HomeMy WebLinkAboutMeridian Gateway Walgreen's Pharmacy CUP-06-015
CITY OF MERIDIAN
FINDINGS OF FACT, CONCLUSIONS OF
LAW AND DECISION & ORDER
.~RE C I"lED
JUL i 4 2006
Cit Of M,
~;l"
In the Matter of Conditional Use Permit for a 14,820
square foot drive-through pharmacy, by White-Leasure Development Company.
Case No(s).: CUP-06-015
For the Planning & Zoning Commission Hearing Date of: June 1, June 15, and July 6,2006
(findings approved on July 20, 2006 Commission agenda)
A. Findings of Fact
1. Hearing Facts (see attached Staff Report for the hearing date of July 6, 2006 incorporated
by reference)
2. Process Facts (see attached Staff Report for the hearing date of July 6, 2006 incorporated
by reference)
3. Application and Property Facts (see attached Staff Report for the hearing date of July 6,
2006 incorporated by reference)
4. Required Findings per the Unified Development Code (see attached Staff Report for the
hearing date of July 6,2006 incorporated by reference)
B. Conclusions of Law
1. The City of Meridian shall exercise the powers conferred upon it by the "Local Land Use
Planning Act of 1975," codified at Chapter 65, Title 67, Idaho Code (LC. ~67-6503).
2. The Meridian City Council takes judicial notice of its Unified Development Code
codified at Title 11 Meridian City Code, and all current zoning maps thereof. The City of
Meridian has, by ordinance, established the Impact Area and the Amended
Comprehensive Plan of the City of Meridian, which was adopted August 6, 2002,
Resolution No. 02-382 and Maps.
3. The conditions shall be reviewable by the City Council pursuant to Meridian City Code ~
11-5A.
4. Due consideration has been given to the comment(s) received from the governmental
subdivisions providing services in the City of Meridian planning jurisdiction.
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
CASE NO(S). CUP-06-15 - PAGE I of4
5. It is found public facilities and services required by the proposed development will not
impose expense upon the public if the attached conditions of approval are imposed.
6. That the City has granted an order of approval in accordance with this Decision, which
shall be signed by the Commission Chair and City Clerk and then a copy served by the
Clerk upon the applicant, the Planning Department, the Public Works Department and
any affected party requesting notice.
7. That this approval is subject to the Site Plan and the Conditions of Approval in the
attached Staff Report for the hearing date of July 6, 2006 incorporated by reference. The
conditions are concluded to be reasonable and the applicant shall meet such requirements
as a condition of approval of the application.
C. Decision and Order
Pursuant to the Plalllling & Zoning Commission's authority as provided in Meridian City
Code S II-SA and based upon the above and foregoing Findings of Fact which are herein
adopted, it is hereby ordered that:
1. The applicant's Site Plan as evidenced by having submitted the Site Plan dated March
15, 2006, labeled S 1.0; and,
2. The following modifications to site specific conditions were made at the Planning &
Zoning Commission hearing: Condition 1.2 was modified to allow the applicant to
request alternative compliance for the width of the landscape buffer along Meridian
Road, where the deceleration lane will be constructed; Condition 1.2 was modified to
defer the construction of the land use buffer to the south, until another building is
constructed on this site; and, Condition 3.9 was modified to allow the trash compactor
to not be separated from the building by 5 feet (a Fire Department requirement).
3. The site specific and standard conditions of approval are as shown in the attached Staff
Report for the hearing date of July 6,2006 incorporated by reference.
D. Notice of Applicable Time Limits (as applicable)
1. Notice of Eighteen (18) Month Conditional Use Permit Duration
Please take notice that the conditional use permit, when granted, shall be valid for a
maximum period of eighteen (18) months unless otherwise approved by the City.
During this time, the applicant shall commence the use as permitted in accord with the
conditions of approval, satisfy the requirements set forth in the conditions of approval,
and acquire building permits and commence construction of permanent footings or
structures on or in the ground. For conditional use permits that also require platting, the
final plat must be recorded within this eighteen (18) month period. For projects with
multiple phases, the eighteen (18) month deadline shall apply to the first phase. In the
event that the development is made in successive contiguous segments or multiple
phases, such phases shall be constructed within successive intervals of one (1) year
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
CASE NO(S). CUP-06-15 -PAGE2of4
from the original date of approval. If the successive phases are not submitted within the
one (1) year interval, the conditional approval of the future phases shall be null and
void. Upon written request and filed by the applicant prior to the tennination ofthe
period in accord with 11-5B-6.G.1, the Director may authorize a single extension of the
time to commence the use not to exceed one (1) eighteen (18) month period. Additional
time extensions up to eighteen (18) months as determined and approved by the
Commission may be granted. With all extensions, the Director or Commission may
require the conditional use comply with the current provisions of Meridian City Code
Title 11.
E. Notice afFinal Action and Right to Regulatory Takings Analysis
1. The Applicant is hereby notified that pursuant to Idaho Code 67-8003, a denial of a plat
or conditional use permit entitles the Owner to request a regulatory taking analysis.
Such request must be in writing, and must be filed with the City Clerk not more than
twenty-eight (28) days after the final decision concerning the matter at issue. A request
for a regulatory takings analysis will toll the time period within which a Petition for
Judicial Review may be filed.
