HomeMy WebLinkAboutTreasure Valley Bus CUP 02-036
November 18, 2002
CUP 02-036
MERIDIAN PLANNING & ZONING MEETING
APPLICANT Clark Development
November 21, 2002
ITEM NO.
10
REQUEST Public Hearing - Request for a Conditional Use Permit for a multi-building office/restaurar
complex and Krispy Kreme drive-thru facility in an I-l zone for Treasure Valley Business Park NO.1 -
southwest corner of North Eagle Road and East Fairview Road
AGENCY
CITY CLERK:
CITY ENGINEER:
CITY PLANNING DIRECTOR:
CITY ATTORNEY
CITY POLICE DEPT:
CITY FIRE DEPT:
CITY BUilDING DEPT:
CITY WATER DEPT:
CITY SEWER DEPT:
SANITARY SERVICE:
MERIDIAN SCHOOl DISTRICT:
SETTLERS' IRRIGATION DISTRICT:
ADA COUNTY HIGHWAY DISTRICT:
CENTRAL DISTRICT HEALTH:
NAMPA MERIDIAN IRRIGATION:
IDAHO POWER:
US WEST:
INTERMOUNTAIN GAS:
OTHER:
COMMENTS
See attached Comments
See attached Comments
"No CommenF
See attached Comments
See attached Comments
See attached Comments
See attached Comments
1le~d
AyrprorJal +0 t!-/6
Date:~ Phone: <S~llJ~f;S7() it f'
at public meellngs shall become property of the City of Meridian.
Contacted:
HUB OF TRE4SURE VALLEY
A Good Place to Live
MAYOR
Robert D. Corrie
CITY OF MERIDIAN
33 EAST IDAHO
MERIDIAN, IDAHO 83642
(208) 8884433' FA." (208) 887-4813
City Clerk Office Fax (208) 888-4218
CITY COUNCIL MEMBERS
Tammy deWeerd
Keith Bird
Cherie McCandless
William L.M. Nary
MEMORANDUM:
To:
Mayor, City Council and Planning & Zoning Commission
Bruce Frecldeton, Senior Engineering Tech ~
David McKinnon, Planner IT t1A
Treasure Valley Business Park No.3
From:
Re:
~ ~ Z ll'VYlm .
\\-2.\-0'2..
J-\-vYYt '2, 10 ~ \ \
November 18, 2002
RECEIVED
NOV 1 B 2002
City Of Meridian
City Clerk Office
. Request for Preliminary Plat Approval of Twenty-Six (26) Commercial/Office
Building Lots 17.83 Acres of Land in an I-L Zone, by Clark Development (File No.
PP-02-024).
. Conditional Use Permit Approval for a Planned Development Consisting of
Multiple OfficelRestaurant Buildings on One (1) Lot, in an I-L Zone, By Clark
Development (File No. CUP 02-036).
We have reviewed the aforementioned applications and now offer the following comments, as
conditions of approval These conditions shall be considered in full, unless expressly modified or
deleted by motion of the Meridian City Council:
APPLICATIONS SUMMARY
The Applicant, Clark Development, has requested approval of a preliminary plat made up of twenty-
six (26) new commercial building lots and conditional use request for a planned development to allow
multiple buildings on a single lot. The applicant intends to develop the land within the planned
development as separate lots that will each be recorded as their own lots when the entire subdivision is
recorded in the future.
In order to develop the subject property prior to the recordation of the final plat, the Applicant has
requested approval of a Conditional Use Permit to allow more than one primary building to be built on
a single lot. The Applicant has already received approval for a Certificate of Zoning Compliance for
the Krispy Kreme Doughnut building on the existing building lot on the southwest comer of Eagle and
Fairview Avenue.
The improvement of the subject property is governed in part by an existing Development Agreement
that allows, among other uses, office, retail and restaurant uses in the I-L zone.
LOCATION
The subject property is located at the southwest comer of Fairview and Eagle Road, extending to the
south to E. Florence Drive, and then extending west along Jewel Street to N. Hickory Avenue, within
Section 8, Township 3 North, Range 1 East.
Mayor and Council
November 18, 2002
Page 2
SURROUNDING PROPERTIES
North: VacantlUndeveloped Property, zoned RUT (County), and the Office Max and Snake River
Yamaha buildings, zoned I-L.
South: Blue Cross ofIdaho Corporate Building and the Treasure Valley Business Park, zonedI-L.
East: The Cross Roads Shopping Center, Zoned I-L (with a Conditional Use Permit to allow retail
and drive-through).
