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RZ 05-004
MERIDIAN PLANNING & ZONING MEETING April 21. 2005
APPLICANT Jackson Food Stores, Inc. ITEM NO. 9
REQUEST Public Hearing - Request for a Rezone of 2 acres from I-L to C~G zone
for Jacksons Food Store - southeast comer of North Eagle Road and East Pine Ave.
AGENCY
COMMENTS
CITY PLANNING DIRECTOR:
CITY ATTORNEY
See altached staff report
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CITY CLERK:
CITY ENGINEER:
CITY POLICE DEPT:
CITY FIRE DEPT:
CITY BUILDING DEPT:
CITY WATER DEPT:
CITY SEWER DEPT:
CITY PARKS DEPT:
No comment
MERIDIAN SCHOOL DISTRICT:
SANITARY SERVICES:
ADA COUNTY HIGHWAY DISTRICT:
CENTRAL DISTRICT HEALTH:
See altached comments
See altached comments
NAMPA MERIDIAN IRRIGATION:
SETTLERS IRRIGATION:
No comment
IDAHO POWER:
INTERMOUNTAIN GAS:
OTHER: See altached affidavit of sign posnng
Contacted: ~ ~Vt tt.J f1.Iif Date: 4- Ie¡ Phone: 1fJ---mûC:¡
Emailed: binnìng@Vme-i.ne+- Staff Initials: ~
MaleJlals pretented at public meelln t than become properiy of the City 01 Meridian.
i
MAYOR
Tammy de Weerd
CITY COUNCIL MEMBERS
Keith Bird
William L.M, Nary
Shaun Wardle
Charles M, Rountree
olfe~;dltrn
IDAHO
MEMORANDUM:
LEGAL DEPARTMENT
(208)466-9272 ,Fax 466-4405
PUBLIC WORKS
BUILDING DEPARTMENT
(208) 898-5500' Fax 898-9551
PLANNING AND ZONING
DEPARTMENT
(208) 884-5533 ' FAX 888-6854
Transmittal Date: March 16,2005
Hearing Date: Apri121, 2005
To:
Mayor, City Council and Planning & Zoning Commission
From:
Joseph Guenther, Associate City Planner ~
Michael Cole, Development Services Coordinator /Ì\ c..
Re:
Jacksons Food Store and Carwash CUPIRZ
RECEIVEr}
APR I 5 2005
CITY OF MERIDIAN
CITY CLERK O¡:¡:lrr
.
Request for Rezone of 2.0 acres ITom I-L to CoG Zone, by Jacksons Food
Stores, Inc (File No. RZ-O5-004),
Request for a Conditional Use Permit for a Gas Station/Convenience Store
with an automobile washing facility in a Proposed CoG Zone for by Jacksons
Food Stores, Inc. (File No. CUP-O5-012).
.
We have reviewed this submittal and offer the following comments, as conditions of the applicant,
These conditions shall be considered in full, unless expressly modified or deleted by motion of the
Meridian City Council:
APPLICATIONS SUMMARY
The applicants, by J acksons Food Stores, Inc., have requested approval ofthe use and zoning of2.0
acres ITom I-L to CoG (General Commercial) and a Conditional Use Permit (CUP) for a gas
station/convenience store/car wash on approximately two (2) acres ofthe same parcel. Theproperty
is located at the southeast comer of Eagle Road and Pine Ave. The Comprehensive Plan depicts the
subject property as Mixed Use-Regional (MU-RG), in harmony with the requested zoning
designation. The CUP application includes a 3,500 square foot convenience store, eight (8) fuel
dispensing islands, three (3) underground storage tanks and associated landscaped and parking areas.
The reason this use is being processed as a CUP application is that all uses in the MU-RG
designation require a CUP before any construction permits can be issued (see 2002 Comprehensive
Plan policy on page 98, Chapter VII). As the larger parcel, S1109325470 ofVJ Joint Ventures is
27.59 acres and required a reduction in platting requirements (RP-04-001) approved on January 4,
2005. The remaining parcel will not be eligible for a building permit until there is a final plat which
includes both properties in compliance with (RP-04-00 1) the conditions of approval.
RZ-OS-O04, CUP-OS-Ol2
Jacksons Food Store RZ CUP
Planning & Zoning Commission/Mayor & City Council
April 21, 2005 (Hearing Date)
Page 2
The Mixed Use Regional comprehensive plan designation provides for a combination of
compatible land uses that are typically developed under a master or conceptual plan. The
following standards will serve as general guidelines for development in these Mixed
Use areas:
All development within this designation will occur only under the Conditional Use
Permit process, except the Mixed Use-Regional (see below)"
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; Mixed
Use-Regional. The following standards will apply to this category:
No upper limit of non-residential use.sOver 200,000 sq. ft. of non-residential building area.
CUP application would not be needed unless a project lies within 300 feet of an existing
residence or school or CUP is otherwise required per ordinance
Residential density of 3 to 40 units/acre
Sample uses include: All MU-N and MU-C categories, entertainment uses, major employment
centers, clean industry
Automobile Washing facilities require conditional use in the General Commercial (C-G) zone and
meet the requirements of the mixed use regional comprehensive designation,
The 2.0 acres within the proposed annexation is owned by VJ Joint Ventures, which is owned and
managed by Ronald W. Van Auker, who also owns the parcel east of the subject property. Van
Auker, Inc. has not submitted a master plan on the remainder of their land. The 2,0 acre parcel has a
description drafted November 29,2004, prepared by Treasure Valley Engineers. The remainder of
the Van Auker land holding to the east is currently vacant and requires compliance with the
conditions of approval reduction in platting requirements RP-O4-00 1.
Recently Pine Ave was fully improved as a five-lane arterial roadway with curb, gutter and sidewalk
abutting the site. This project included improvements through to the east to Cloverdale Road and I
the intersection with Eagle Road. This project would also complete the improvements north ofthe
subject property with sidewalk, curb and gutter. The Pine Avenue/Eagle Road intersection is
signalized and Pine Ave is posted as 35 MPH while Eagle Road is posted at 55 MPH at the
intersection.
Staff recommends approval of both applications with the conditions noted in this report.
LOCATION & SURROUNDING USES
The subject property is located on the ease side of Eagle Road, south of Pine Ave. The following
uses surround the subject property:
RZ-05-004, CUP-O5-O12
Jacksons Food Store RZ CUP
Planning & Zoning CommissionlMayor & City Council
April 21, 2005 (Hearing Date)
Page 3
North - Existing commercial development recently platted as Reagan Subdivision, zoned 1-
L with a CUP Use Exception for Commercial uses and designated as Commercial in
the Comprehensive Plan Future Land Use Map.
South - Commerce Park Subdivision, zoned I-L, designated as Industrial in the
Comprehensive Plan Future Land Use Map.
East-Ronald W. Van Auker Property, zonedI-L, designated as Mixed Use Regional in the
Comprehensive Plan Future Land Use Map. East of this site is the Meridian School
District.