2. Please take notice that this is a final action of the governing body of the City of
Meridian, pursuant to Idaho Code g 67-6521 an affected person being a person who has
an interest in real property which may be adversely affected by the issuance or denial of
the conditional use pemlit approval may within twenty-eight (28) days after the date of
this decision and order seek a judicial review as provided by Chapter 52, Title 67, Idaho
Code.
F. Attached: Staff Report for the hearing date of July 6, 2006
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
CASE NO(S). CUP-06-15 - PAGE 3 of4
By action of the Planning & Zoning Commission at its regular meeting held on the Zo-J-t---.
day of /1A) ~A t ' 2006.
COMMISSIONER MICHAEL ROHM
(CHAIR)
VOTED~
COMMISSIONER DAVID MOE
VOTED L({c:c,
p
VOTED~L
COMMISSIONER WENDY NEWTON-HUCKABAY
COMMISSIONER KEITH BORUP
VOTED .H~'Gt
CHAI AN MICHAEL ROHM
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ara Green, Deputy City Cleil> ""'7 ~:;v ,. "." ,/
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Copy served upon Applicant, The Pliffiting Department, Public Works Department and City
VOTED~
COMMISSIONER DAVID ZAREMBA
Attest:
Attorney.
By: $hCUt m~~{/;l
City Clerk
Dated:
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CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
CASE NO(S). CUP-06-15 - PAGE 4 of 4
CITY OF MERIDIAN PLANNING DEP ARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 6, 2006
IDAHO
STAFF REPORT
TO:
FROM:
SUBJECT:
Hearing Date: 7/6/2006
Planning & Zoning Commission
Caleb Hood, Current Planning Manager
Meridian Gateway Walgreen's
CUP~06-0 15
Conditional Use Permit for a 14,820 square foot drive-through pharmacy, by
White-Leasure Development Company.
~~ ftIlV'" J.:.~
'-/VLtJridia:n
1. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST
The applicant, White-Leasure Development Company, has applied for Conditional Use Permit approval
for a drive-through pharmacy. The subject property is currently zoned C"G (General Retail and Service
Commercial District.) Although drive-throughs and pharmacies are principally permitted uses in the C"G
zone, the Development Agreement in effect for this site requires all uses on this site to obtain Conditional
Use Permit approval. The subject site is located on the southwest corner of Meridian Road and Overland
Road. Concurrent to the CUP application, the applicant is requesting design review approval, as this
property is located on Meridian Road, an Entryway Corridor.
2. SUMMARY RECOMMENDATION
Staff has provided a detailed analysis of the requested CUP and Design Review (DR) applications below.
NOTE: Design Review applications only require administrative review. Staff has included the DR
analysis within the suq,iect staff report. However, the Commission does not have to make a formal action
on the applicant's DR request. Staff recommends approval of CUP-06-0 15 for Meridian Gateway
Walgreen's as presented in the Staff Report for the hearing date of July 6,2006, subiect to the conditions
listed in Exhibit B. On Julv 6. 2006 the Meridian PlanniD!! & Zonine Commission voted to approve
the subiect application with the modified conditions in Exhibit B.
a. Summary of Public Hearings:
i. In favor: Jeff Huber (Applicant)
ii. [n opposition: None
Ill. Commenting: None
iv. Staff presenting application: Caleb Hood
v. Other staff commenting on application: None
b. Key Issues of Discussion by Commission:
i. Expected traffic and access to this site and to the west;
ii. Landscape buffers along Meridian Road and to the south.
c. Key Commission Changes to Staff Recommendation:
i. Allowed applicant to submit alternative compliance for the landscape buffer
width on Meridian Road, adiacent to the deceleration lane:
II. Allowed the land use buffer to the south to be constructed with the next
commercial business on this site.
3. PROPOSED MOTIONS
Approval
After considering all staff, applicant and public testimony, I move to approve File Number CUP-
06-015 as presented in the Staff Report for the hearing date of July 6, 2006, with the following
modifications to the conditions of approval: (add any proposed modifications). I further move to
Meridian Gateway Walgreen's (CUP-06-015) - Page 1
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 6, 2006
direct staff to prepare an appropriate findings document to be considered at the next Planning and
Zoning Commission hearing on July 20,2006.
Denial
After considering all staff, applicant and public testimony, I move to deny File Number CUP-06-
015 as presented during the hearing of July 6, 2006, for the following reasons: (you must state
specific reason(s) for the denial of the conditional use permit.) I further move to direct Legal
Department Staff to prepare an appropriate findings document to be considered at the next
Planning and Commission hearing on July 20, 2006.
Continuance
After considering all staff, applicant and public testimony, I move to continue File Number
CUP-06-015 to the hearing date of (insert continued hearing date here) for the following
reason(s): (you should state specific reason(s) for continuance.)
4. APPLICATION AND PROPERTY FACTS
a. Site Address/Location: 1601 S. Meridian Road; southwest comer of Meridian Road and
Overland Road; Section 24, T3N Rl W
b. Owners:
William & Mary Howell
497 White Cloud Drive
Boise, ill 83709
c. Applicant:
White-Leasure Development Company
416 S. 8th Street, Ste. 200
Boise, ill 83702
d. Representative: Jeff Huber, White-Leasure Development Company
e. Present Zoning: C-G
f. Present Comprehensive Plan Designation: Commercial
g. Description of Applicant's Request: The applicant is requesting Conditional Use Permit
approval for a 14,820 square foot pharmacy with a drive-through.