West: Yellow Trucking Facility, zoned I-L
PRELIMINARY PLAT FINDINGS AND REOUIREMENTS
Sections 12-3-3 J.2 and 12-3-5 D read as follows: "In determining the acceptance of a proposed
subdivision, the Commission/Council shall consider the objectives of this title and at least the
following:
a. The conformance of the subdivision with the Comprehensive Development Plan;
Staff finds that the Generalized Land Use Map (93' Comprehensive Plan) depicts the subject
property as "Commercial" adjacent to Fairview and "industrial adjacent to Jewel Street and
Eagle Road. Staff, therefore, finds that subdivision and the office/commerciaVrestaurant uses
are in conformance with the Comprehensive Plan and the previously approved D.A.
b. The availability of public services to accommodate the proposed development;
Staff finds public services (police, fire, water, sewer, etc...) are available to accommodate the
proposed subdivision. New sanitary sewer and water mains will need to be extended into the
subdivision, from adjacent mains, to provide service to the individual lots.
c. The continuity of the proposed development with the capital improvement program;
Staff finds that the subdivision will not conflict with the capital improvement plan.
d. The public financial capability of supporting services for the proposed development;
Staff finds that the development will not require major expenditures for providing supporting
services in other service sectors.
e. The other health, safety or environmental problems that may be brought to the
Commission's attention.
Staff finds that there should not be any other health, safety or environmental problems
associated with this subdivision that should be brought to the Councilor Commission's
attention, other than increased traffic with the opening of new businesses at this already busy
intersection.
PJP-02-024; CUP-02-036
Treasure Valley Subdivision No. 3.PP.CUP
Mayor and Council
November 18, 2002
Page 3
Of special concern would be the grand opening of the Krispy Kreme doughnut store, which
have historically generated massive crowds and traffic. The location of the proposed right-
in/right-out driveway on Eagle Road, approximately 180-feet south of Fairview Avenue may
exacerbate this situation by backing traffic into the intersection (the Idaho Transportation
Department originally denied this driveway, however the applicant is currently in the appeal
process).
SITE SPECIFIC COMMENTS (Dreliminarv DlaO
1. In accordance with Ordinance 12-13-10-8, the applicant shall construct five foot (5') wide
detached sidewalks adjacent to Fairview Avenue. The minimum width of the parkway area
between the curb and sidewalk is five (5) feet. Tree plantings within the parkways will be
restricted to either Class I or Class II trees, as approved by the P&Z Department. No sidewalk
will be required adjacent to Eagle Road. Five foot wide sidewalks (attached or detached) shall
be installed adjacent to all other public right-of-ways lying adjacent to the proposed
subdivision.
2. The western most subdivision access point onto Fairview Avenue shall be eliminated as per the
applicant's 10/29/02 memo to the Ada County Highway District. Ten (10) copies of the
revised preliminary plat shall be submitted to the City Clerk's office a minimum often days
prior to the next public hearing regarding this application.
3. Landscaping shall be installed per the approved landscaping plan (a 3S'buffer on Fairview
Avenue and Eagle Road), and in accordance with the approved Certificate of Zoning
Compliance for the Krispy Kreme's building. AJllandscaping adjacent to Fairview Avenue and
Eagle Road shall be completed prior to receiving occupancy for any of the lots created by this
subdivision, other than the Krispy Kreme building. Landscaping adjacent to lots facing
Hickory, Jewell and Olive A venue shall be installed during construction of each individual lot,
and shall be completed prior to occupancy.
4. The existing north/south sewer service lines located between Lots 22, 23 and Lots 18, 19 shall
be abandoned, and new service lines shall be provided by this applicant to the existing adjacent
businesses.
S. Sanitary sewer and water service to this site shall be via main line extensions from the existing
mains adjacent to the property. Applicant will be responsible to construct the sewer and water
mains through this proposed development. Subdivision designer to coordinate main sizing and
routing with the Public Works Department.
6. Any drainage areas (detension/retension basins) must be designed to ensure that water is
retained only during 25-year storm events, and for a period of time not to exceed 24 hours.
Side slopes within drainage areas shall not exceed 3: 1. Please submit the final
groundwater/soils report (monitoring results) to the Public Works Department for review.
PlP-Q2-Q24; CUP-Q2-Q36
Treasure Valley Subdivision No. 3.PP,CUP
Mayor and Council
November 18, 2002
Page 4
7. The development of this property shall be in conformance with the recorded Development
Agreement.
GENERAL COMMENTS (Dreliminarv Dlat)
1. Coordinate fire hydrant placement with the City of Meridian Public Works Department.
2. A letter of credit or cash surety in the amount of 110% will be required for all, landscaping,
pressurized irrigation, sanitary sewer, water, etc., prior to signature on the final plat.
3. One-hundred-watt, high-pressure sodium streetlights will be required at locations designated by
the Public Works Department. All streetlights shall be installed at subdivider's expense.
Typical locations are at street intersections and/or fire hydrants.
4. Underground year-round pressurized irrigation must be provided to all lots within this
development. If the pressurized irrigation system within this development is to remain a
private owners association system, complete plans and specifications shall be reviewed by the
Public Works Department as part of the development plan review process. A draft copy of the
pressurized irrigation system O&M manual must be submitted prior to plan approval. The City
of Meridian requires that pressurized irrigation systems be supplied by a year-round source of
water. Applicant shall be required to utilize 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 shall be
responsible for the payment of assessments for the common areas prior to signature on the final
plat by the Meridian City Engineer.
