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HomeMy WebLinkAboutStaff ReportCITY OF MERIDIAN PLANNINC,DEPARTMENT STAFF REPORT FOR THE HEAT. } DATE OF AUGUST 17, 2006 STAFF REPORT Hearing Date: 8/17/2006 TO: Planning & Zoning Commission FROM: Amanda Hess, Associate Planner SUBJECT: G.I. Joe's C%,Wt Iry it#' eridxtfnf; RE IVED CUP-06-027 City of Meridian Conditional Use Permit for a 52,000 square foot commercial retaffit k Office by W.H. Moore Company. 1. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST The applicant, W.H. Moore Company, is requesting Conditional Use Permit (CUP) approval to construct a 52,000 square foot retail building. The proposed retail building is located on 1.76 acres within the Centre Pointe Subdivision (PP-06-020, FP-06-035). The site is generally located on the northwest corner of the intersection of Ustick and Eagle Roads. The property is currently zoned C-G (General Retail and Service Commercial). A Conditional Use Permit would not be required for this project as retail uses are principally permitted in the C-G district. However, the development agreement in effect at the time of annexation (Blue Marlin Annexation, AZ-03-025) requires all development within Centre Pointe to obtain Conditional Use Permit (CUP) approval prior to submittal of a Certificate of Zoning Compliance application. 2. SUMMARY RECOMMENDATION Staff has provided a detailed analysis of the requested CUP application below. Staff recommends approval of CUP-06-027 for G.I. Joe's as Presented in the Staff Report for the hearing date of August 17, 2006, sub eect to the conditions listed in Exhibit B. 3. PROPOSED MOTIONS Approval After considering all staff, applicant, and public testimony, I move to approve File Number CUP- 06-027 as presented in the staff report for the hearing date of August 17, 2006, and the site plan, labeled C-1 & C-2 and dated July 11, 2006, with the following modifications to the conditions of approval: (add any proposed modifications). I further move to direct staff to prepare an appropriate findings document to be considered at the next Planning and Commission hearing on August 31, 2006. Denial After considering all staff, applicant and public testimony, I move deny File Number CUP-06- 027 as presented in the staff report for the hearing date of August 17, 2006, for the following reasons: (you must state specific reasons for denial.) I further move to direct staff to prepare an appropriate findings document to be considered at the next Planning and Commission hearing on August 31, 2006. Continuance After considering all staff, applicant and public testimony, I move to continue File Number CUP-06-027 to the hearing date of (insert continued hearing date here) for the following reason(s): (you should state specific reason(s) for continuance.) G.I. Joe's — CUP-06-027 PAGE 1 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEA, ,�j DATE OF AUGUST 17, 2006 4. APPLICATION AND PROPERTY FACTS a. Site Address/Location: Northwest corner of Eagle Road and Ustick Road Section 32, T4N, R1E b. Owner / Applicant: WE Moore Company 1940 Bonito, #160 Meridian, ID 83642 c. Representative: Jonathan Seel d. Present Zoning: C-G e. Present Comprehensive Plan Designation: Mixed Use Regional f. Description of Applicant's Request: The applicant is requesting Conditional Use Permit (CUP) approval to construct a 52,000 square foot commercial retail building. The proposed building is located on Lot 4, Block 2, Centre Pointe Subdivision. 1. Date of Site Plan (See Exhibit A): July 11, 2006 2. Date of Landscape Plan (See Exhibit A): July 11, 2006 3. Date of Building Elevations (See Exhibit A): July 12, 2006 g. Applicant's Statement/Justification: The G.I. Joe's project consists of a 52,000 sq. ft. retail building. The exterior design will consist primarily of split -face and smooth face concrete block, with pilasters at the corners to add vertical interest and relief. Wainscoting and textured materials such as stucco will be applied to the building fagade to add visual interest. Dual elevation canopies will be provided at the primary entrances and windows to provide screening during the summer as well as weather protection 5. PROCESS FACTS a. The subject application will in fact constitute a conditional use as required by the development agreement for this site. By reason of the provisions of UDC 11-5B-6, a public hearing is required before the Planning and Zoning Commission on this matter. b. Newspaper notifications published on: July 3 1 " and August 141h 2006 c. Radius notices mailed to properties within 300 feet on: July 21 st, 2006 d. Applicant posted notice on site by: August 71", 2006 6. LAND USE a. Existing Land Use(s): Vacant. b. Description of Character of Surrounding Area: This area is rapidly transitioning into a commercial area. There are various other commercial uses that are being proposed to the north and south of the proposed retail store. c. Adjacent Land Use and Zoning 1. North: Commercial / Retail Use, zoned C-G 2. East: Commercial / Retail Use, zoned C-G G.I. Joe's — CUP-06-027 PAGE 2 CITY OF MERIDIAN PLANNIN�EPARTMENT STAFF REPORT FOR THE HEA�G DATE OF AUGUST 17, 2006 3. South: Commercial / Retail Use, zoned C-G 4. West: Commercial / Retail Use, zoned C-G d. History of Previous Actions: In 2003, the City of Meridian approved the annexation and zoning of 57.84 acres to C-G (Blue Marlin, AZ-03-025). At this time, a development agreement was entered into which stipulates that all future development were to obtain a CUP prior to any commercial construction on the subject property. In 2006, 31.37 acres received preliminary plat approval, otherwise known as the Centre Pointe Subdivision (PP-06-020). The Final Plat for the site has been submitted and is currently being processed by staff. The applicants have made every effort to comply with the development agreement for this site as well as all other conditions of approval per PP-06-020. e. Existing Constraints and Opportunities 1. Public Works Location of sewer: Sewer mains were installed with the Center Pointe Subdivision. Location of water: Water mains were installed with the Center Pointe Subdivision. Issues or concerns: None. 2. Vegetation: N/A 3. Floodplain: N/A 4. Canals/Ditches Irrigation: N/A 5. Hazards: N/A 6. Existing Zoning: C-G 7. Lot Size: 3.5+ acres f. Conditional Use Information: 1. Non-residential square footage: 52,000 square feet 2. Proposed maximum building height: 28 feet 3. Number of residential units: 0 g. Off -Street Parking: 1. Parking spaces required: 104 2. Parking spaces proposed: 244 3. Compact spaces proposed: 0 h. Summary of Proposed Streets and/or Access (private, public, common drive, etc.): The access to this is from internal drive aisles that connect to previously approved (Centre Pointe Subdivision) access points to Eagle Road and Ustick Road. Along with these access points, the approved Centre Pointe preliminary plat also includes a new public street, N. Centre Pointe Way, which will run parallel to Eagle Road to the west of the proposed building. Staff is generally supportive of the access points and parking lot design. The applicant appears to be in compliance with the conditions set forth in the approved preliminary plat. 7. COMMENTS MEETING On July 28, 2006, a joint agency and departments meeting was held with service providers in this area. G.I. Joe's — CUP-06-027 PAGE 3 CITY OF MERIDIAN PLANNIN�MEPARTMENT STAFF REPORT FOR THE HEM,, DATE OF AUGUST 17, 2006 The agencies and departments present include: Meridian Fire Department, Meridian Parks Department, Meridian Public Works Department, Meridian Police Department, and the Sanitary Services Company. Staff has included comments, conditions, and recommended actions in Exhibit B below. 8. COMPREHENSIVE PLAN POLICIES AND GOALS This property is designated "Mixed Use Regional" on the Comprehensive Plan Future Land Use Map. The "Mixed Use Regional" designation provides for a wide range of retail uses including drive -through facilities. Staff finds the following Comprehensive Plan policies to be applicable to this property and apply to the proposed development (staff analysis in italics): • Require that development projects have planned for the provision of all public services. (Chapter VII, Goal III, Objective A, Action 1) When the City established its Area of City Impact, it planned to provide City services to the subject property. The City of Meridian plans to provide municipal services to the lands in the following manner. - Sanitary sewer and water service will be extended to the project at the developer's expense. • The subject lands currently lie within the jurisdiction of the Meridian Rural Fire District. Once annexed the lands will be under the jurisdiction of the Meridian City Fire Department, who currently shares resource and personnel with the Meridian Rural Fire Department. • The subject lands currently lie within the jurisdiction of the Ada County Sheriff's Office. Once annexed the lands will be serviced by the Meridian Police Department (MPD). • The roadways adjacent to the subject lands are currently owned and maintained by the Ada County Highway District (ACHD). This service will not change. • The subject lands are currently serviced by the Meridian School District #2. This service