West- Undeveloped parcels, zoned I-L, designated as Industrial in the Comprehensive Plan
Future Land Use Map. Recently amended to Mixed Use Regional,
OWNER OF RECORD
The owner of record is VJ Joint Ventures, signed by Ronald W. Van Auker who has given consent
for the applicant to submit the requested applications.
STANDARDS FOR ZONING AMENDMENT
The Commission and Council shall review the particular facts and circumstances of each proposed
zoning amendment in terms of the following standards and shall find adequate evidence answering
the following questions about the proposed zoning amendment (11-15-11):
A.
Will the new zoning be harmonious with and in accordance with the Comprehensive
Plan and, if not, has there been an application for a Comprehensive plan amendment;
Staff finds that the requested General Commercial (C-G) zoning designation is in accord with
the Comprehensive Plan's Future Land Use Map, which delineates the subject property as
"Mixed Use-Regional". Meridian City Code (MCC) 11-7-2.1. states the purpose of the CoG
district is "to provide for a review of the impact of proposed commercial uses which are auto
and service oriented and are located in close proximity to major highway or arterial streets; to
fulfill the need of travel-related services as well as retail sales for the transient and permanent
motoring public." The following Comprehensive Plan policies also support the annexation
and proposed retail/fuel service use:
. "Permit new. . .commercial developments only where urban services can be
reasonably provided at the time of final approval and development is
contiguous to the City." (Chapter N, pg. 26, Goal I, Obj. A, #6)
Sanitary sewer, municipal water, solid waste and other services exist to
this area of Meridian.
.
"Require all new parking lots to provide landscaping in internal islands."
(Chapter V, pg. 43, Goal III, Obj. D, #3)
The Site Plan submitted with the CUP application for this property shall
show internal planters, as required.
.
"Locate new community commercial areas on arterials. . .near residential
Jacksons Food Store RZ CUP
RZ-05-004, CUP-05-012
Planning & Zoning Commission/Mayor & City Council
April 21, 2005 (Hearing Date)
Page 4
areas in such a way as to complement with adjoining residential areas."
(Chapter VII, pg. 43, Goal III, Obj. D, #3)
The proposed commercial use is located at the intersection of a minor
arterial roadway and a state highway. A 2S-foot wide street buffer is
shown along Pine Ave and a 3S-foot wide street buffer is shown along
Eagle Road SHSS, designed in part to mitigate poteutial negative impacts
upon the vehicular traffic on Eagle Road.
.
"Restrict curb cuts and access points on collectors and arterial streets."
(Chapter VII, pg. 107, Goal N, Obj. D, #2)
ACHD is requiring the applicant to locate the two curb cuts to Pine Ave,
one right-in/right-out and one shared access allowing travel towards the
west/Eagle Road. A cross access agreement with the property at the
future property boundaries will be required so the cuts can be shared
with adjacent development. In addition, access to Eagle Road is
prohibited in compliance with lTD.
B.
Is the area included in the zoning amendment intended to be re-zoned in the future;
Staff finds that the proposed rezone and accompanying development plans comply with the
requested zone and staff does not anticipate that the property will be rezoned in the future,
The area designated as "Future Development" east of the Jacksons Food Store site is
anticipated to be developed under a general concept plan in accordance with the Mixed Use
Regional Comprehensive Plan Designation with the appropriate zoning in the future, A
Master or Concept plan for the 27.59 acres will be required with the development agreement
for the rezone to address the future of rezoning on the subject property.
c.
Is the area included in the zoning amendment intended to be developed in the fashion
that would be allowed under the new zoning;
Staff finds that the applicant has submitted detailed development plans for a Conditional Use
Permit for the automobile washing facility on the property. Staff further finds that the
proposed convenience store use is allowed with the approval of a Conditional Use Permit in
this mixed use area.
D.
Has there been a change in the area or adjacent areas which may dictate that the area
should be rezoned;
Staff finds that the immediate vicinity is a mix of undeveloped parcels that are designated for
amix of uses in the future, existing urban density residential uses (Meridian Crossroads), and
property annexed and zoned as commercial and industrial property. The southwest comer of
Eagle and Pine (approx. 62 acres) was annexed and zoned C-G (General Commercial) in
February 2005 as part of the Ten mile Development planned development. Immediately
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Jacksons Food Store RZ CUP
Planning & Zoning CommissionlMayor & City Council
April 21, 2005 (Hearing Date)
Page 5
south of the parcel is an industrial subdivision with warehousing/sales/various industrial
uses. The widening of Pine Ave to 5 lanes, the construction ofthe High School east ofthe
site, the signalization of the intersection, and the EaglelI-84 on ramp are all indicators of a
need for a mix of commercial services in the area.
E.
Will the proposed uses be designed, constructed, operated and maintained to be
harmonious and appropriate in appearance with the existing or intended character of
the general vicinity and that such use will not change the essential character of the same
area;
Staff finds that the proposed development is designed in a manner that will be harmonious
with and appropriate in appearance with the existing neighborhood. The proposed retail/fuel
service/auto washing facilities are listed uses in harmony with the intended uses in the CoG
district. The eastern edge of the proposed Jacksons Food Store development (Pine Ave
western entrance driveway) is approximately 207 feet east of the 2-acre site, requiring a cross
access agreement to be entered into. The application does not indicate potential future uses
on the eastern remainder of the 27.59 acre parcel. However, any future use will be consistent
with the existing zoning or only allowed through a public hearing/CUP or platting process in
compliance with the Future Land Use Map. The landscaped street buffers, lighting standards
and building setbacks as required by the Zoning Ordinance are intended to ease impacts of
these commercial uses on nearby residences.
F.
Will not be hazardous or disturbing to existing or future neighboring uses;
Staff fmds that the requested annexation and zoning to CoG should not be disturbing to
existing or future neighboring uses. Any future change of use on the property that may have a
significant impact on the surrounding properties will require conditional use approval under
current ordinances, and adjoining property owners will have an opportunity to comment.
Staff anticipates that the proposed commercial use will not be hazardous or disturbing to the
neighboring uses as long as lighting and noise ordinances are adhered to. The Commission
and Council should consider all public testimony, oral and written, before making this
finding.
G.
Will be served adequately by essential public facilities and services such as highways,
street, police, and fIre protection, drainage structures, refuse disposal, water, sewer or
that the person responsible for the establishment of proposed conditional use shall be
able to provide adequately any such service;
Staff finds that the proposed uses can be adequately served byall essential public services
and facilities. Drainage will need to be retained on site.
H.
Will not create excessive additional requirements at public cost for public facilities and
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Jacksons Food Store RZ CUP
Planning & Zoning CommissionlMayor & City Council
April 21, 2005 (Hearing Date)
Page 6
services and will not be detrimental to the economic welfare of the community;
Staff finds that the requested uses will not create excessive additional requirements at public
costs for public facilities and services. Additionally, staff finds that the proposed rezone
would not be detrimental to the economic welfare of the community.
I.