5. All irrigation ditches, laterals or canals, exclusive of natural waterways, intersecting, crossing
or lying adjacent and contiguous to the area being subdivided shall be tiled per City Ordinance
12-4-13. The ditches to be piped should be shown on the site plans. Plans will need to be
approved by the appropriate irrigation! drainage district, or lateral users association, with
written confirmation of said approval submitted to the Public Works Department.
6. Slopes within drainage areas are not to exceed a slope ratio of 3: 1. Submit compaction test
results to the Meridian Building Department for all building pads within lots receiving
engineered backfill.
STANDARDS FOR CONDITIONAL USE PERMITS
The CommissioD and Council shall review the particular facts and circumstances of each
proposed conditional use in terms of the following and may approve a conditional use permit if
they shall find evidence presented at the hearing(s) is adequate to establish (11-17-3):
PtP-D2-D24; CUP-02-D36
Treasure Valley Subdivision No, 3.PP.CUP
Mayor and Council
November 18,2002
Page 5
A. That the site is large enough to accommodate the proposed use and all yards, open spaces,
parking, landscaping and other features as may be required by this ordinance;
Staff finds that the subject property is large enough to accommodate the requested use and all
other required features.
B. That the proposed use and development plan will be harmonious with the Meridian
Comprehensive Plan and in accordance with the requirements of this Ordinance;
The adopted Comprehensive Plan Land Use Map designates the property as "Commercial"
adjacent to Fairview Avenue, and as "Industrial" adjacent to Jewell Street and Olive Avenue.
Staff finds the office/commercial restaurant uses proposed by the applicant are in harmony
with the Comprehensive Plan and the existing D.A.. Stafffunher finds that the project meets
the requirements and objectives of the Zoning Ordinances.
C. That the design, construction, operation, and maintenance will be compatible with other
uses in the general neighborhood and with the existing or intended character of the
general vicinity and that such use will not adversely change the essential character of the
same area;
Staff finds the design concept to be compatible with the intended character of the area
(industrial and commercial).
The existing character of the property to be developed is commercial and industrial. The
proposed development will not change the existing character of the area and will not adversely
change the essential character of area.
D. That the proposed use, if it complies with all conditions of the approval imposed, will not
adversely affect other property in the vicinity;
Staff does not anticipate that the proposed development will have an adverse impact on the
majority of the surrounding property; however, the Commission and Council should consider
any testimony given at the public hearings before making this finding.
E. That the proposed use will be served adequately by essential public facilities and services
such as highways, street, police, and tire protection, drainage structures, refuse disposal,
water, sewer or that the person responsible for the establishment of proposed conditional
use shall be able to provide adequately any such services;
Staff finds that the proposed use will be served adequately by all the essential public services
and facilities listed above.
F. That the proposed use will not create excessive additional requirements at public cost for
public facilities and services and will not be detrimental to the economic welfare of the
community;
P1N)2-024; CUP-02-036
Treasure Valley Subdivision No. 3.PP.CUP
Mayor and Council
November 18, 2002
Page 6
Staff finds that the proposed use will not create additional requirements at public cost for public
services and facilities.
G. That the proposed use will not involve activities or processes, materials, equipment, and
conditions of operation that will be detrimental to any persons, property, or general
welfare by reason of excessive production of traffic, noise, smoke, fumes, glare or odors;
Staff finds that the proposed office/commercial and restaurant uses will not involve any
activities or conditions that will be detrimental to any persons or property due to reasons noted
above.
Increased traffic concerns have been addressed by ACHD in their report. As noted earlier in
the report, the grand opening of the Krispy Kreme doughnut shop is expected to generate an
excessive amount of traffic. Staff recommends to that applicant that a soecial measures be
taken to mitiliate the impact of the lp1IIId ooening traffic.
H. That the proposed use will have vehicular approaches to the property which shall be so
designed as not to create an interference with traffic on surrounding public streets;
Staff finds that the vehicular approaches to the property are designed so as not to significantly
interfere with existing street traffic.
L 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 does not find that any natural or scenic feature will be lost, damaged or destroyed by
issuance of this conditional use.
SITE SPECIFIC COMMENTS {Conditional Use Permit}
1. Applicant shall meet all of the requirements of the preliminary as a condition of the Conditional
Use Permit.
2. Applicant shall apply for a planned sign program in order to accommodate off-premise signage
for Lots 30 and 16, which do not have direct lot frontage to any public right of way.