will not change. • The subject lands are currently serviced by the Meridian Library District. This service will not change and the Meridian Library District should suffer no revenue loss as a result of the subject annexation. Municipal, fee -supported, services will be provided by the Meridian Building Department, the Meridian Public Works Department, the Meridian Water Department, the Meridian Wastewater Department, the Meridian Planning Department, Meridian Utility Billing Services, and Sanitary Services Company. • "Require all commercial businesses to install and maintain landscaping." (Chapter V, Goal III, Objective D, Action 5) Staff is conditioning approval of the subject CUP upon the applicant installing and maintaining landscaping on this site.Refer to the CUP Analysis, Section 10, for more information on landscaping at this site. • "Plan for a variety of commercial and retail opportunities within the Impact Area." (Chapter VII, Goal 1, Objective B) Staff believes that the proposal will contribute to the variety of uses in this area. G.I. Joe's — CUP-06-027 PAGE 4 CITY OF MERIDIAN PLANNIN�EPARTMENT STAFF REPORT FOR THE HEA�,C DATE OF AUGUST 17, 2006 Staff believes that the proposed retail building is consistent with the Comprehensive Plan and the previously approved applications for this site. Staff recommends that the Commission rely on any verbal or written testimony that may be provided at the public hearing when determining if the applicant's request is appropriate for this property. 9. ZONING ORDINANCE a. Allowed Uses in Commercial Districts: UDC Table 11-2B-2 lists the permitted, accessory, and conditional uses in the C-G zoning district. Retail stores are a principally permitted use in the C-G zone. The existing Development Agreement for this site requires all new development to receive a CUP. b. Purpose Statement of Zone: The purpose of the Commercial Districts is to provide for the retail and service needs of the community in accord with the Meridian Comprehensive Plan. Four Districts are designated which differ in the size and scale of commercial structures accommodated in the district, the scale and mix of allowed commercial uses, and the location of the district in proximity to streets and highways. c. General Standards: No dimensional modifications are being requested for the proposed development; full compliance with the UDC is required. 10. ANALYSIS a. Analysis of Facts Leading to Staff Recommendation: Staff is generally supportive of the proposed site design as presented in the CUP site plan, labeled Sheets C-1 & C-2 and dated July 11, 2006, and the landscaping as proposed, with the following comments: Existing Development Agreement: The Development Agreement (DA) in effect for this property, Recorder's Instrument #105048793, requires future uses within the Centre Point Subdivision to be approved through the Conditional Use Permit process. In accordance with the DA, the applicant has submitted a CUP for the proposed construction. Parking: The applicant is proposing to construct 244 parking stalls for this use; 104 parking stalls are required by Ordinance. The applicant is proposing to construct parking stalls at 17- and 19 feet long by 9 feet wide, with 25 foot drive aisles. UDC 11-3C-5A describes minimum parking stall dimensions by parking angle. UDC 11-3C-5B provides for a decreased parking stall length when a bumper will overhang onto a sidewalk or landscaped area. The applicant's proposed parking plan is consistent with the aforementioned UDC parking requirements. Additionally, UDC 11-3C-6G requires that one bicycle parking space be provided for every 25 vehicle parking spaces. Provide a minimum 10-bicycle rack on this site. (See Exhibit B) Landscaping_ The landscape plan prepared by The Land Group, Inc., on July 11, 2006, and labeled Sheet L1.0, is approved with no changes from the Planning Department. Staff would encourage the applicant to install several trees within the southern landscape buffer to break up the extensive uniform building facade. A written certificate of completion shall be prepared by the landscape architect, designer, or qualified nurseryman responsible for the landscape plan and submitted prior to occupancy of the building. All standards of installation shall apply as listed in UDC 11-3B-14. Submit the landscape plan at the time of submittal of a Certificate of Zoning Compliance application. Certificate of Zoning Compliance: The purpose of a Certificate of Zoning Compliance (CZC) permit is to ensure that all construction, alterations and/or the establishment of a new use complies with all of the provisions of the UDC before