Will not involve uses, activities, processes, materials, equipment, and conditions that
will be detrimental to any persons, property, or general welfare by reason of excessive
production oftraffic, noise, smoke, fumes, glare or odors;
Staff finds that the proposed CoG zoning of the property does not inherently allow uses that
will generate activities, processes, materials, equipment, and conditions that are detrimental
to the general welfare of the community. Permitted uses in the CoG zone include gas stations
facilities, banks, professional offices, clinics, dry cleaning, hotels, restaurants and retail
stores. However, as noted above, all future uses will require a mix of use applications
consistent with the Future Land Use Map. Future uses and/or platting will allow for public
testimony and site specific conditions, if necessary, to mitigate uses that may be detrimental
to any persons, property or the general welfare.
J.
Will have vehicular approaches to the property which shall be so designed as not to
create an interference with traffic on surrounding public streets;
The accompanying CUP application shows vehicular access to the property via two (2)
proposed curb cuts that have been authorized by ACHD and widened to 40 feet. The property
owner negotiated the locations and design of these ingress/egress points to Pine Ave with
ACHD. To help prevent interference with westbound Pine Ave traffic and southbound Eagle
Road traffic, left turns are prohibited out of the site, unless at the designated access. In
compliance with ITD and in support of the Meridain Comprehensive Policies on access to
principle arterials, no direct access to Eagle Road will be allowed. Please see the ACHD and
ITD staff reports for more information regarding vehicular approaches and traffic.
K.
Will not result in the destruction, loss or damage of a natural or scenic feature of major
importance.
Staff finds that no natural or scenic features will be lost or damaged by the project.
L.
Is the proposed zoning amendment in the best interest of the City;
Staff finds that the proposed annexation would be in the best interest of the City by
increasing the supply of land zoned for neighborhood and vehicular oriented
commercial/retail uses North of 1-84. The proposed zoning complies with the Future Land
Use Map, is not proposing any variances or exceptions to Meridian City Code and will allow
for the improvement ofland at a high visibility intersection in the Area of Impact.
RZ-05-004, CUP-05-D12
Jacksons Food Store RZ CUP
B.
Planning & Zoning CommissionlMayor & City Council
April 21, 2005 (Hearing Date)
Page 7
SITE SPECIFIC COMMENTS (Annexation)
1.
The legal description submitted with the application is accurate, places the property
contiguous to existing city limits, and meets the requirements of the City of Meridian and
Idaho State Tax Commission. The legal description will be finalized upon submission of a
final plat in compliance with RP-04-001
2.
Public works shall certify the requirements of the reduction in platting have been met to
allow the creation of the 2.0 acre parcel ITom the original 27.59 acre parcel (SI1O9325470).
RP-04-001
3.
The subject property is within the Urban Services Planning Area.
4.
At the time of annexation, the applicant is proposing to develop/improve approximately 2
acres of the parcel described in the annexation legal description. Prior to developing the
remaining acres of the parcel (S 11 09325470), the applicant/owner is hereby informed that a
development agreement must be approved on the eastern portion of the site. The site lies
entirely in one Future Land Use Designation of Mixed Use Regional which requires a master
or conceptual plan for a combination of compatible land uses with surrounding properties.
STANDARDS FOR CONDITIONAL USES
The Commission and Council shall review the particular facts and circumstances of each
proposed conditional use in terms of the following, and may approve a conditional use
permit if they shall find evidence presented at the hearing(s) is adequate to establish (11-17-
3):
A.
That the site is large enough to accommodate the proposed use and all yards, open
spaces, parking, landscaping and other features as may be required by this
ordinance;
Staff finds that the subject property, as depicted, is large enough to accommodate the
required parking, open spaces and landscaping required by the ordinance for a car wash!
convenience store and fuel service use. The minimum number of required off-street parking
spaces required is 22 (Carwash -2 per service bay (4) and Retail store I per 200 sqlft
(3500/200) = 18) the site plan shows (33), along with the 25-foot and 35-foot wide street
buffers and drive aisles. While the western connection to Eagle Road driveway cut is actually
outside the proposed annexed area, staff does not believe this is a problem since the
remaining parcel is owned by Van Auker and a cross access agreement is a condition of
approval.
That the proposed use and development plan will be harmonious with the Meridian
RZ-05-004, CUP-05-012
Jackson, Food Store RZ CUP
E.
F.
G.
Planning & Zoning CommissionlMayor & City Council
April 21, 2005 (Hearing Date)
Page 8
Comprehensive Plan and in accordance with the requirements of this Ordinance;
The current Comprehensive Plan Land Use Map designates the property as Mixed Use-
Regional. Staff finds that if the modifications required in this report are done, the
application will meet the requirements of the Planned Development and other Zoning
Ordinances. See items A and C under the Zoning Amendment Analysis.
C.
That the design, construction, operation, and maintenance will be compatible with
other uses in the general neighborhood and with the existing or intended character
of the general vicinity and that such use will not adversely change the essential
character of the same area;
Staff finds the design concept to be compatible with the intended character of the area.
See item E under the Zoning Amendment Analysis.
D.
That the proposed use, if it complies with all conditions of the approval imposed,
will not adversely affect other property in the vicinity;
Staff does not anticipate that the proposed development will have an adverse impact on
the surrounding property. However, the Commission and Council should consider any
testimony given at the public hearings before making this finding, See item F under the
Zoning Amendment Analysis.
That the proposed use will be served adequately by essential public facilities and
services such as highways, street, police, and fIre protection, drainage structures,
refuse disposal, water, sewer or that the person responsible for the establishment of
proposed conditional use shall be able to provide adequately any such services;
See comments under the Zoning Amendment Analysis item G.
That the proposed use will not create excessive additional requirements at public
cost for public facilities and services and will not be detrimental to the economic
welfare of the community;
See comments under the Zoning Amendment Analysis item H.
That the proposed use will not involve activities or processes, materials, equipment,
and conditions of operation that will be detrimental to any persons, property, or
general welfare by reason of excessive production of traffic, noise, smoke, fumes,
glare or odors;
See comments under the Zoning Amendment Analysis item I.
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Jacksons Food Store RZ CUP
Planning & Zoning CommissionlMayor & City Council
April 21, 2005 (Hearing Date)
Page 9
H.
I.
That the proposed use will have vehicular approaches to the property which shall be
so designed as not to create an interference with traffic on surrounding public
streets;
See comments under the Zoning Amendment Analysis item J.
That the proposed use will not result in the destruction, loss or damage of a natural,
scenic or historic feature considered to be of major importance.
See comments under the Zoning Amendment Analysis item K.
SPECIAL CONSIDERATIONS
1.
2.
SÌlmage: The Site Plan shows one (1) Main ill signlITee-standing sign at the northwest
comer of the site. MCC 11-14-10 (TableD) allows a maximum of one, 15-foothighsignm
street ITontage. Also, MCC 11-14-9-D.3 requires the signs be located "as near the primary
access driveway as practical." If the sign is located at the comer as shown, away ITom both
access drives, staff recommends the P&Z Commission restrict the site to only the one ITee-
standing sign. If the signs are shifted to be clearly on both ITontages and not at the comer,
two (2) signs would be permitted.
Reduction in Platting: The site is currently approved for a reduction in Platting
Requirements as a resubdivision (MCCI2-3-I.B) the following conditions of approval RP-
04-001 apply:
1.