1. Date of CUP Site Plan (attached in Exhibit A): March 15,2006
2. Date of Landscape Plan (attached in Exhibit A): March 15, 2006
5. PROCESS FACTS
a. The subject application will in fact constitute a conditional use as determined by the
Development Agreement in effect for this site. By reason of the provisions ofUDC 11-5B-6, a
public hearing is required before the Planning and Zoning Commission on this matter.
b. Newspaper notifications published on: May 19th and May 29th, 2006
c. Radius notices mailed to properties within 300 feet on: May 2006
d. Applicant posted notice on site by: June 26t\ 2006
6. LAND USE
Meridian Gateway Walgreen's (CUP-06-0 15) - Page 2
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 6, 2006
a. Existing Land Use(s): Convenience store and some temporary uses
b. Description of Character of Surrounding Area: Single family residential, highway-
oriented services, rapidly urbanizing
c. Adjacent Land Use and Zoning:
1. North: Mr. Sandman Subdivision #2 and Interstate Center Subdivision, zoned C-G
with an existing convenience station
2. West: Unplatted/vacant, zoned C-G
3. South: Elk Run Subdivision, single-family residential, zoned R-8
4. East: Southern Springs Subdivision #2, future commercial, zoned C-G
d. HistOlY of Previous Actions: File AZ-04-031, Annexation and Zoning for Meridian
Gateway. The subject property was annexed and zoned to General Retail and Commercial (C-
G) with a Development Agreement on August 2S, 2005. On June 6, 2006 the Meridian City
Council approved V AR-05-027 by allowing one right-in/right-out only driveway to Meridian
Road for this property.
e. Existing Constraints and Opportunities:
1. Public Works
Location of sewer: Extension of mains in Overland Road
Location of water: Extension of mains in Overland Road
Issues or concerns: None
2. Vegetation: N/ A
3. Flood plain: N/A
4. Canal sID itches Irrigation: N/A
S. Hazards: There is/was a clean up in process at this site for gasoline contaminated soils.
6. Size of Property: 9.08 acres
7. Description of Use: Proposed 14,820 square foot retail pharmacy with a drive-
through
f. Summary of Proposed Streets and/or Access (private, public, common drive, etc.):
The applicant is proposing one new access point to Meridian Road/SH69 at
approximately SOO-feet south of Overland Road. The applicant is proposing two
driveways to Overland Road located approximately 260-feet west of Meridian Road, and
at the west property line. ACHD has approved the driveway locations to Overland Road;
ITD's approval of the access point to Meridian Road is still pending. However, the City
Council has granted the applicant a variance to allow one right-in/right-out access to
Meridian Road located approximately SOO-feet south of Overland Road.
7. AGENCY COMMENTS On April 28, 2006, ajomt agency and departments meeting was held with
service providers in this area. 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
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 6, 2006
"Commercial" on the Comprehensive Plan Future Land Use Map. In Chapter VII of the Comprehensive
Plan, "Commercial" areas are anticipated to provide a full range of commercial and retail to serve area
residents and visitors. 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 City Fire
Department, who currently shares resource and personnel with the Meridian
Rural Fire Department.
· The subject 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) and lTD. 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.
Municipal, fee-supported, services will be provided to this site 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. Please see the CUP Analysis in Section 10 below for
more information on landscaping this site.
· "Require appropriate landscape and buffers along transportation cOlTidors (setback,
vegetation, low walls, berms, etc.)." (Chapter VII, Goal N, Objective D, Action 4)
Please see bullet above and Section 10 below for information regarding landscaping on this
site. A 35-foot wide landscape buffer is required ac(jacent to Meridian Road; a 25-foot wide
landscape buffer is required adjacent to Overland Road; and, a 25-foot wide landscape
buffer is required between C-G zoned properties and residentially zoned properties.
· "Plan for a variety of commercial and retail opportunities within the Impact Area." (Chapter
VII, Goal 1, Objective B)
Staff believes that the proposed use does contribute to the variety of uses in this area.
Meridian Gateway Walgreen's (CUP-06-015) ~ Page 4
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 6, 2006
Staff also finds the following 2002 Comprehensive Plan text policies to be applicable to this application:
· "The capacity of arteriaL. .roadways can be greatly diminished by excessive driveway
connections to the roadways. The City should cooperate with ACHD to minimize access points
on arteriaL. .roadways as development applications are reviewed." (Chapter VI, page 72)
· "Develop methods, such as cross-access agreements, frontage roads, to reduce the number of
existing access points on to arterial streets." (Chapter VI, Goal II, Obj. A, #12, page 79).
· "Restrict curb cuts and access points on . . .arterial streets." (Chapter VII, Goal IV, Obj. D, #S,
page 107)
9. UNIFIED DEVELOPMENT CODE
a. Zoning Schedule of Use Control: UDC ll-2B-2 lists a drive-through as a
Permitted/Conditional use in the C-G zone. However, the applicant is required to obtain CUP
approval because the recorded Development Agreement for this site requires it.