any work on the structure is started and/or the use is established (UDC 11-5B-1A). To ensure that all of the conditions of approval listed in Exhibit B are complied with, the applicant should be required to obtain a CZC permit and occupancy from the Planning Department. G.I. Joe's — CUP-06-027 PAGE 5 CITY OF MERIDIAN PLANNINtof)EPARTMENT STAFF REPORT FOR THE HEAD;, DATE OF AUGUST 17, 2006 b. Staff Recommendation: Staff recommends approval of CUP-06-027 for G I Joe's retail store as presented in the Staff Report for the hearin! date of July 17 2006 based on the Findings of Fact as listed in Exhibit C and subject to the conditions of approval listed in Exhibit B. 11. EXHIBITS A. Drawings 1. Centre Pointe Subdivision Master Plan 2. CUP Site Plan (Dated July 11, 2006) 3. Landscape Plan (Dated July 11, 2006) 4. Building Elevations (Dated July 12, 2006) B. Conditions of Approval 1. Planning Department 2. Public Works Department 3. Fire Department 4. Police Department 5. Parks Department 6. Sanitary Service Company 7. Ada County Highway District C. Required Findings from Unified Development Code G.I. Joe's — CUP-06-027 PAGE 6 CITY OF MERIDIAN PLANNING'bEPARTMENT STAFF REPORT FOR THE HEA,, ' DATE OF AUGUST 17, 2006 A. Drawings 1. Centre Pointe Subdivision Master Plan N MASTER PLAN Exhibit A Page 1 CITY OF MERIDIAN PLANNINZTbEPARTMENT STAFF REPORT FOR THE HEA,../G DATE OF AUGUST 17,2006 2. CUP Site Plan (Dated July 11, 2006) z> u � =i rinMo -Vko-_N JUDJPDnC) NVIODS S30r 10 03SOdOHd — — — — — ----- — — — — — — aYOU 37OV,7 's — — -- 7 I N,13 Exhibit A Page 2 CITY OF MERIDIAN PLANNIN�ZEPARTMENT STAFF REPORT FOR THE HEA� DATE OF AUGUST 17, 2006 2. CUP Landscape Plan (Dated July 11, 2006) NUN ue!puavv aluiod JaluaO cD ls1aa11t� g�lsal O Z J < H i�f 3�*izf9 Exhibit A Page 3 CITY OF MERIDIAN PLANNINMEPARTMENT STAFF REPORT FOR THE HEADG DATE OF AUGUST 17, 2006 3. Building Elevations (Dated July 12, 2006) i I I I i 1 I I 1 I a_ ;�+Kns s+xr 7-0 1 1 o I 1 1 w 1 m g — 9 q Exhibit A Page 4 CITY OF MERIDIAN PL&NNgMEP ARTME T STAFFREE FOR THE EEw%.—.a DATE OF AUGUST 17. m« t| kip #3 \ $ t�E!{ ■9 - °�2«© �kas) 7r 'Eu /\}{\ > 2 >LZ a , « � \°\ f� \\ \\ \ \ of Exhibit wPage 5 CITY OF MERIDIAN PLANNINMEPARTMENT STAFF REPORT FOR THE HEA�,3 DATE OF AUGUST 17, 2006 B. Conditions of Approval 1. PLANNING DEPARTMENT 1.1 The applicant shall comply with all conditions of approval for Blue Marlin Annexation (AZ-03- 025, and the Centre Pointe Subdivision (PP-06-020, FP-06-035). The Site Plan labeled C-1 and C-2, prepared by Quadrant Consulting, Inc., and dated July 11, 2006, is approved subject to the conditions listed below. 1.2 All 90-degree parking stalls shall be 19-feet long, adjacent to 25-foot wide drive aisles; 17-foot long stalls may be constructed adjacent to 7-foot wide sidewalks and/or 7-foot wide landscape strips. Compact stalls may be reduced an additional 2-feet in length. 1.3 Provide a minimum 10-bicycle parking rack to be located near the main building entrance. 1.4 The applicant shall provide a paved loading pad to extend an additional 240 feet north of the G.I. Joe's building footprint to at least the north curb cut of alternate west access. Staff is willing to work with the applicant to further clarify this condition, if needed. 1.5 Provide a new Site Plan with corresponding calculations table, as required on the Conditional Use Permit Application Checklist. 1.6 The landscape plan prepared by The Land Group, Inc., on July 11, 2006, and labeled Sheet L1.0, is approved with no changes. A written certificate of completion shall be prepared by the landscape architect, designer, or qualified nurseryman responsible for the landscape plan and submitted prior to occupancy of the building. All standards of installation shall apply as listed in UDC 11-313-14. Submit the landscape plan at the time of submittal of a Certificate of Zoning Compliance application. 1.7 To ensure that all of the conditions of approval for CUP-06-027 are complied with, the applicant shall be required to obtain a Certificate of Zoning Compliance (CZC) permit from the Planning Department prior to construction. 1.8 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. 1.9 No signs are approved with this CUP application. All business signs require a separate sign permit in compliance with the sign ordinance. 1.10 The applicant shall have a maximum of 18 months to commence the use as permitted in accord with the conditions of approval listed above. If the business has not begun within 18 months of approval, a new conditional use permit must be obtained prior to operation. 