Applicant must comply with all subdivision improvements as required by MCC
12-5-2,
Applicant shall comply with all improvements as required by Ada County Highway
District.
A cross-access agreement between the two proposed parcels is required to be
submitted prior Certificate of Zoning Compliance issuance.
Applicant shall submit a recorded copy of the Record of Survey signed by the City
Engineer prior to Certificate of Zoning Compliance issuance on the Parcell.
Future development must comply with MCC 11-9-1 regarding building setbacks,
lot coverage, and height restrictions.
No building permit will be issued for Parcel 2. The applicant shall include
Parcel 1 and Parcel 2 in a future subdivision. Parcel 2 will not be eligible for a
building permit until a final plat has been recorded for the entire property.
2.
3.
4.
5.
6.
SITE SPECIFIC CONDITIONS OF APPROVAL (CUP)
1.
RZ-O5-004, CUP-05-012
The building and site improvements shall be constructed per the approved plans with all
modifications required by the City Council.
Jacksons Food Store RZ CUP
Planning & Zoning CommissionlMayor & City Council
April 21, 2005 (Hearing Date)
Page 10
2.
If a fÌee-standing sign is located at the corner ofthe parcel (as shown on the approved CUP
Site Plan), the 2.0 acre parcel is limited to only one (1) fÌee-standing sign. Ifthe signage is
shifted to be clearly on both fÌontages and closer to the primary access drives, two (2) fÌee-
standing signs would be permitted on the site.
3.
Prior to the issuance of a Certificate of Zoning Compliance on the site, a recorded,
perpetual vehicular cross-access easement shall be submitted in favor of the parcel to the
east (Ada Co. Parcel No. Sll09325470), currently owned by Ronald W. Van Auker. Said
easement shall cover the 40-foot wide driveway for access to west Pine Ave and extend
along the north property line approximately 214 feet into the site as depicted on Sheet S-
In, 1/10/05.
4.
The applicant shall revise the Landscape/ Site Plan (Sheet S-In dated January 10, 2005, by
Dale Binning Architect.) to reflect the following changes:
a. Widen the attached sidewalk abutting Pine Ave to a minimum of Seven (7) feet or
provide a 5' detached sidewalk as per ACHD Conditions of approval.
b. Add one (1), two-inch caliper deciduous tree to the three (3) landscape planters on
the west and north sides of the building
c. Ensure that the inside dimension of said planters is a minimum of five (5) feet
d. Add a 5' wide landscape buffer east of the Car Wash
e. Add a landscape island to the parking stalls on the south property line with one (1)
two-inch caliper deciduous tree.
f. Add a minimum of eight (8) two-inch caliper deciduous trees to the eastern property
boundary, 1 tree per 35 feet (270/35=7.71)
g. Add a minimum of Seven (7) two-inch caliper deciduous trees to the southern
property boundary, 1 tree per 35 feet (261/35=7.45)
h. Add One (1) additional two-inch caliper deciduous tree to the northern property
boundary, 1 tree per 35 feet (221/35=6.31)
i. Remove the curb cut on Eagle Road and provide the required landscaping.
j. Any other changes required by the Commission.
Submit 10 copies of the revised plan to the City Clerk's office at least 10 days prior to
the next hearing on this application.
5.
The Preliminary Site/Landscape Plan (Sheet S-ln dated January 10,2005, by Dale Binning
Architect)is not approved as submitted. Revise the plan to match the Site Plan and make the
corrections as noted in condition #4. Submit a detailed landscape plan with Certificate of
Zoning Compliance application.
6. Sanitary sewer service to this site shall be via main line extensions fÌom an existing main
installed adjacent to the property. The applicant has not submitted a conceptual design for
the sewer system, however, the applicant will be responsible to construct sewer mains to and
RZ-OS'{)D4, CUP-OS-012 Jacksons Food store RZ CUP
Planning & Zoning CommissionlMayor & City Council
April 21, 2005 (Hearing Date)
Page 11
through this proposed development. Subdivision designer to coordinate main sizing and
routing with the Public Works Department. Applicant shall execute City of Meridian
standard forms of easements, for any mains that are required to provide service.
7.
Domestic water service to this site shall be via main line and/or service line extensions fÌom
mains installed adjacent to the property. The applicant has not submitted a conceptual design
for the water system, however, the applicant shall be responsible to construct water mains to
and through this proposed development. Subdivision designer to coordinate main sizing and
routing with the Public Works Department. Applicant shall execute City of Meridian
standard forms of easements, for any mains that are required to provide service.
8.
All storm and drainage water must be retained on site. A drainage plan designed by a State of
Idaho licensed architect or engineer is required and shall be submitted to the City Engineer
(Ord. 557, 10-1-91) for all off-street parking areas. Storm water treatment and disposal must
be designed in accordance with Department of Environmental Quality 1997 publication
Catalog of Storm Water Best Management Practices for Idaho Cities and Counties and City
of Meridian standards and policies. Off-site disposal into surface water is prohibited unless
the jurisdiction which has authority over the receiving stream provides written authorization
prior to development plan approval. The applicant is responsible for filing all necessary
applications with the Idaho Department of Water Resources regarding Shallow Injection
Wells.
9.
Underground pressurized irrigation must be provided to all landscape areas on site. Applicant
has not indicated who will own the pressurized irrigation system within this development.
The applicant shall state which irrigation district will own the system, or if the system is
being proposed as a private system, plans and specifications for the irrigation system shall be
reviewed by the Public Works Department as part of the development plan review process,
A draft copy of the pressurized irrigation system O&M manual must be submitted prior to
plan approval.
10.
Coordinate fire hydrant placement with the City of Meridian's Public Works Department.
11.
Please submit all updated groundwater/soils monitoring data to the Public Works Department
for review. Any drainage areas (detention/retention basins) must be designed to ensure that
water is retained only during 1 OO-year storm events, and for a period oftime not to exceed 24
hours. Side slopes within drainage areas shall not exceed 3:1. Any portion of a drainage area
not improved with sod/grass seed (or other approved landscaping) shall not counttowards the
required open space area. The project engineer should pay close attention to the results of
field studies determining the groundwater, soil type & and characteristics during the design
and construction phases. The engineer shall be required to certify that the street centerline
elevations are set a minimum of 3-feet above the highest established normal groundwater
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Planning & Zoning Commission/Mayor & City Council
April 21, 2005 (Hearing Date)
Page 12
elevation. This is to ensure that the bottom elevation of the crawl spaces of homes is at least
I-foot above.
STANDARD CONDITIONS OF APPROVAL (CUP)
16.
17.
18.
19.
20.
21.
12.
This conditional use permit shall be subject to the expiration provisions set forth in MCC 11-
17-4.B.
13.
All 90-degree parking stalls shall be at least 9 feet wide and 19 feet deep per Ordinance 11-
13-4.F. All drive aisles adjacent to parking shall be at least 25 feet wide.
14.
All parking and drive aisles shall be paved for all uses, in compliance with the submitted
plans. Handicap parking spaces shall be signed and striped in compliance with Federal
accessibility guidelines.
15.