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-G General Retail And Service
Commercial District: The purpose of the C-G district is to provide for commercial uses which
are customarily operated entirely or almost entirely within a building; 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. All such
districts shall be connected to the municipal water and sewer systems of the city, and shall not
constitute strip commercial development and encourage clustering of commercial
development.
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 as Sheet S1.0, dated March IS,
2006, and the landscaping proposed, with the following comments:
Existing Development Agreement: There is a Development Agreement (DA) in effect for
this property. Section 5B5 of the recorded DA, recorded with instrument #105134293,
requires all future uses on this site to be approved through the Conditional Use Permit
process. In accordance with the DA, the applicant has submitted a CUP for the proposed
drive-through pharmacy.
Section 5B6 of the recorded DA for this site states that prior to the issuance of any building
permit on the subject property, all existing uses shall be properly abandoned or brought into
compliance with the Meridian City Code, Meridian Fire Department, and subject to the
Conditions of ACHD and lTD. Currently, there are several uses on this site. Staff has
carried this DA provision over as a condition of the subject CUP.
Development along Federal and State Highways: Unified Development Code (UDC) 11-3H-
1, Purpose. One ofthe three purpose statements is to "limit access points to state highways in
order to maintain traffic flow and provide better circulation and safety within the community
Meridian Gateway Walgreen's (CUP-06-0I5) -Page 5
CITY OF MERlOIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 6,2006
and for the traveling public." See Access below for analysis.
UDC 11-3H-4B3 states: "The applicant shall construct a street, generally paralleling the state
highway, be designed to accommodate future connectivity and access to all properties
fronting the state highway that lie between the applicant's property and the nearest section
line road and/or half mile collector road." The property to the south has already been
developed for residential use. Staff believes that this requirement does not apply to the
subject site.
The submitted site plan shows a 5-foot wide detached sidewalk adjacent to Meridian
Road/SH-69. UDC 11-3H-3C4 requires a lO-foot wide multi-use pathway with a public use
easement along Highway 69. The applicant should be required to construct a lO-foot wide
multi-use pathway with a public use easement along the frontage of Meridian Road/SH-69.
Access: The original submitted site plan shows two access points to Meridian Road, a state
highway. The applicant has since submitted a revised plan with a driveway shown at SOo-
feet south of Overland Road. The UDC limits access points to state highways to the mid-
mile. However, on June 6, 2006 the Meridian City Council voted to approve a variance
request on this site, granting one right-in/right-out driveway to the subject property, located
no closer than 500-feet south of the centerline of Overland Road. A City Council provision
of approving this access to Meridian Road was that it directly stub to the property to the
west, so that property could also use the access. This access, if permitted by ITD, shall be
the only access to Meridian Road for this property.
The submitted site plan depicts two access points to Overland Road, a principal arterial
street. The ACHD has approved one right-in/right-out driveway to Overland Road, located
approximately 260-feet west of Meridian Road. The ACHD has approved a second, full
access, driveway to Overland Road at the west property line. City Staff is supportive of the
two driveways. However, because the western most driveway is being required/allowed at
the west property line, staff recommends that the subject applicant grant a cross-access,
ingress-egress to the undeveloped property to the west. Except for the accesses approved by
ACHD, no additional access to Overland Road should be approved for this site.
The UOC and the Comprehensive Plan have policies and goals that limit access points to
arterial streets (see Section 8 above) and staff believes that this is a situation where shared
accesses to Overland Road and Meridian Road are consistent with the City's and ACHD's
goals and policies. When the property to the west develops, City Staff should condition that
that property owner reciprocate the cross-access easement for the subject property to use
any drive aisles and access points they may receive approval to construct on their property.
Landscaping: The landscape plan prepared by The Land Group, Inc., dated March 15,
2006, labeled Sheet Ll.O and Ll.! is not approved. The following modifications/notes shall
be made to the submitted landscape plan and submitted with the CZC application:
· UDC Table 11-2B-3 requires a 35-foot wide landscape street buffer along entryway
corridors. Meridian Road is designated as an Entryway Corridor. Some of the
landscape buffer adjacent to Meridian Road on the submitted landscape plan is 35-feet
wide, some of it is less than 3S-feet wide. Staff realizes that ITD may require a
deceleration and/or acceleration along Meridian Road, where the right-in/right-out
driveway is proposed. However, if the applicant does not believe that they are able to
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 6,2006
construct a full 35-foot wide street buffer, located entirely outside of the right-of-way,
along the entire length of Meridian Road, then an Alternative Compliance application
should be submitted and approved by the Meridian Planning Department. Said
application should be submitted concurrent to the CZC application, or before.
Installation of the landscaping adjacent to Meridian Road should comply with UDC 11-
3B-7.
. UDC Table 11-2B-3 requires a 25-foot wide landscape street buffer, located entirely
outside of the right-of-way, along arterial streets. Overland Road is an arterial street.
The submitted landscape plan shows a wider-than-required landscape buffer adjacent to
Overland Road. Installation of the landscaping adjacent to Overland Road should
comply with UDC 11-3B-7.
· UDC Table 11-2B-3 requires a 25-foot wide land use buffer between C-G zoned
property and residentially zoned property. There are single-family homes directly south
of the subject site. In accordance with UDC Table 11-2B-3, a 25-foot wide land use
buffer shall be constructed along the southern boundary of this property. NOTE: Staff
has discussed this requirement with the applicant. There is a pretty significant elevation
change at the south property line of this site - the homes are elevated. Alternative
Compliance is an option for the applicant. However, staff recommends that the
Commission consider any testimony that may be presented during the subject public
hearing on this issue.