2. PUBLIC WORKS DEPARTMENT 2.1 Sanitary sewer and water service to this development is being proposed via existing stubs to the property. The applicant shall install any mains necessary to provide service; applicant shall coordinate main size and routing with the Public Works Department, and execute standard forms of easements for any mains that are required to provide service. Minimum cover over sewer mains is three feet, if cover from top of pipe to sub -grade is less than three feet than alternate materials shall be used in conformance of City of Meridian Public Works Departments Standard Specifications. 2.2 The applicant shall coordinate fire hydrant placement with the Public Works Department during plan review. Exhibit B Page 1 CITY OF MERIDIAN PLANNIN'�EPARTMENT STAFF REPORT FOR THE HEA� DATE OF AUGUST 17, 2006 2.3 The applicant shall provide a 20-foot easement for all public water/sewer mains outside of public right of way (include all water services and hydrants). Submit an executed easement (supplied by Public Works), a legal description, which must include the area of the easement (marked EXHIBIT A) and an 81/2" x 11" map with bearings and distances (marked EXHIBIT B) for review. Both exhibits must be sealed, signed and dated by a Professional Land Surveyor. DO NOT RECORD. Add a note to the plat referencing this document. 2.4 Sewer, water, pressurized irrigation, and any life safety development improvement shall receive final approval prior to occupancy. Other required development improvements such as fencing, micro -paths, and landscaping may be bonded for prior to obtaining certificates of occupancy. 2.5 Applicant shall be required to pay Public Works development plan review, and construction inspection fees, as determined during the plan review process. 2.6 It shall be the responsibility of the applicant to ensure that all development features comply with the Americans with Disabilities Act and the Fair Housing Act. 2.7 Applicant shall be responsible for application and compliance with and NPDES Permitting that may be required by the Environmental Protection Agency. 2.8 Applicant shall be responsible for application and compliance with any Section 404 Permitting that may be required by the Army Corps of Engineers. 2.9 Compaction test results shall be submitted to the Meridian Building Department for all building pads receiving engineered backfill, where footing would sit atop fill material. 3. FIRE DEPARTMENT 3.1 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. 3.2 Final Approval of the fire hydrant locations shall be by the Meridian Fire Department. a. Fire Hydrants shall have the 4 %2" 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 specifications; d. Fire Hydrants shall be placed on corners when spacing permits; e. Fire hydrants shall not have any vertical obstructions to outlets within 10'; f. Fire hydrants shall be place 18" above finish grade; g. Fire hydrants shall be provided to meet the requirements of the IFC Section 509.5; h. Show all proposed or existing hydrants for all new construction or additions to existing buildings within 1,000 feet of the project. 3.3 All entrance and internal roads shall have a turning radius of 28' inside and 48' outside radius. 3.4 For all Fire Lanes, provide signage "No Parking Fire Lane". 3.5 Fire lanes and streets shall have a vertical clearance of 13'6". This includes mature landscaping. 3.6 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. 3.7 The roadways shall be built to Ada County Highway Standards cross section requirements and shall have a clear driving surface, available at all times, which is 20' wide. Streets with less than a 29' street width shall have no parking. Streets with less than 33' shall have parking only on one side. These measurements shall be based on the face of curb dimension. The roadway shall be able to accommodate an imposed load of 75,000 GVW. 3.8 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. Exhibit B Page 2 CITY OF MERIDIAN PLANNINtw&PARTMENT STAFF REPORT FOR THE HEA.— G DATE OF AUGUST 17, 2006 3.9 Maintain a separation of 5' from the building to the dumpster enclosure. 3.10 Provide a Knox box entry system for the complex prior to occupancy. 3.11 The applicant shall work with Planning Department staff to provide an address identification plan and a sign which meets the requirements of the City of Meridian sign ordinance. There shall be a mandatory monument sign erected at the intersection of Eagle Road and the center drive aisle. Additionally, two other monument signs shall be placed on site. One to be located at the intersection of Eagle Road and the north drive aisle, and the other at the approved full access point on Ustick Road. 3.12 All aspects of the building systems (including exiting systems), processes & storage practices shall be required to comply with the International Fire Code. 3.13 All portions of the buildings located on the project must be within 150' of a paved surface as measured around the perimeter of the building. 