3. Bike racks shall be required to be installed for each building prior to occupancy.
4. All development and construction shall comply with the Americans with Disabilities Act.
5. All parking and circulation within the project shall be incompliance with MCC 11-13.
6. Applicant shall work with the Meridian Police Department, Idaho Transportation Department
and the Ada County Highway District on a traffic control plan for the grand opening of the
Krispy Kreme doughnut shop.
PIP-02-024; CUP-D2-D36
Treasure Valley Subdivision No. 3.PP.CUP
Mayor and Council
November 18, 2002
Page 7
RECOMMENDATION
Staff recommends approval of the preliminary and conditional use permit as proposed by the
Applicant, with the conditions listed above. Staff has concerns with the proposed right-in/right-out
driveway located on Eagle Road, and recommends that the Planning and Zoning Commission consider
whether an access at this location is appropriate given the speed and volume of traffic on Eagle Road.
ptp.(J2.(J24; CUP.(J2-036
Treasure Valley Subdivision No. 3.PP.CUP
11/18/2002 16:34 FAX 2088886854 MERIDIAN P&Z DEPT.
NOV-18-2002 15:49 E~ ARCHITECTS
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ARCHITECTS
BItSArahit.e.t:ta, AlA.
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November 13, 2002
Idah Tr nsportation Department
p, 60* 8028
601' ',19 83701 .
Atln ci~n Coontz
T ffic Engineer
D' r Mr. CoontZ:
RECEIVED
NOY 1 8 2002
City OfMeridiaIi
City Clerk Office
',.
Re: Request for Right-ln/Rfght-Out
Access for Gemtone at
Treasure Valley Bus;nes!;i Park
BRS Project No. 02065.10
: (o~eE::f~;:d1;~:.[~a~i;~::~b~~~td;~p~~~):::~ ~; ~ ~n~.nMght-out access
~ The origial SUbdiVisionPI~t~i~CI~~~d a fu"-a~ess driveway/public street at t. his
; location. With the widening mEagre Road, the humber of site access poll'lts was
I~ ~::~~'Tu~ed.. Thec~rrent ClPPli~ilon,I~,~or a,~lg~Hn/rlght-outPrivate driveway
. The applicant d~si.(lls to con&rust,a 40~foot wid'e S:pproach. The construction will
, include sin additio.rial: Bouthboundlane for Eagle Road between Fairview Avenue
and FlorElnce Street. 'A traffic analysis iridicates that the proposed driveway will
serve I~,~s than 4.000'vehtcles per dav.. . ". ,
,...':1 . .
The ciJtt,nfEagle Road de~ign has only a short acceleration lane at Fairvlew
and a sho.rt deceleration lane at Florence. The proposed design (see attached
" .. figure) wl" provide a weaving area for the 1 ,300 feet between the two
. . hi~ersectipns and will facilitate acCess to the proposed driveway. The applicant
will consluct the added lane.
;~~ proJpsed design also inCludes the constniClion ofa raised median tOr Eagle
ijClad frOfe the Fairview Avenue intersection to a point well south of the proposed
site drlve ay. This median will ensure that the site driveway, as well as Florence
Street. 0 erates as a right-in/right-out facility and will improve overall traffic
operatIc s on Eagle Road. The median will be construction by the applicant.
NOV 18 '02 16:40
2088885854
PAGE. 01
~ City Clerk
208 336 838111
NOV-18-211102 15'491
ITO
Gemtcne - TVB I
November 13, 2J02
Page 2 of 2
The required app ication, fee and illustrative drawing accompany this lener of
request. We truSl the application packet is complete and look forward to your
expeditious appr6val.
Sincerely,
BRS ARCHITECTS
Billy Ray Strite
BRS:cw
Enel.
NOV 18 '02 16:40
2088886854
~002
P.03/08
PAGE. 02
11/18/2002 16:34 FAX 2088886854 MERIDIAN P&Z DEPT.
NOU-1B-2002 1515~ BRS ARCHITECTS
.. City Clerk Ii!I003
208 336 8380 P.04/08
_...~ 11...-......-.--
ITO 2109 (RQI/.llHl2)
Right-of-Way Encroachment Application And Permit
Approaches And Other Encroachments
~
F'rojeot No.
_ Milepost RT L T C{l. station
t30S' to FairviewJ~608L to Florence St.
DlsUinoe from Nearest Apprcaches in both directions.
Ft. IJ1 1.500+ Fl F'osled Speed 55 Fee $
longitude Elevation
o Perlcrmance Bond Required $
o Appraisal Required
Rural No. of Lanes 4 Median Type None
o Exchange 0 Change in Use 0 Joint Use
Permit No.
Issue Date
Route SH-55 Segment
Meridian/Ada
City/County
Sig)'!t Distance: RH 5 +
GFS Coordinates: Lalitu~e
o Inspection Fee Required f
o Traffic Impact Study Required
Aocess Conll"ol Type (I.V) ~ RdWy Type (Urban. Rural)
Access Permit Type: iQl: ~ew Approach 0 Modification
Ull
RT lLT) elL
FI.