· UDC 11-3B-8C2 requires a landscape planter to be constructed to break up long rows
of parking stalls. A maximum of 12 parking stalls shall be allowed in a row, until a
landscape planter is constructed. Landscape planters are also required on the ends of
rows to prevent cross-space driving. Said landscape planters shall contain a minimum
of 50 square feet of are and be at least 5-feet wide, measured inside curbs. At least one
tree and vegetative groundcover should be placed with said landscape planters. Several
landscape planters should be added to and modified within the proposed internal
parking lot, spaced and landscaped in accordance with UDC 11-3B-8C2.
· ApproximateIy two-thirds of the subject site is not proposed for development at this
time. Therefore, the area shown for future site development should be maintained free
of combustible vegetation (weeds). NOTE: On a similar project, the Commission has
required the applicant only developing a portion of the site to install grass on the
remaining portion. Staff recommends that the Commission determine if planting the
future site development area is appropriate in this instance or not.
· A written certificate of completion should 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 a revised landscape plan, with the Certificate ofZornng Compliance application.
Parking: The applicant is proposing to construct 116 parking stalls for this use; 30 parking
stalls are required by Ordinance. UDC Table 11-3C-1 requires 90-degree parking stalls to
be 19-feet long, adjacent to 25-foot wide drive aisles. UDC 11-3C-5B4 allows parking stall
dimensions to be reduced by 2 feet in length if 2 feet is added to the width of the sidewalk
or landscape area. Compact stalls may be reduced in depth by an additional two feet. UDC
11-3A-17A requires sidewalks to be at least 5-feet wide. All parking should comply with
the standards of the UDC.
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CITY OF MERIDIAN PLANNING DEP ARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 6, 2006
One bicycle parking space shall be provided for every 25 vehicle parking spaces (UDC 11-
3C-6G). Provide a minimum of 5 park bicycle rack on this site.
Drive-through Design: Staff is supportive of the proposed drive-through configuration, and
finds that it meets the requirements set forth in UDC 11-4-3.11, which states that "a site
plan shall be submitted that demonstrates safe pedestrian and vehicular access and
circulation on the site and between adjacent properties. At a minimum, the site plan shall
demonstrate compliance with the following standards:
· Stacking lanes shall have sufficient capacity to prevent obstruction of the public
right-of-way by patrons;
· The stacking lane shall be a separate lane from the circulation lanes needed for
access and parking;
· The stacking lane shall not be located within ten feet (l 0 ') of any residential district
or existing residence;
· Any stacking lane greater than one hundred feet (100') in length shall provide for an
escape lane.
. A letter from the Transportation Authority indicating the site plan is in compliance
with the authority's standards and policies shall be required.
Staff finds that the site plan submitted with this application complies with the drive-through
standards set forth in UDC 11-4-3.11.
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-IA). 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.
Design Review Standards (UDC 11-3A-19): This project is adjacent to Meridian Road, and
Entryway Corridor. UDC 11-3A-19 requires Design Review approval for useslbuildings
along Entryway Corridors. The applicant has submitted a Design Review application
concUlTently with the CUP application. Staff finds that the subject site should comply with
the standards for uses along entryway corridors as follows:
1. Architectural Character:
a. Facades: Facades visible from a public street shall incorporate modulations in the fac;ade,
roof line recesses and projections along a minimum of twenty percent (20%) of the length of
the facade.
b. Primary public entrance(s): The primary building entrance(s) shall be clearly defined by
the architectural design of the building. Windows, awnings, or arcades shall total a minimum
of thirty percent (30%) of the facade length facing a public street.
c. Roof lines: Roof design shall demonstrate two or more of the following: a) overhanging
eaves, b) sloped roofs; c) two (2) or more roof planes; d) varying parapet heights; and e)
conuces.
d. Pattern variations: At least two (2) changes in one (1) or a combination of the following
shall be incorporated into the building design: color, texture and/ materials.
Meridian Gateway Walgreen's (CUP-06-015) ~ Page 8
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 6, 2006
e. Mechanical equipment: All ground-level and rooftop mechanical equipment shall be
screened to the height of the unit as viewed from the property line.
2. Color and materials: Exterior building walls shall demonstrate the appearance of high-
quality materials of stone, brick, wood or other native materials. Acceptable materials include
tinted or textured masonry block, textured architectural coated concrete panels, tinted or
textured masonry block, or stucco or stucco-like synthetic materials. Smooth-faced concrete
block, tilt-up concrete panels, or prefabricated steel panels are prohibited except as accent
materials.
3. Parking Lots: No more than seventy percent (70%) of the off-street parking area for the
structure shall be located between the front far;ade of the structure and abutting streets, unless
the principal building(s) and/or parking is/are screened from view by other structures,
landscaping and/or berms.