3.14 Provide exterior egress lighting as required by the International Building & Fire Codes. 3.15 Where a portion of the facility or building hereafter constructed or moved into or within the jurisdiction is more than 400 feet (122 m) from 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). 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). 3.16 There shall be a fire hydrant within 100' of all Fire Department connections. 4. POLICE DEPARTMENT 4.1 The loading areas shall be separated from all public parking areas. 4.2 The west faVade shall be modified to include a window that looks onto the loading areas. 5. PARKS DEPARTMENT 5.1 The Parks Department has no concerns with the site design as submitted with the application. 6. SANITARY SERVICES COMPANY 6.1 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. 7. ADA COUNTY HIGHWAY DISTRICT SITE SPECIFIC COMMENTS (G.I. JOE'S) 7.1 Prior to final approval, the application will need to submit plans to the ACHD Development Review Department. 7.2 A traffic impact fee will be assessed by ACHD and will be due prior to the issuance of a building permit. Contact ACHD Planning & Development Services at 387-6170 for information regarding impact fees. SITE SPECIFIC COMMENTS (CENTRE POINTE SUBDIVISION) 7.3 Construct N. Centrepoint Way as a 40-foot street section with vertical curb, gutter, and 5-foot Exhibit B Page 3 CITY OF MERIDIAN PLANNINIMtEPARTMENT STAFF REPORT FOR THE HEA�G DATE OF AUGUST 17, 2006 concrete sidewalks within 54 feet of right-of-way. Construct a temporary turnaround at the end of the roadway and install a sign that states "THIS ROADWAY WILL BE EXTENDED IN THE FUTURE." 7.4 Construct a 5-foot, detached concrete sidewalk within the right-of-way abutting the site to be no closer than 41 feet from the centerline of Ustick Road. 7.5 Utilize the existing right -in / right -out only access point intersecting Ustick Road approximately 400 feet west of Eagle Road. Pave the driveway its full width and at least 30 feet into the site. 7.6 Utilize the existing full access point intersecting Ustick Road approximately 600 feet west of Eagle Road. Pave the driveway its full width and at least 30 feet into the site. The site's existing access point intersection Ustick Road approximately 400 feet west of Eagle Road is approve as a curb return to be no more than 36 feet wide, paved its full width at least 30 feet into the site (right -in / right -out only). 7.7 Comply with requirements of TTD and City of Meridian for the 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 permit (or other required permits), whichever occurs first. Contact the District III Traffic Engineer at 334-8340. 7.8 Comply with all Standard Conditions of Approval. STANDARD CONDITIONS OF APPROVAL (CENTRE POINTE SUBDIVISION) 7.9 Any existing irrigation facilities shall be relocated outside of the right-of-way. 7.10 Private sewer or water systems are prohibited from being located within any ACHD roadway or right-of-way. 7.11 All utility relocation costs associated with improving street frontages abutting the site shall be borne by the developer. 7.12 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. 7.13 Comply with the District's Tree Planter Width Interim Policy. 7.14 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 number) for details. 7.15 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. 7.16 The applicant shall submit revised plans for staff approval, prior to issuance of a building permit (or other required permits), which incorporates any required design changes. 7.17 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. 7.18 Payment of applicable road impact fees are required prior to building construction in accordance with Ordinance #200, also known as the Ada County Highway District Road Impact Fee Ordinance. 7.19 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 Exhibit B Page 4 CITY OF MERIDIAN PLANNI rMEPARTMENT STAFF REPORT FOR THE HEP. G DATE OF AUGUST 17, 2006 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. 7.20 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. 