Qua tlty(lesl Width I Size Multiple Approaches Est. Volume (Vehicles/Dev)
Approach(es) 1 ' 40' Dyes See Allached 4,000 AD:r
Culvert (If req'd) DYes See Attached
Approach Type Comm~rcial (riQht-injriqht-out) . Mixed Use
Rasidsntial (SF. MF\. Commercial rL T. HVY'l. Aoricultural Business Tvoe
Other (explain)
Attaeh the fQllowing; 1
1. A. copy of the Enoroa ment Checklist and all applicable documents.
2. Written autharizatlon rom the owner (If needed). .
3. Plans Dr drawihgs (3 sets) shawing proposed work, approach Iocaticms. drainage dOltallg, landscaping.
striping plans, and trariC eontrol. (InclUde Department roadway alignment or project plans when available.)
4. Speclall'rovlslons and Traffic Control Plans.
I
0' IiJff-'" . ii. "'iiq~Jii.
Agent)
1010 .5. A11ante pl. ~iOO Boise, ID 83709
Address City State Zip
336-8380
Owner's Fax
OWner's Phone
1010 S. Allante Pl. #100
Address
Boise, ID
Oily Slate
83109
Zip
""' 336-11370
Representative's Phone
336-B380
Representative's Fax
Ify:
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Local GovernmJ1nt Approval When Required Department Approval
. By:
signawra
Trtle
ColellO/strict Englne.r
o..te
NOTE: Permit will be conslde ed Tem~or-arv until final inspection and appl'Ollal by a Department representative,
NOV 18 '02 16:40
2088886854
PAGE. 03
11/18/2002 18:~5 F
NOU-18-2002 AX 2088888854
15:50 MER
BRS RRCH lTECTS IDIAN P&Z DEPT.
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ARCHITEC1TS
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20B 336 8380 P.06/08
FAX MEMO Date: 10129102
To: ACHD lANNING/DEVELOPMENT
AtIn: eRAI
From: B.RS
Re: TVBC iHASE J .
#02065.07
CRAIG: I
PER YOUR VblCEMAll PLEASE BE ADVISED THE OWNERS HAVE CHOSEN
TO ELlMINA1i~ THE ACCESS IN QUESTION..uSEE ATTACHED SITE PLAN
REVISION.
CALL IF YOU AVE FURTHER COMMENTS, THANKS IN ADVANCEI
cc: CD(BILL)
C",""""". Page 1
NOU 18 '02 16:41
2088886854
PAGE. 05
11/18/2002 16:35 FAX 2088886854 MERIDIAN P&Z DEPT.
NDV-I8-2002 15:51 BRS RRCHITECTS '
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NOU 18 '02 16:41
2088886854
PAGE. 06
11/18/2002 16:35 FAX 2088686854 MERIDIAN P&Z DEFT,
NQU-16-2l!1e2 15:51 BRS ARCHITECTS
.. C1 ty Clerk ~ 007
208 :336 63810 P. 0B/eB
D.
Site Specific Conditions of Approval :
Comply with retirements of ITD for State Highway sslEag'e Road) frontage. Submit to the
District a letter from ITO regarding said requirements prior to District approval of the final plat
or issuance of ~ building permit (or other required permits), whichever occurs first.
Construct a S-flot wide detached concrete sidewalk on Fail'oliew Avenue located 2-reet within
the rlghl-of-waJ. Coordinate the location and elevation of the sidewalk with District staff. If
the sidewalk ~~anders outside of the right-of-way, provide an easement for the sidewalk.
The District will [require a license agreement for the landscape strip with the detached
sidewalk. Plea$e contact the Right-of-Way Division at 387-3271 for guidelines.
Construct a 5-Jot wide detached concrete sidewalk on Hickory Avenue located 2-feet within
the righl-of-wavl. Coordinate the location and elevation of the sidewalk with District staff. If
the sidewalk ~anders outside of the right-of-way, prOVide an easement for the sidewalk.
The District willlrequire a license agreement forthe land~cape strip with the detached
sidewalk. Plea$e contact the Righl-of-Way Division at 387-3271 for guidelines.
Construct 5-foJ wide concrete sidewalk on Jewell Stree~ Olive Avenue and Florence Street
abutting the paIl. .
Construct a m imum 3S-foot wide driveway (not including the center median) on Fairview
Avenue locatedla minimum of 500-feet west of the centerline of Eagle Road and a minimum
of 440-feet .....est of Eagle Road (measured near edge of roadway 10 near edge of driveway).
The applicant s~ould provide a recorded cross access easement for the parcels to the south
and wBst to us the one approved driveway to Fairview Avenue for access to the public
streets.
1.
2.
3.
4.
5.
6.
Treasure Valley Business Center Phase #1, plat note # 5 states; Additional Dfivate access
points [maximum of 4) will be allowed on FaiNisw Avenue at no less than 400-foot
intervals from other access points. Other than the driveway approved In Condition #5
above, no additipnal driveways to Fairview Avenue are approved with this application.