One hundred watt, high-pressure sodium streetlights will be required at locations designated
by the Public Works Department. All streetlights shall be installed at subdivider's expense.
Typical locations are at street intersections and/or fire hydrants. Final design locations and
quantity are determined after power designs are completed by Idaho Power Company. The
street light contractor shall obtain design and permit ITüm the Public Works Department prior
commencing installations.
Applicant shall be responsible for application and compliance with any Section 404
Permitting that may be required by the Army Corps of Engineers,
Applicant shall be responsible for application and compliance with and NPDES Permitting
that may be required by the Environmental Protection Agency.
All grading of the site shall be performed in conformance with MCC 11-12-3H.
Applicant shall be required to pay Public Works development plan review, and construction
inspection fees, as determined during the plan review process, prior to signature on the final
plat per Resolution 02-374.
All exterior lighting, whether attached to the building or located within the parking lot, shall
be down-shielded or otherwise altered so that the light does not spill over onto adjacent
properties or right-of-way. All parking lot lighting shall be in accordance with Ordinance 11-
13-4C.
All signage shall be in accordance with the standards set forth in this report and Section 11-
14 of the City Zoning and Development Ordinance. All signage shall require separate sign
permit(s).
RZ-05-004, CUP-O5-O12
¡,cksolls Food Store RZ CUP
Planning & Zoning Commission/Mayor & City Council
April 21, 2005 (Hearing Date)
Page 13
22.
23.
24.
25.
26.
Compaction test results must be submitted to the Meridian Building Department for all
building pads receiving engineered backfill, where footing would sit atop fill material.
All construction and site improvements shall conform to the requirements of the Americans
with Disabilities Act and the adopted building and fire codes,
All irrigation ditches, laterals or canals, exclusive of natural waterways, intersecting, crossing
or lying adjacent and contiguous to the area being subdivided shall be tiled per City
Ordinance 12-4-13. Plans will need to be approved by the appropriate irrigation/drainage
district, or lateral users association (ditch owners), with written approval or non-approval
submitted to the Public Works Department. Iflateral users association approval can't be
obtained, plans will be reviewed and approved by the meridian City Engineer prior to final
plat siguature.
A drainage plan designed by a State ofIdaho licensed architect or engineer is required and
shall be submitted to the City Engineer (Ord. 557, 10-1-91) for all off-street parking areas.
Storm water treatment and disposal must be designed in accordance with Department of
Environmental Quality 1997 publication Catalog of Storm Water Best Management Practices
for Idaho Cities and Counties and City of Meridian standards and policies. Off-site disposal
into surface water is prohibited unless the jurisdiction which has authority over the receiving
stream provides written authorization prior to development plan approval. The applicant is
responsible for filing all necessary applications with the Idaho Department of Water
Resources regarding Shallow Injection Wells.
Certificate of Occupancy: All required improvements must be complete prior to obtaining a
Certificate of Occupancy for the proposed development. A temporary Certificate of
Occupancy may be obtained by providing surety to the City in the form of a letter of credit or
cash in the amount of 110% of the cost of the required improvements (including paving,
striping, landscaping, and irrigation). A bid must accompany any request for temporary
occupancy.
FIRE DEPARTMENT
1. Acceptance of the water supply for fire protection will be by the Meridian Fire Department and
water quality by the Meridian Water Department for bacteria testing.
2. Final Approval of the fire hydrant locations shall be by the Meridian Fire Department.
a. Fire Hydrants shall have the 4 W' outlet face the main street or parking lot aisle.
b. The Fire hydrant shall not face a street which does not have addresses on it.
c. Fire hydrant markers shall be provided per Public Works spec,
d. Locations with fire hydrants shall have the curb painted red 10' to each side of the
hydrant location.
RZ-05-004, CUP-05-O12
Jackson, Food Store RZ CUP
Planning & Zoning CommissionlMayor & City Council
April 21, 2005 (Hearing Date)
Page 14
e. Fire Hydrants shall be placed on comers when spacing permits.
f. Fire hydrants shall not have any vertical obstructions to outlets within 10'.
g. Fire hydrants shall be place 18" above finish grade.
h. Fire hydrants shall be provided to meet the requirements of the IFC Section 509.5.
3. All entrance and internal roads shall have a turning radius of 28' inside and 48' outside
radius.
4. Fire lanes and streets shall have a vertical clearance of 13'6". This includes mature
landscaping.
5. Operational fire hydrants, temporary or permanent street signs and access roads with an all
weather surface are required before combustible construction is brought on site.
6. Commercial and office occupancies will require a fire-flow consistent with the International
Fire Code to service the proposed project. Fire hydrants shall be placed per Appendix D.
7. The xx officelcommerciallots lot will have an unknown transient population and will have an
unknown impact on Meridian Fire Department call volumes. The Meridian Fire Department
has experienced 2397 responses in the year 2003. According to a report completed by Fire &
Emergency Services Consulting Group our requests for service are projected to reach 2800 in
the year 2005 and 3800 by the year 2010.
8. Maintain a separation of5' ITom the building to the dumpster enclosure.
9. Provide a Knoxbox entry system for the complex prior to occupancy.
10. The applicant shall work with city staff to provide an address identification plan including a
pylon/monument sign at the required intersection(s).
11. All aspects of the building systems (including exiting systems), processes & storage practices
shall be required to comply with the International Fire Code.
12. Provide exterior egress lighting as required by the International Building & Fire Codes.
13. Where a portion of the facility or building hereafter constructed or moved into or within the
jurisdiction is more than 400 feet (122 m) ITom a hydrant on a fire apparatus access road, as
measured by an approved route around the exterior of the facility or building, on-site fire
hydrants and mains shall be provided where required by the code official, For buildings
equipped throughout with an approved automatic sprinkler system installed in accordance with
Section 903.3.1.1 or 903.3.1.2 the distance requirement shall be 600 feet (183).
RZ-OS-OO4, cup-OS-O12
JaciGOllS Food Store RZ CUP
Planning & Zoning CommissionlMayor & City Council
April 21, 2005 (Hearing Date)
Page 15
a. For Group R-3 and Group U occupancies, the distance requirement shall be 600 feet
(183 m).
b. For buildings equipped throughout with an approved automatic sprinkler system
installed in accordance with Section 903.3.1.1 or 903.3.1.2, the distance requirement
shall be 600 feet (183 m).
Sanitarv Services Comment:
1. Please contact Bill Gregory at SSC (888-3999) for detailed review of your proposal and
submit stamped (approved) plans with your certificate of zoning compliance application,
Police Department Comment:
1. The Police Department has no concerns related to the site design submitted with the
application.
Parks Department Comment:
1. The Parks Department has no concerns with the site design as submitted with the application.
RECOMMENDATION
Upon resolution of the issues raised in this report, staff recommends approval of this application
with the aforementioned conditions of approval.
RZ-O5-004, CUP-05-O 12
Jacksons Food Store RZ CUP
~~_1')~
~
(k~ul-:(;' s;,........
John 5. Franden, President
5henry R. Huber, 1st Vice President
David Bivens, 2nd Vice President
Carol A. McKee, Commissioner
Rebecca W. Arnold, Commissioner
April 5, 2005
RECEIVED
APR - 6 2005
To:
Jackson's Food Store, Inc.