4. Pedestrian walkways:
a. A continuous internal pedestrian walkway that is a minimum of eight feet (8 ') in width
shall be provided from the perimeter sidewalk to the main building entrance. The walkway
width shall be maintained clear of any outdoor sale displays, vending machines, or temporary
structures.
b. The internal pedestrian walkway shall be distinguished from the vehicular driving surfaces
through the use of pavers, colored or scored concrete, or bricks.
c. Walkways at least eight feet (8') in width, shall be provided for any aisle length that is
greater than one-hundred fifty (ISO) parking spaces or two hundred feet (200') away from the
main building entrance.
d. The walkways shall have weather protection (including but not limited to an awning or
arcade) within twenty feet (20') of all customer entrances.
The building elevations prepared by BRS Architects (Drawing El.O) are approved, as they
comply with the Design Review standards contained in UDC 11-3A-l9. Further, BRS
Architects has submitted a memo to the Meridian Planning Department, dated April 14, 2006,
stating that the proposal meets the Design Review Standards listed above. Staff believes that
the subject DR application generally complies with the DR standards and is hereby approved,
except for the 8-foot wide pedestrian walkway requirement from the perimeter sidewalk. A
continuous internal pedestrian walkway that is a minimum of eight feet in width should be
provided from the perimeter sidewalk to the main building entrance (S-feet currently shown).
The internal pedestrian walkway should be distinguished from the vehicular driving surfaces
through the use of pavers, colored or scored concrete, or bricks. The walkway width shall be
maintained clear of any outdoor sale displays, vending machines, or temporary structures.
b. Staff Recommendation: Staff recommends approval of CUP-06-01S for Meridian
Gatewav Walgreen's as presented in the Staff Report for the hearing date of July 6. 2006
based on the Findings of Fact as listed in Exhibit C and subiect to the conditions of approval
as listed in Exhibit B. On Julv 6. 2006. the Meridian Planninl! & Zoninl! Commission
voted to approve the subiect application. with the conditions in Exhibit B.
Meridian Gateway Walgreen's (CUP-06-015) - Page 9
CITY OF MERlDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 6, 2006
11. EXHIDITS
A Drawings
1. CUP Site Plans (Original Site Plan (dated March 15, 2006) and Alternative Site Plan
with revised access location)
2. CUP Landscape Plan (dated March 15,2006)
3. Building Elevations (Sheet El.O)
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. Idaho Transportation Department
8. Central District Health
9. Ada County Highway District
C. Required Findings from Zoning Ordinance
Meridian Gateway Walgreen's (CUP-06-015) - Page 10
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 6, 2006
A. Drawings
1. CUP Site Plan (dated March 15, 2006)
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Exhibit A - Page 2
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 6, 2006
2. Landscape Plan (dated March 15, 2006)
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEAR[NG DATE OF JULY 6, 2006
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Exhibit A - Page 4
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 6, 2006
3. Building Elevations (prepared by BRS Architects, Drawing El.O)
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 6, 2006
B. Conditions of Approval
1. PLANNINCDEPARTMENTS
1.1 The Site Plan labeled as S1.0, prepared by The Land Group, Inc., dated March lS, 2006 is not
approved. A revised Site Plan, depicting the conditions listed herein, shall be submitted with the
Certificate of Zoning Compliance application for the subj ect retail pharmacy. Comply with all
previous requirements of this site associated with AZ-04-031, Development Agreement
Instrument #1 OS134293, and V AR-OS-027. All future uses on this site shall be approved through
the Conditional Use Permit process.
1.2 The Landscape Plan labeled Ll.O and Ll.l, prepared by The Land Group, Inc., dated March 15,
2006 is not approved as submitted. The following modifications/notes shall be made to the
submitted landscape plan and submitted with the CZC application:
· UDC Table 11-2B-3 requires a 35-foot wide landscape street buffer along entryway
corridors. Unless otherwise approved by the City, construct a full 3S-foot wide street
buffer, located entirely outside of the right-of-way, along the entire length of Meridian
Road. Installation of the landscaping adjacent to Meridian Road shall comply with UDC
11- 3B-7. The applicant shall be allowed to submit an alternative compliance
application to the Planning Department. requesting that the landscape buffer area
be reduced adiacent to the deceleration lane on Meridian Road.
. UDC Table 11-2B-3 requires a 2S-foot wide landscape street buffer, located entirely
outside of the right-of-way along arterial streets. Construct a minimum 2S-foot wide
street buffer, located entirely outside of the right-of-way, along the entire length of
Overland Road. Installation of the landscaping adjacent to Overland Road shall comply
with UDC 11-3B-7.
. UDC Table 11-2B-3 requires a 25-foot wide land use buffer between C-G zoned
property and residentially zoned property. In accordance with UDC Table 11-2B-3, and
unless otherwise approved by the City, construct a 2S-foot wide land use buffer along
the southern boundary of this property. The subiect land use buffer shall be
constructed when the next CUP/building is constructed on this site.
· In accordance with UDC 11-3B-8C2, construct landscape planters to break up rows of
parking in excess of 12 in a row. Landscape planters shall also be constructed on the
ends of rows to prevent cross-space driving. Said landscape planters shall contain a
minimum of 50 square feet and be at least 5-feet wide, measured inside curbs. At least
one tree and vegetative groundcover shall be placed with said landscape planters.
Landscaping within said planters shall be installed in accordance with UDC 11-3B-8C2.
· Approximately two-thirds of the subject site is not proposed for development at this
time. The area shown for future site development shall be maintained free of
combustible vegetation (weeds) and other nuisances (signs, junk cars, etc.).