7.21 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. Exhibit B Page 5 CITY OF MERIDIAN PLANNINMEPARTMENT STAFF REPORT FOR THE HEA,,. G DATE OF AUGUST 17, 2006 C. Required Conditional Use Permit Findings from Unified Development Code The Commission shall base its determination on the Conditional Use Permit request upon the following: L That the site is large enough to accommodate the proposed use and meet all the dimensional and development regulations in the district in which the use is located. The proposed building and uses on this site can accommodate and meet all dimensional and development regulations of this district. Parking stalls are required at the ratio of one space per 500 square feet of gross floor area in commercial districts (UDC 11-3C-6). Per this requirement, 104 stalls are required. There are 244 parking stalls proposed on this site, with designated handicap accessible stalls. This provision exceeds the City's minimum parking stall ratio. Staff finds that the project should have ample parking. Staff also finds that the subject property is large enough to accommodate the required yards (setbacks), parking, landscaping and other features required by the ordinance. Staff recommends the Commission rely on Staff s analysis and any oral or written public testimony provided when determining if this site is large enough to accommodate the proposed use. 2. That the proposed use will be harmonious with the Meridian Comprehensive Plan and in accord with the requirements of this Title. Staff finds that the designated Comprehensive Designation for this property is Mixed -Use Regional. The property is currently zoned C-G, with a requirement for CUP approval of each building/use. The proposed use is generally harmonious with the requirements of the UDC (See Sections 8 and 10 above for more information regarding the requirements for this use). 3. 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 that if the applicant complies with the conditions outlined in this report, the general design, construction, operation, and maintenance of a retail building with a drive -through should be compatible with other uses in the general neighborhood and with the existing and intended character of the area. 4. That the proposed use, if it complies with all conditions of the approval imposed, will not adversely affect other property in the vicinity. Staff finds that if the applicant complies with the conditions outlined in this report, the proposed uses will not adversely affect other property in the area. The Commission should rely upon any public testimony provided to determine if the development will adversely affect the other property in the vicinity. 5. That the proposed use will be served adequately by essential public facilities and services such as highways, streets, schools, parks, police and fire protection, drainage structures, refuse disposal, water, and sewer. Exhibit C Page I CITY OF MERIDIAN PLANNINT DEPARTMENT STAFF REPORT FOR THE HEf._.,,G DATE OF AUGUST 17, 2006 Staff finds that sanitary sewer, domestic water, refuse disposal, and irrigation are currently available to the subject property. Please refer to any comments prepared by the Meridian Fire Department, Police Department, Parks Department, Sanitary Services Corporation and ACHD. Based on comments from other agencies and departments, staff finds that the proposed use will be served adequately by all of the public facilities and services listed above. 6. That the proposed use will not create excessive additional costs for public facilities and services and will not be detrimental to the economic welfare of the community. If approved, the applicant will be financing any improvements required for development. Staff finds there will not be excessive additional requirements at public cost and that the proposed use will not be detrimental to the community's economic welfare. 7. 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 the general welfare by reason of excessive production of traffic, noise, smoke, fumes, glare or odors. Staff recognizes that traffic and noise will increase with the approval of retail uses in this location; however, staff does not believe that the amount generated will be detrimental to the general welfare of the public. Staff does not anticipate the proposed use will create excessive noise, smoke, fumes, glare, or odors. Staff finds that the proposed uses will not be detrimental to people, property or the general welfare of the area. 8. 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. Staff finds that there should not be any health, safety or environmental problems associated with this subdivision that should be brought to the Commission's attention. Staff finds that the proposed use will not result in the destruction, loss or damage of any natural, scenic or historic feature of major importance. Exhibit C Page 2