Pave all propos~d driveways on Jewel Street, Olive Avenue and Florence Street to their full-
required width (raXimUm of 35-feet), a minimum of 50-feet (measured near edge to near
edge) of any ro~dway and to a point 30-feet beyond the edge of pavement with 1S-foot curb
radii on Jewell Street, Olive Avenue and Rore/lce Street as proposed.
No access to HlolY Avenue is approved with this application.
Other than the Jccess point(s) specifioally approved with this application, direct lot or parcel
access to Fairview Avenue, Hickory Avenue and Eagle Road (ITO) is prohibited. Lot access
restrictions, as r~quired witl1 this application, shall be stated on the final plat
Comply with all ~tandard Conditions of Approval.
7.
8.
9.
10.
6
TOTAL P.08
NOU 18 '1212 16:41
2088886854
PAGE. 1217
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AC!W. Ada
County Highway District
Right-of- Way & De P '* z- ~ V\f\..,VVl .
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This application requires Commission action because there are more than five corr
proposed subdivision. This item was scheduled on the consent agenda on Noveml
Tech Review for this item was held with the applicant on October 18,2002.
Staff contact: Craig Hood, 387-6174, choodailachd.ada.id.us
File Numbers:
MPP02-024/MCUP02-036, Treasure Valley Subdivision No.3
Site address:
Southwest corner of Fairview Avenue and Eagle Road, Meridian
Owner/Applicant: Clark Development
479 Main Street
Boise, ID 83702
Representative: Briggs Engineering
. C/O Steve Arnold
1800 W. Overland Road
Boise, ID 83705
RECEIVED
NOV 1 9 2002
City Of Meridian
City Clerk Office
Application Information
The applicant is requesting preliminary plat and conditional use approval from the City of Meridian to
subdivide 17.83-acres of I-L zoned property into 26 commercial lots. The site is located on the southwest
corner of Eagle Road and Fairview Avenue.
Acreage:
Current Zoning:
Proposed square footage:
Existing square footage:
17.83-acres
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156,971 square-feet
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A. Findings of Fact
1. Trip Generation: This development is estimated to generate approximately 1,774 additional vehicle
trips per day (0 existing) based on the Institute of Transportation Engineers Trip Generation Manual..
2. ImpaCt Fees: The impact fee rate from the fee tables for this use (Office Park) is $ 2,182 per
thousand square feet of gross building area, based on the impact fee ordinance in effect at this time.
3. Traffic Impact Study: A traffic impact study was not required with this application because the
intersection of Fairview Avenue and Eagle Road was recently improved and the applicant is re-
subdividing a previously approved plat utilizing the existing zoning.
4. ~melnformation: The. subject site is currently vacant.
5.. Description of Adjacent Surrounding Area:
a. North: Treasure Valley Business CenterNacant across Fairview Avenue
b. South: Vacant (Treasure Valley Business Center)
c. East: Commercial uses
d. West: Vacant (Treasure Valley Business Center)
6.
Impacted Roadways:
Fairview Avenue:
Frontage:
Functional Street Classification:
Traffic count:
Level of Service:
Speed limit:
. Nearest intersection:
Eaale Road:
Frontage:
Functional Street Classification:
Traffic count:
Level of Service:
Speed limit:
Nearest intersection:
Hickorv Avenue:
Frontage:
Functional Street Classification:
Traffic count:
Level of Service:
Speed limit:
Nearest intersection:
Olive Avenue:
Frontage:
Functional Street Classification:
Speed limit:
Nearest intersection:
2
630-feet
Principal Arterial
32,092 west of Eagle Road on 2/20/02
LOSC
35 MPH
Hickory Avenue, a four-way stop-controlled intersection
830-feet
Principal Arterial
42,307 south of Franklin Road on 2/20/02
LOSE
50 MPH
Florence Street, aT-type, stop-controlled intersection
200-feet
Collector
1,550 south of Fairview Avenue on 8/7/01
LOSC
30 MPH
Fairview Avenue, a four-way, a stop-controlled intersection
250-feet
Local Commercial
25 MPH
Florence Street, a stop-controlled intersection
Florence Street:
Frontage:
.Functional Street Classification:
Speed limit:
Nearest intersection:
285-feet
Local Commercial
25 MPH
Olive Avenue, a stop-controlled intersection
Jewell Street:
Frontage:
Functional Street Classification:
Speed limit:
Nearest intersection:
1,400-feet
Local Commercial
25 MPH
Olive Avenue, an un-controlled intersection
7. Roadway Improvements Adjacent To and Near the Site
Eagle Road is currently improved with 7 lanes (three northbound, two southbound, one eastbound
turn-lane and one westbound turn-lane), no curb, gutter or sidewalk abutting the site. Fairview
Avenue is currently improved with 8 lanes (two eastbound, three westbound, two northbound turn-
lanes and one southbound turn-lane) tapering to 5 lanes (two eastbound, two westbound and a
. center turn lane). Hickory Avenue is currently improved with 2 lanes (no center turn lane) no curb,
. gutter or sidewalk on the west side of the street but there is sidewalk on a portion of the east side of
the street. Florence Street is currently improved with 2 lanes (no center turn lane), curb and gutter
)Nith no sidewalk abutting the subject property. Olive Avenue is currently improved with 2 lanes (no
. center turn lane), curb and gutter with no sidewalk abutting the site. Jewell Street is currently
improved with 2 lanes (no center turn lane), curb and gutter with no sidewalk abutting the subject
property.