P.O. Box 610
Meridian, Idaho 83680
City of Me.ridian
City Clerk Office
MCUP-05-O121MRZ-05-004
Gas Station/Convenience Store/Car Wash
s/elc Pine Avenue and Eagle Road
On April 5, 2005, the Ada County Highway District acted on your application for the above
referenced project. The attached report lists site-specific requirements, conditions of approval and
street improvements, which are required.
Subject:
If you have any questions, please feel free to contact me at 208-387-6174,
Sincerely,
;fJ~~~
Planner II
Right-of-way & Development Services, Planning Division
CC:
Project file, Construction Services, Utilities
City of Meridian
Dale Binning, Architect
P.O. Box 686
Boise, Idaho 83701
Idaho Transportation Department, District III, Dan Coonce
Ada County Highway DIstrict. 3775 Adams 5treet. Garden City, ID. 83714. PH 208-387-6100. FX 345-7650. www.achd.ada,id.us
----~-.,
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Right-oj-Way & Development Department
Planning Review Division
{k~ut1Ð s;..,.....
Project/File:
Lead Agency:
MCUP-O5-o121MRZ-o5-o04
City of Meridian
Site address:
s/e/c comer of Eagle Road and Pine Avenue
Staff Contact:
Lori Den Hartog
Phone: 387-6174
E-mail: Idenhartoaaì!achd.ada.id.us
Representative:
Dale Binning, Architect
P.O. Box 686
Boise, Idaho 83701
II!
Tech Review:
March 29, 2005 (via phone)
Staff Level
Approval:
April 5, 2005
Applicant:
Jackson's Food Store, Inc.
P.O. Box610
Meridian, Idaho 83680
A. Findinas of Fact
Existing Conditions
, , i -¡, '-
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Application Information:
Acreage: 2.0
Current Zoning: I-L
proposed Zoning: C-G
Proposed Use: Car wash & convenience store
1.
Site Information: The site is currently bare ground.
2.
Description of Adjacent Surrounding Area:
Direction Land Use Zenina
North Commercial/Retail I-L
South Commercial/lndustrial I-L
East Vacant I-L
West Vacant-Proposed Retail/Office I-L
3.
Existing Roadway Improvements and Right-of-Way Adjacent To and Near the Site
Roadway Right-of- Lanes/Street Section Improvements
Wav
Pine 100' 2 travel lanes There is curb, gutter, and sidewalk
abutting the majority of the site.
There is no sidewalk on Pine
between the two drivewavs.
Eagle-SH 55 140' 4 travel lanes and a center turn lane No curb, gutter, or sidewalk.
(under the
jurisdiction of the
Idaho
Transporta~~n
Decartment
4.
5.
6.
existing Access:
There are currently two curb return driveways on Pine Avenue for this site.
Site History:
ACHD has not previously reviewed this site for a development application.
Development Impacts
Trip Generation:
This development is estimated to generate 3,362 additional vehicle trips per
day (10 existing) based on the Institute ofTransportation Engineers Trip
Generation Manual.
7.
Impact Fees:
There will be an impact fee that is assessed and due prior to issuance of any
building permits. The assessed impact fee will be based on the impact fee
ordinance that is in effect at that time.
8.
Traffic Impact Study:
Impacted Roadways:
A traffic impact study was not required with this application.
9.
Roadway Frontage Functional Traffic Count Level of Speed Nearest
Classification Service Limit Intersection
Pine 505' Minor Arterial 6,849 east of Eagle Better 30 MPH Eagle--
Road on 12/16/04 than signalized
"C"
Eagle (SH 55) 360' Principal 43,103 south of Exceeds 50 MPH Pine--
Arterial Fairview Avenue "E" signalized
on 4/9/03
10.
Capital Improvements Plan/Five Year Work Program
There are no roadways, bridges, or intersections in the vicinity of the site that are scheduled in the
District's Five Year Work Program or Capital Improvements Plan.
B. Findinas for Consideration
1.
Right-at-Way & Sidewalk
Policy: District policy requires 96-feet of right-of-way on arterial roadways (Figure 72-F1 B). This
right-of-way allows for the construction of a 5-lane roadway with curb, gutter, 5-foot concrete
detached sidewalks and bike lanes.
2
2.
District policy requires 7 -foot wide attached (or 5-foot detached) concrete sidewalk on all collector
roadways and arterial roadways (7204.7.2).
Applicant Proposal: The applicant has not proposed to dedicate any additional right-of-way. The
applicant has proposed to construct sidewalk between the two driveways abutting the site on Pine
Avenue, where none currently exists. The applicant has proposed to construct sidewalk abutting
the site on Eagle Road.
Staff Comment/Recommendation: Pine Avenue is fully improved; no additional right-of-way is
required to be dedicated with this application. The applicant's proposal to complete the sidewalk on
Pine Avenue meets District policy.
Eagle Road is under the jurisdiction of the Idaho Transportation Department. The applicant should
contactlTD to determine what improvements will be required on Eagle Road (SH 55).
Driveways
Location Policy: District policy 72-F4 (1) requires driveways located on arterial roadways near a
signalized intersection to be located a minimum of 440-feet from the signalized intersection for a
full-access driveway and a minimum of 220-feet from the signalized intersection for a right-in/right-
out only driveway.
Width Policy: District policy 7207.9.3 restricts commercial driveways with daily traffic volumes
over 1,000 vehicles to a maximum width of 36-feet. Most commercial driveways will be constructed
as curb-cut type facilities if located on local streets. Curb return type driveways with 15-foot radii will
be required for driveways accessing collector and arterial roadways.
Applicant Proposal: The applicant has proposed to utilize two existing driveways on Pine Avenue.
The first driveway is a right-in/right-out only driveway located approximately 195-feet east of the
intersection of Eagle Road and Pine Avenue. The second driveway is a full access driveway
located approximately 400-feet east of the intersection of Eagle Road and Pine Avenue. The
applicant has proposed to widen both of the existing driveways on Pine Avenue to 40-feet. The
applicant is also proposing to construct one new right-in only driveway on Eagle Road located
approximately 250-feet south of the intersection of Eagle Road and Pine Avenue.
Staff Comment/Recommendation: The applicant's proposal to utilize the two existing driveways
on Pine Avenue that were recently constructed when Pine Avenue was widened meets District
policy. There is a center median on Pine Avenue that restricts the first driveway to a right-in/right-
out only driveway. The applicant may widen the driveways on Pine Avenue, but the driveways may
not be wider than 36-feet. In addition the driveways should be widened to the east, not the west.
Eagle Road is under the jurisdiction of the Idaho Transportation Department. The applicant should
contact ITD to determine what driveways will or will not be allowed on Eagle Road (SH 55).
3.
Other Access
Pine Avenue is classified as a minor arterial roadway. Other than the access points specifically
approved with this application, direct access to Pine Avenue is prohibited.
C. Site Specific Conditions of Approval
1.
Construct a 5-foot detached (or 7-foot attached) sidewalk abutting the site on Pine Avenue between
the two driveways.