· 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 a revised landscape plan, with the Certificate of Zoning Compliance application.
1.3 Provide a minimum of a S-bike rack on this site.
104 Construct a 10-foot wide multi-use pathway along Highway 69, located outside of the right-of-
way, with a public use easement.
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 6, 2006
1.S Construct one right-in/right-out only driveway to Meridian Road/SH-69, if permitted by lTD.
Said driveway shall be located no closer than SOO-feet south of the centerline of Overland Road,
and shall directly continue/stub to the undeveloped parcel to the west. Construct two driveways to
Overland Road, as approved by ACHD. Provide a copy of a recorded cross-access, ingress/egress
easement for the property to the west to use the westernmost driveway to Overland Road for
access. Construct all driveways int%ut of this site as allowed by ACHD, ITD and V AR-05-027.
1.6 The subject drive-through design is approved as proposed, as it complies with the standards set
forth in UDC 11-4-3.11. Submit a letter from the Transportation Authority (ACHD) indicating
the site plan is in compliance with the authority's standards and policies.
1.7 To ensure that all of the conditions of approval for CUP-06-015 and the existing Development
Agreement in effect for this site are complied with, the applicant shall be required to obtain a
Certificate of Zoning Compliance (CZC) permit, and occupancy, from the Planning Department
prior to operation of the pharmacy. All existing uses shall be properly abandoned or brought into
compliance with the Meridian City Code, Meridian Fire Department, and subject to the
Conditions of ACHD and lTD.
1.8 The building elevations prepared by BRS Architects (Sheet El.O) are approved, as they generally
comply with the Design Review standards contained in UDC 11-3A-19.
1.9 A continuous internal pedestrian walkway that is a minimum of eight feet in width should be
provided from the perimeter sidewalk to the main building entrance (S-feet currently shown). The
internal pedestrian walkway should be distinguished from the vehicular driving surfaces through
the use of pavers, colored or scored concrete, or bricks. The walkway width shall be maintained
clear of any outdoor sale displays, vending machines, or temporary structures.
1.10 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.
1.11 No signs are approved with this CUP application. All business signs require a separate sign
permit in compliance with the sign ordinance.
1.12 The applicant shall have a maximum of 18 months to commence the use as permitted in accord
with the conditions of approval listed above.
2. PUBLIC WORKS DEPARTMENT
2.1 Sanitary sewer service to this development is being proposed via service lines from existing
mains next to this property. If the need arises to install sewer mains, the applicant shall be
responsible to 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 Water service to this site is being proposed via extension of mains W. Overland Road. The
applicant shall be responsible to install aU water mains necessary to serve this development,
coordinate main size and routing with Public Works.
2.3 The applicant shall coordinate fire hydrant placement with the Public Works Department during
plan review.
2.4 During plan review a looped system may be required to achieve adequate fire flows.
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 6, 2006
2.5 The applicant has indicated that City Water will be the main source for the irrigation system in
this development. Prior to plan approval the applicant shall submit evidence that they have no
existing water rights from an irrigation district. If they do have existing ilTigation rights the
applicant shall be required to install a pressure irrigation system using the available surface water.
If they do not have existing water rights and City Water is used as the main source the applicant
shall be responsible for the payment of Well Development Fees prior to occupancy.
2.6 The City of Meridian requires that pressurized irrigation systems be supplied by a year-round
source of water (UDe ll-3A-6). The applicant should be required to use any existing surface or
well water for the primary source. If a surface or well source is not available, a single-point
connection to the culinary water system shall be required. If a single-point connection is utilized,
the developer will be responsible for the payment of assessments for the common areas prior to
signature on the final plat by the City Engineer.
2.7 There shall be a lO-foot separation between all water mains and the high water mark of any
drainage swale.
2.8 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
2.9 All development improvements, including but not limited to sewer, fencing, micro-paths,
pressurized irrigation and landscaping shall be installed and approved prior to obtaining
certificates of occupancy.
2.10 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.
2.11 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.
2.12 Applicant shall be responsible for application and compliance with and NPDES Permitting that
may be required by the Environmental Protection Agency.
2.13 Applicant shall be responsible for application and compliance with any Section 404 Permitting
that may be required by the Anny Corps of Engineers.
2.14 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 ofthe 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 specifications.
d. Fire Hydrants shall be placed on comers 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 and alleys shall have a turning radius of28' inside and 48' outside
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 6, 2006
radius.
304 All driveways shall be straight or have a turning radius of28' inside and 48' outside and
shall have a clear driving surface which is 20' wide.
3.5 For all Fire Lanes, provide signage <<No Parking Fire Lane".
3.6 Building setbacks shall be per the International Building Code for one and two story construction.
3.7 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.
3.8 The fire department requests that any future signalization installed as the result of the
development of this project be equipped with Opticom Sensors to ensure a safe and
efficient response by fire and emergency medical service vehicles. This cost of this
installation is to be borne by the developer.
3.9 Maintain a separation of 5' from the building to the dumpster enclosure if the compactor is
not used.
3.10 Provide a Knox box entry system for the complex prior to occupancy.
3.11 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.
3.12 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 ofthe buildings located on this 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 There shall be a fire hydrant within 100' of all Fire Department connections.