.8. Existing Right-of-Way
There is currently 140-feet (70-feet from centerline) of right-of-way for Eagle Road abutting this site.
There is currently 120-feet (70-feet from centerline) of right-of-way for Fairvlew Avenue abutting this
site. There .is currently 80-feet (40-feet from centerline) of right-of-way for Hickory Avenue abutting
this site. There is currently eO-feet (30-feet from centerline) of right-of-way for Jewell Street and Olive
Avenue abutting this site. There is currently 80-feet (40-feet from centerline) of right-of-way for
Florence Street abutting this site.
9. Existing Access to the Site
There is vertical curbing that currently restricts access to this site from the internal roadways except
for one curb cut on Jewell Street. Access can be taken into this site via Fairview Avenue and Eagle
Road due to the lack of curbing. Access restrictions to Fairview Avenue and Eagle Road were
stipulated as part of approval for this site in the past (Treasure Valley Business Center #1).
10. Site History
In 1984 ACHD reviewed this site as Treasure Valley Business Center # 1. As part of the plat, the
Commission did not require the developer to construct sidewalk abutting this site on the internal
streets. More recently ACHD reviewed a portion of this site for the new Krispy Kreme Donut Shop
(MCZC02-047).
11. Five Year Work Program
A signal is scheduled to be installed at the intersection of Hickory/Fairview Avenue in 2007. Franklin
Road from Meridian Road to Five Mile Road is also in the Five Year Work Program for roadway
improvements within the next five years.
3
12. Storm Water
There are existing swales abutting the internal streets that are currently used for storm water storage.
The applicant should submit an alternative storm drain plan for review and approval by District staff
prior to filling in or piping the swales. Said plan may require an analysis of the entire Treasure Valley
Business Center storm drain system.
B. Special Recommendation to ITD
State HighWay 55 is under the jurisdiction of Idaho Transportation Department (ITD). The plans for
the intersection of Eagle Road and Fairview Avenue should be reviewed by ITD to ensure that if
additional right-of-way is needed along Eagle Road abutting this parcel for the interchange that it is
. acquired with this application. .
With the Treasure Willey Business Center Subdivision plat, a note was placed on the plat that
restricts direct lot access to Eagle Road for this property. The applicant is proposing to access. this lot
via a driveway on Eagle Road located approximately 315-feet south of Fairview Avenue. This location
is not in accordance with the approved location platted with Treasure Valley Business Center. The
location of the full-access driveway that the applicant is proposing causes a potentially dangerous
situation with the existing traffic volumes at the Fairview Avenue/Eagle Road intersection and all of
the turning movements associated with said intersection. ITD should examine the possibility of
restricting the proposed driveway on Eagle Road to right-in/right-out. District staff has strong safety
. concerns with regards to the southbound and merging traffic on Eagle Road in relation to this
driveway location.
C. Findings for Consideration
1. Sidewalk
District policy requires 5-foot wide (minimum) concrete sidewalk on all collector and arterial streets
(7204.6.5). The applicant should be required to construct a 5-foot wide (minimum) concrete sidewalk
on FairviewAvenue and Hickory Avenue abutting the site. NOTE: Eagle Road abutting this site is
under the jurisdiction of lTD.
District policy requires 5-foot wide (minimum) concrete sidewalk on all industrial/commercial streets
(Figure 72-F1 B). The applicant should be required to construct a 5-foot wide (minimum) concrete
sidewalk on Jewell Street, Florence Street and Olive Avenue abutting the site.
2. Access
FairvieW Avenue
As part of the approval for Treasure Valley Business Center Subdivision, a note was placed on the
plat that allows the construction of a driveway on Fairview Avenue located a minimum of 500-feet
west of the centerline of Eagle Road with additional access points being a minimum of 400-feet
intervals apart (maximum 5 access points total). The applicant is proposing a driveway on Fairview
Avenue located approximately 475-feet from the centerline of Eagle Road. In accordance with District
policy, the recorded plat of Treasure Valley Business Center and MClC02-047, staff recommends
that the applicant construct a driveway located a minimum of 500-feet west of the centerline of Eagie
Road and a minimum of 440-feet west of Eagle Road (measured near edge of roadway to near edge
of driveway). The applicant was proposing a second driveway onto Fairview Avenue that was only
230-feet west of the first proposed driveway and about 100-feet east of an existing driveway. Due to
the location of this proposed driveway and the existing and approved access points on Fairview
Avenue, staff recommends that other than the above noted driveway, no additional driveways to
Fairview Avenue be approved with this application. The applicant should provide a recorded cross
4
access easement for the Lots 31,32, 33 and 34, Block 1 (minimum) to use the one access point to
Fairview Avenue for access to the public streets.