3
2.
Utilize the existing right-in/right-out only driveway on Pine Avenue located approximately 195-feet
east of the intersection of Pine Avenue and Eagle Road. The driveway may be widened to a 36-
foot wide driveway with 15-foot curb return radii.
3.
Utilize the existing full access driveway on Pine Avenue located approximately 400-feet east of the
intersection of Pine Avenue and Eagle Road. The driveway may be widened to a 36-foot wide
driveway with 15-foot curb return radii.
4.
Other than the two approved access points on Pine Avenue, direct access to Pine Avenue is
prohibited.
5.
Comply with requirements of ITD for the Eagle Road (SH 55) frontage. Submit to the District a
letter from ITD regarding said requirements prior to District approval of the final plat or issuance of a
building pennit (or other required pennits), whichever occurs first. Contact District III Traffic
Engineer Dan Coonce at 334-8340.
6.
Comply with all Standard Conditions of Approval.
D. Standard Conditions of Approval
1.
Any existing irrigation facilities shall be relocated outside of the right-of-way,
2.
All utility relocation costs associated with improving street frontages abutting the site shall be borne
by the developer.
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.
3.
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 confonnance 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 #200, also known as Ada County Highway District Road Impact Fee Ordinance.
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.
9.
4
10.
11.
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,
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.
E. Conclusions of Law
1.
2.
The proposed site plan is approved, if all of the Site Specific and Standard Conditions of Approval
are satisfied.
ACHD requirements are intended to assure that the proposed use/development will not place an
undue burden on the existing vehicular transportation system within the vicinity impacted by the
proposed development.
Attachments
1. Vicinity Map
2. Site Plan
3. Appeal Guidelines
4. Development Process Checklist
5
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8
Request for Appeal of Staff Decision
1.
Appeal of Staff Decision: The Commission shall hear and decide appeals by an applicant of the
final decision made by the ROWDS Manager when it is alleged that the ROWDS Manager did not
properly apply this section 7101.6, did not consider all of the relevant facts presented, made an
error of fact or law, abused discretion or acted arbitrarily and capriciously in the interpretation or
enforcement of the ACHD Policy Manual.
a. Filing Fee: The Commission may, from time to time, set reasonable fees to be charged
the applicant for the processing of appeals, to cover administrative costs.
b. Initiation: An appeal is initiated by the filing of a written notice of appeal with the
Secretary of Highway Systems, which must be filed within ten (10) working days from
the date of the decision that is the subject of the appeal. The notice of appeal shall refer
to the decision being appealed, identify the appellant by name, address and telephone
number and state the grounds for the appeal. The grounds shall include a written
summary of the provisions of the policy relevant to the appeal and/or the facts and law
relied upon and shall include a written argument in support of the appeal. The
Commission shall not consider a notice of appeal that does not comply with the
provisions of this subsection.
c. Time to Reply: The ROWDS Manager shall have ten (10) working days from the date of
the filing of the notice of appeal to reply to the notice of the appeal, and may during such
time meet with the appellant to discuss the matter, and may also consider and/or modify
the decision that is being appealed. A copy of the reply, and any modifications to the
decision being appealed will be provided to the appellant prior to the Commission
hearing on the appeal.
d. Notice of Hearing: Unless otherwise agreed to by the appellant, the hearing of the
appeal will be noticed and scheduled on the Commission agenda at a regular meeting to
be held within thirty (30) days following the delivery to the appellant of the ROWDS
Manager's reply to the notice of appeal. A copy of the decision being appealed, the
notice of appeal and the reply shall be delivered to the Commission at least one (1)
week prior to the hearing.
e. Action by Commission: Following the hearing, the Commission shall either affirm or
reverse, in whole or part, or otherwise modify, amend or supplement the decision being
appealed, as such action is adequately supported by the law and evidence presented at
the hearing.
9
.'"
"
II
II
Development Process Checklist
I8lSubmit a development application to a City or to the County
I8lThe City or the County will transmit the development application to ACHD
I8lThe ACHD Planning Review Dlvlsian will receive the development application to review
I8lThe Planning Review Division will do Q!J§ of the foHowing:
DSend a "No Review" letter to the applicant stating that there are no site specific requirements at this time,
DSend a "Comply With" letter to the applicant stating that if the development is within a platted subdivision or part
of a previous development application and that the site specific requirements from the previous development also
apply to this development application.
I8lWrite a Staff Level report analyzing the impacts of the development on the transportation system and evaluating
the proposal for its conformance to District Policy.
DWrite a Commission Level report analyzing the impacts of the development on the transportation system and
evaluating the proposal for its conformance to District Policy.
DThe Planning Review Division will hold a Technical RevIew meeting for all Staff and Cammlsslon Level reports.
DFor ALL development applications, including those receiving a "No RevIew" or "Comply With" letter.
The applicant should submit two (2) sets of engineered plans directly to ACHD for review by the Development
Review Dlvisian for plan review and assessment of Impact fees. (Note: if there are no site improvements required
by ACHD, then architectural plans may be submitted for purposes of impact fee calculation,)
The applicant is required to get a permR from Construction Services (ACHD) for ANY work in the right-of-way,
including, but not limited to, driveway approaches, street improvements and utility cuts,
DPay Impact Fees prior to issuance of building permit. Impact fees cannot be paid prior to plan review approval.
DID YOU REMEMBER:
Consfructlon (ZDne)
D Drivewayar Property Appraach(s)
Submit a "Driveway Approach Requasf' form to Ada County Highway District (ACHD) Construction (for approval by
Development Services & Traffic Services). There is a one week wmaround for this approval.
D Warking In the ACHD Right-of-Way
Four business days prior to starting work have a bonded contractor submit a "Temporary Highway Use Permit Application"
to ACHD Construction - Permits along with:
a) Traffic Control Plan
b) An Erosion & Sediment Control Narrative & Plat, done by a Certified Plan Designer, if trench is >50' or you are
placing >600 sf of concrete or asphalt.
Construction (Subdivisions)
D Sediment & Eroslan Submittal
At least one week prior to setting up a Pre-Con an Erosion & Sediment Control Narrative & Plat, done by a Certified Plan
Designer, must be turned into ACHD Construction - Subdivision to be reviewed and approved by the ACHD Drainage
Division,
D Idaha Power Company
Vie Steelman at Idaho Power must have his I PCO approved set of subdivision utility plans prior to Pre-Con being
scheduled,
D Final Approval from Development Services
. ACHD Construction - Subdivision must have received approval from Development Services prior to scheduling a Pre-Con.
10
(iF"..1:. ~~~lR~~ CENTRAL DISTRICT HEALTH DEPPßBtif.lVEDturn to:
~HEALTH Environmental Health Division MAR 2 3 2005 0 Boise
DEPARTMENT . 0 Ea Ie
City of Meridian 9
I< Z 0....- /f"J/'\U T. ~ "Fe ~rk Office 0 Garden City
Rezone # v --(/</7 .... IJ-(!r..'-SòJJs coD S ]i Meridian
Conditional Use # e u.-/ 0,:) - t'J(;;:J.- 0 Kuna
Preliminary / Final/Short Plat 0 ACZ
0 Star
0 1, We have No Objections to this Proposal.
