner of N. Ten Mile Road and W. Chinden Blvd./SH 20/26, in
the northeast ¼ of Section 27, Township 4N., Range 1W.
B. Owners:
GFI – Meridian Investments II, LLC
74 East 500 South, Ste. 200
Bountiful, UT 84010
Brighton Investments, LLC
12601 W. Explorer Dr., Ste. 200
Boise, ID 83713
C. Applicant:
Costco Wholesale
999 Lake Dr.
Costco -MDA H-2018-0066 2
Issaquah, WA 98027
D. Representative:
Steve Bullock, MG2
1101 2nd Ave.
Seattle, WA 98101
E. Applicant's Statement/Justification: Please see applicant’s narrative for this information.
V. PROCESS FACTS
A. The subject application is for a development agreement modification. A public hearing is required
before the City Council on this matter, consistent with Meridian City Code Title 11, Chapter 5.
B. Newspaper notifications published on: June 29, 2018
C. Radius notices mailed to properties within 300 feet on: June 22, 2018
D. Applicant posted notice on site by: July 13, 2018
VI. LAND USE
A. Existing Land Use(s): This property consists of vacant/undeveloped land, zoned C-G.
B. Character of Surrounding Area and Adjacent Land Use and Zoning:
North: Single family homes, zoned RUT in Ada County and R-4
West: Vacant/undeveloped land, zoned R-15
South: Vacant/undeveloped land, zoned C-G & R-40
East: Vacant/undeveloped land, zoned C-G
C. History of Previous Actions: The subject property was recently annexed into the City as part of the Lost
Rapids project (H-2018-0004, Ordinance #18-1777). A development agreement was required as a
provision of annexation but has yet been approved by City Council and recorded.
VII. ANALYSIS
The applicant requests an amendment to the development agreement (DA) provisions for the Costco
project to remove the requirement for conceptual building elevations to be submitted in the future for
the Costco store and addition of a requirement for future development to substantially comply with the
conceptual elevations submitted with this application included in Exhibit A.2.
The conceptual elevations submitted with the annexation and zoning application were not approved by
City Council. A provision of the development agreement (DA) requires the agreement to be amended to
include conceptual building elevations for the Costco store as discussed at the hearing on April 3, 2018.
The Applicant submitted several conceptual designs to the Mayor and City Council for review prior to
submittal of this application. Based on comments received from the Mayor and City Council in regard
to the building design (included in the application), the Applicant submitted the proposed concept
elevations depicted in Exhibit A.2. Building materials are proposed to consist of split face CMU,
stucco, ribbed metal paneling, steel trellis awnings, and glass entry and sectional doors; various colors
of materials are used for interest and variety.
The applicant is required to submit a Design Review application for final approval of the building
elevations prior to submittal of a building permit to ensure compliance with the standards listed in the
Costco -MDA H-2018-0066 3
Architectural Standards Manual. If any of the standards cannot be met, a request for a design standard
exception should be submitted as set forth in the ASM (pgs. A-4, A-5).
Staff recommends approval of the applicant’s requested modification to the DA as proposed with the
concept elevations in Exhibit A.2 and staff’s recommended changes to the provisions in Exhibit A.3.
VIII. EXHIBITS
A. Drawings/Other
1. Vicinity/Zoning Map
2. Conceptual Building Elevations
3. Staff Recommended Changes to the Development Agreement
Costco -MDA H-2018-0066 4
Exhibit A.1: Vicinity/Zoning Map
Site
Costco -MDA H-2018-0066 5
Exhibit A.2: Conceptual Building Elevations
Costco -MDA H-2018-0066 6
Costco -MDA H-2018-0066 7
Costco -MDA H-2018-0066 8
Costco -MDA H-2018-0066 9
Exhibit A.3: Staff Recommended Changes to the Development Agreement
1. Future development of this site shall substantially comply with the conceptual development plan,
preliminary plat and landscape plan and conceptual building elevations included in Exhibit A and the
conditions contained herein.
2. Future development shall comply with the design standards listed in UDC 11-3A-19 and the City of
Meridian Architectural Standards Manual.
3. Up to two (2) building permits for the Costco Wholesale and associated fuel sales facility structures are
allowed to be issued on the subject property prior to recordation of the subdivision plat.
4. Prior to issuance of any building permits on this site, a property boundary adjustment application shall be
approved and a Record of Survey recorded for the reconfiguration of existing parcels to coincide with the
boundary of the preliminary plat.
5. The street buffer landscaping and 10-foot wide multi-use pathway/sidewalk along the entire frontage of US
20-26/Chinden Blvd. and street buffer landscaping and 5-foot wide sidewalk along the entire frontage of N.
Ten Mile Road shall be constructed with the first phase of development.
6. Business hours of operation in the C-G zoning district are limited from 6:00 am to 11:00 pm when the
property abuts a residential use or district; extended hours of operation may be requested through a
conditional use permit as set forth in UDC 11-2B-3A.4.
7. A buffer planted with dense landscaping consistent with the Master Plan in Exhibit A.3 is required on the
commercial portion of the development to the residential uses as set forth in UDC Table 11-2B-3 in accord
with the standards listed in UDC 11-3B-9C.
8. As committed to by the Applicant/Developer in response to neighborhood concerns, the following
restrictions shall apply:
a. The primary service access for Costco delivery trucks and other local vendors shall be from the
driveway access via N. Ten Mile Road, approximately 660 feet north of W. Lost Rapids Drive. The
driveway access via W. Lost Rapids Drive driveway, approximately 350 feet west of N. Ten Mile Road,
may be used when access to the Lost Rapids/Ten Mile traffic signal is needed. Businesses within the
development shall notify their delivery providers of this access preference.
b. A “no thru truck traffic” sign shall be installed between the N. Tree Farm Way intersection and the W.
Lost Rapids Dr. service driveway access.
c. No deliveries shall take place for Costco between the hours of 10:00 pm and 5:00 am.
d. Parking lot lighting shall be designed for 0.0 foot-candles at the property line in accord with UDC 11-
3A-11C.
e. Lighting on the site shall be reduced to the level necessary only for public safety and security purposes
within one (1) hour of closing; there shall be a 50% reduction in lighting levels after store closes
consistent with that shown in Exhibit A.8.
9. Prior to issuance of the first Certificate of Occupancy within this development, the following improvements
shall be completed: SH 20-26/W. Chinden Blvd. shall be widened to 4 lanes with signal/intersection
upgrades from Tree Farm to Linder (1.5 miles); N. Ten Mile Rd. shall be widened to 4 lanes from Chinden
to Walmart (0.80 of a mile); and signals shall be installed at N. Black Cat Rd. and W. Lost Rapids Dr.
10. If within two (2) years of issuance of the Certificate of Occupancy for the Costco Wholesale building,
assuming the Idaho Transportation Department is able to secure the required right-of-way, SH 20-26/W.
Chinden Blvd. shall be widened to four (4) lanes from N. Tree Farm Way to SH-16 (1.44 miles).
Costco -MDA H-2018-0066 10
11. This agreement shall be amended in the future to include conceptual building elevations for the Costco store
as discussed at the hearing on April 3, 2018. The conceptual elevations included in Exhibit A.7 of the staff
report are not approved.