4. POLICE DEPARTMENT
4.1 The south fayade shall be modified to include windows that look onto the loading areas.
5. PARKS DEPARTMENT
5.1 The Parks Department has no concerns related to 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. IDAHO TRANSPORTATION DEPARTMENT
7.1 An access application (Permit Number 3-06-083) has been submitted to ITD for the
subject development. The permit application has not been approved at this time. ITD is
currently waiting for information from the City of Meridian regarding this development.
8. NAMPA & MERIDIAN IRRIGATION DISTRICT
8.1 If all storm drainage is retained on-site there will be no impact on Nampa & Meridian Irrigation
District an no further review will be required. However, if any surface drainage leaves the site,
the Nampa & Meridian Irrigation District requires that a Land Use Change Application be filed,
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 6, 2006
for review, prior to final platting. Please contact DOlUla Moore at 466-7861 for further
information.
8.2 All municipal surface drainage must be retained on site. If any municipal surface drainage leaves
the site, the Nampa & Meridian Irrigation District must review drainage plans.
8.3 The developer must comply with Idaho Code 31-3805.
8.4 It is recommended that irrigation water be made available to all developments within the Nampa
& Meridian Irrigation District.
9. ADA COUNTY HIGHWAY DISTRICT
SITE SPECIFIC CONDITIONS
1. Dedicate 65-feet of right-of-way (tapering to 63.5-feet of right-of-way at the west property line,
see intersection design plans) from the centerline of Overland Road abutting the parcel by means
of a warranty deed. The right-of-way purchase and sale agreement and deed must be completed
and signed by the applicant prior to scheduling the final plat for signature by the ACHD
Commission or prior to issuance of a building permit (or other required permits), whichever
occurs ftrst. Allow up to 30 business days to process the right-of-way dedication after receipt of
all requested materiaL The owner will be paid the fair market value of the right-of-way dedicated
which is an addition to existing ACHD right-of-way if the owner submits a letter of application to
the impact fee administrator prior to breaking ground, in accordance with the ACHD Ordinance
in effect at that time (culTently Ordinance #200), iffunds are available. This right-of-way
dedication should facilitate the necessary improvements noted in the Five Year Work Program
and Capital hnprovements Plan; however, the applicant should consult with District Staff
regarding the construction, design, and timeframes of the aforementioned projects.
2. Construct a 5-foot detached concrete sidewalk abutting the site on Overland Road OR provide the
District with a road trust for the approximate cost of the sidewalk $9,000 ($20 a lineal foot, 450-
feet). Ifthe applicant chooses to construct the detached concrete sidewalk, they shall coordinate
with District Development Review and Design staff on the location of the sidewalk.
3. Locate the first proposed driveway on Overland Road located approximately 260-feet west of the
intersection with SH 69. This driveway shall be constructed as a maximum 36-foot wide curb
return driveway with I5-foot radii. This driveway is restricted to right-in/right-out movements
only. The applicant should locate the island for this approach outside ofthe public right-of-way,
in compliance with Meridian City and Meridian Fire Dept. requirements. Appropriate signage
will be required indicating the right-inlright-out restriction for this access.
4. Locate the second proposed driveway on Overland Road at the west property line. This access
should be constructed as a maximum 36-foot wide curb return driveway with I5-foot radii. This
driveway may be utilized for full access; however it may be restricted to right-inlright-out only in
the future.
5. Consult with District Staff regarding construction timelines and right-of-way purchase due to the
fact that the site's development will likely occur during or near the time of improvement for
Overland and Meridian Roads.
6. Comply with requirements ofITD for State Highway 44 frontage and access. Submit to the
District a letter from rrD regarding said requirements prior to District approval of the final plat or
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 6, 2006
issuance of a building permit (or other required permits), whichever occurs first. Contact District
III Traffic Engineer Dan Coonce at 334-8340.
7. Comply with all Standard Conditions of ApprovaL
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 6, 2006
C. Required Findings from Zoning Ordinance
1. Conditional Use Permit Findings:
CUP Findings:
The Commission shall base its determination on the Conditional Use Permit request upon
the following:
1. 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 use on this site can accommodate and meet all dimensional and
development regulations of this district. The Commission finds that the subject property is large
enough to accommodate the required yards (setbacks), parking, landscaping and other features
required by the ordinance. The Commission should rely on Staffs 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.
The Commission finds that the designated Comprehensive Plan designation for tins property is
"Commercial." The proposed use is generally harmonious with the requirements of the UDC (see
Section 8 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.
The Commission finds that if the applicant complies with the conditions outlined in this report,
the general design, construction, operation, and maintenance of a pharmacy 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.
The Commission 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.
The Commission finds that sanitary sewer, domestic water, refuse disposal, and iITigation 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,
ITD and ACHD. Based on comments from other agencies and departments, the Commission
Exhibit C
ClTY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 6, 2006
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. The
Commission 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.
The Commission recognizes that traffic and noise will increase with the approval of a pharmacy
with a drive-through use in this location; however, the Commission does not believe that the
amount generated will be detrimental to the general welfare of the public. The Commission does
not anticipate the proposed use will create excessive noise, smoke, fumes, glare, or odors. The
Commission 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.
The Commission finds that there should not be any health, safety or envirorunental problems
associated with this use. The Commission 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