0 2, We recommend Denial of this Proposal.
0 3, Specific knowledge as to the exact type of use must be provided before we can comment on this Proposal.
0 4, We will require more data concerning soil conditions on this Proposal before we can comment.
05.
Before we can comment concerning individual sewage disposal, we win require more data concerning the depth of:
0 high seasonal ground water 0 waste flow characteristics
0 or bedrock from original grade 0 other
0 6. This office will require a study to assess the impact of nutrients and pathogens to receiving ground waters and/or
surface waters.
07, This project shall be reviewed by the Idaho Department of Water Resources conceming weli construction and
water availability,
0 8, After written approval from appropriate entities are submitted, we can approve this proposal for:
0 central sewage 0 community sewage system 0 community water well
0 interim sewage 0 central water
0 individual sewage 0 individual water
09, The following plan(s) must be submitted to and approved by the Idaho Department of Health & Welfare,
Division of Environmental Quality:
0 centraisewage 0 community sewage system 0 community water
0 sewage dry lines 0 central water
010. Run-off is not to create a mosquito breeding problem,
0 11. This Department would recommend deferral until high seasonal ground water can be determined if other
considerations indicate approval.
0 12. If restroom faciiities are to be installed, then a sewage system MUST be installed to meet Idaho State
Sewage Regulations,
0 13, We will require plans be submitted for a plan review for any:
0 food establishment 0 swimming pools or spas
0 beverageestabiishment 0 grocery store
0 child care center
014, Please see attached stormwater management recommendations Da:~~~ !J/
~15, AiD () (3,/:'Ø(UÝð#..f' /F Reviewed BY:ff(~~/oYf--
(!Ò;()A!e.ø~/ ~ (!FNf¡fA~ pJ1-fP-/t- ¡?-.Up Sp-aJe,4-
Review Sheet
1572WJ1EH09D4
AFFIDAVIT OF POSTING
RE C E IV ED
i~i '2005
CITY Of MERIDIAN
CITY CLERK nr-¡:::\rr
COUNTY OF ADA
)
) §
)
STATE OF IDAHO
I,
Mike Arnold, Premier SiQns. Inc. 2100 E. Fairview Avenue. Suite 7
(name) (address)
855-0380
(phone)
Meridian
(city)
Idaho
(state)
, being first duly sworn upon
oath, depose and say:
I personally posted the subject property with the hearing notice sign 10 days prior to the public
hearing for the CUP to allow a new carwash and convenience store in a DroDosed C-G
zone: rezone of 2 acres from I-L to CoG zone for Jacksons Food Stores,
Dated this
8
day of
SUBSCRIBED AND SWORN to before me the day and year first above written.
My Commission Expires:
t"
L
'l..d/
7//2/&cob
Masterlaffid-posting
TRANSPORTATION BOARD
Cha~es Windsr
Chairman
John X, Combo
VICe Chairman
District 6
John McHugh
District 1
Bruce Sweeney
District 2
Monte McClure
District 3
Gary Blick
District 4
Neii Miller
DistrictS
David Ekern, P.E.
Director
Sue Higgins
Board Secretary
IDAHO TRANSPORTATION DEPARTMENT
P.O. Box 8028
Boise, ID 83714-8028
(208) 334-8300
itd.idaho.gov
April 18,2005
RECEIVED
APR 2 0 2005
Will Berg, City Clerk
Meridian Planning and Zoning
33 East Idaho Ave,
Meridian, Idaho 83642
City of Meridian
City Clerk Office
~:t'
i~i
.JTtWllÙðllt 14(0
';1
Re:
Location: Eagle Rd. & Pine Street
Route: SH-55
Name: Jackson Food Store
Case No: CUP-O5-012
Dear Mr. Berg:
We have reviewed the preliminary plan for the Jackson Food Store property and the right turn in to
the property is not acceptable to the Transportation department. We would prefer that the Jackson
Food Store develop all their access from Pine Street. At this time we do not have any more
requirements for the development. The landscaping and noise abatement shall be the responsibility of
the developer.
A permit application for the approach should be obtained through our permit agents. Please have the
developer contact Matt Ward (208) (334-8341) Or Larry Bronson (208) (334-8328).
If you have any questions please feel free to contact me at (208) (334-8340).
tl~
Dan Coonce, P.E.
District Traffic Engineer
PLANNING & ZONING RECOMMENDATIONS
NOISE EV ALUATION/MITIGATION
As traffic noise impacts are a potential for property adjacent to state or federal highways, the Idaho Transportation
Department (ITD) requests the local Planning & Zoning Authority to require Applications for Development or Zone
Change Requests to evaluate and, if necessary, mitigate for noise impacts as indicated below under Noise Evaluation
Process.
Iftbe Local Jurisdiction and the Applicant choose not to consider noise abatement, a letter with signatures ITom the
authorized representative is required ITom both the agency and the applicant. The letter must state that the agency and
the applicant have been notified oftbe potential noise impacts and the ITD policy. Additionally, the letter must state
that the right to request any noise abatement now and in the future is waived. One letter may be submitted but it
requires the signature oftbe authorized representative ITom both the Applicant and the Local Jurisdiction.
Noise Evaluation Process
1. The applicant shall perform a Traffic Noise Screen in accordance with the Environmental Process Manual
(EPM) Section 1350.02. The following information will be provided by ITD Traffic Section:
The Twenty Year Design Hourly Volume (DRY
2. If the results ofthe Traffic Noise Screen so warrant, then the applicant shall perfonn a Traffic Noise Impact
Analysis in accordance with EPM Section 1350.03.
3. The applicant shall submit a noise report to the Planning & Zoning authority with a copy to lTD. This report
shall include:
a. Results oftbe Traffic Noise Screen, including supporting assumptions, documentation, and conclusion
as to why a Traffic Noise Impact Analysis was warranted.
b. Results of Traffic Noise Impact Analysis including supporting assumptions and documentation
c. Type of abatement to be used for the proposed development, if any, and discussion of different types
of abatement considered.
4. The Planning & Zoning authority will review the noise report, solicit and consider comments ITom ITD, and
determine which (if any) abatement methods will be made as a condition of the proposed development.
Notes:
The Environmental Process Manual (EPM) is available on line at
h ttp : / /www2. state. i d. us! i tdlhi I!hwa vs/ dev /Manual s!En vi 0 rnmen tall .
All noise analysis and report preparation shall be done by individuals with experience with highway traffic noise
modeling.
ITD point-of-contact for general questions on Development Applications or Zone Change Requests is District 3
Traffic Engineer, Dan Coonce at 334-8340.
ITD point-of-contact for specific questions on noise evaluation/mitigation is District 3 Environmental Manager,
Greg Vitley at 334-8952.
CITY OF MERIDIAN
PUBLIC HEARING
SIGN-UP SHEET
April21,2005
ITEM #
9
DATE
PROJECT NUMBER
RZ 05-004
PROJECT NAME
Jacksons Food Store
NAME (PLEASE PRINn FOR AGAINST NEUTRAL
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