. Eagle Road
State Highway 55 (Eagle Road) is under the jurisdiction of the Idaho Transportation Department
(ITD). Access to Eagle Road is permitted by ITD on an individual application basis. ITD normally
requests ACHD to comment on driveway applications in Ada County. With the Treasure Valley
BUsiness Center Subdivision, a note was placed on the plat that restricts direct lot access to Eagle
Road for this property. In accordance with District policy 72028.2, lot access to industrial and
commercial. streets from abutting property is permitted. The applicant is proposing to access this lot
via a driveway on Eagle Road located approximately 315-feet south of Fairview Avenue. This location
is not in accordance with the approved location platted with Treasure Valley Business Center. The .
location for the driveway that the applicant is proposing causes a potentially dangerous situation with
the existing traffic volumes at the Fairview Avenue/Eagle Road intersection and all of the turning
movements associated with said intersection. District staff recommends that ITD examine the
possibility of restricting the proposed driveway on Eagle Road to right-in/right-out.
Hickory Avenue
The applicant has approximately 200-feet of frontage on Hickory Avenue and is proposing to locate a
driveway on Hickory Avenue approximately 130-feet north of the intersection of Hickory Avenue and.
Jewell Street and approximately 70-feet south of a driveway that was approved with MCZC02~011.
District policy required that driveways align or offset a minimum of 175-feet from a controlled
intersection and that they align or offset a minimum of 125-feet from an existing or proposed
. driveway. The proposed driveway on Hickory Avenue does not meet District policy and should no/be
approved with this application.
Olive Avenue, Florence Street and Jewell Street
District policy F2-F4 (1) and 72-F4 (2), requires driveways located on local roadways to offset a
controlled and/or uncontrolled intersection a minimum of 50-feet (measured near edge to near edge). .
Any driveways constructed on Olive Avenue, Florence Street or Jewell Street they should be offset.a
minimum of 50-feet from an intersection.
All Driveways
District policy 7207.9.3 restricts commercial driveways with daily traffic volumes over 1,000 vehicles
to a maximum width of 35-feet. If any driveways are constructed on Olive Avenue, Florence Street or
Jewell Street they should be constructed a maximum of 35-feet wide.
Graveled driveways abutting public streets create maintenance problems due to gravel being tracked
. onto the roadway. In accordance with District policy, 7207.9.1, the applicant should be required to
pave all driveways to their full width and at least 30-feet into the site beyond the edge of pavement of
the roadway and install pavement tapers with 15-foot curb radii abutting the existing improvements on
Jewell Street, Olive Avenue and Florence Street.
5
D. Site Specific Conditions of Approval
1. Complywith requirements of ITD for State Highway 55 (Eagle Road) 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.
2. Construct a 5-foot wide detached concrete sidewalk on Fairview Avenue located 2-feet within
the right-of-way. Coordinate the location and elevation of the sidewalk with District staff. If
the sidewalk meanders outside of the right-of-way, provide an easement for the sidewalk.
The District will require a license agreement for the landscape strip with the detached
. sidewalk. Please contact the Right-of-Way Division at 387-3271 for guidelines.
3. Construct a 5-foot wide detached concrete sidewalk on Hickory Avenue located 2-feet within
the right-of-way. Coordinate the location and elevation of the sidewalk with District staff. If
the sidewalk meanders outside of the right-of-way, provide an easement for the sidewalk.
The District will require a license agreement for the landscape strip with the detached
. sidewalk. Please contact the Right-of-Way Division at 387-3271 for guidelines.
4. Construct 5-foot wide concrete sidewalk on Jewell Street, Olive Avenue and Florence Street
abutting the parcel.
5. . Construct a maximum 35-foot wide driveway (not including the center median) on Fairview
Avenue located a minimum of 500-feet west of the centerline of Eagle Road and a minimum
of 440-feet west of Eagle Road (measured near edge of roadway to near edge of driveway).
The applicant should provide a recorded cross access easement for the parcels to the south
and west to use the one approved driveway to Fairview Avenue for access to the public
streets.
6. . Treasure Valley Business Center Phase #1 , plat note # 5 states; Additional orivate acceSs
. .ooints (maximum of 4) will be allowed on Fairview Avenue at no less than 400-foot
intervals from other access ooints. Other than the driveway approved in Condition #5
above, no additional driveways to Fairview Avenue are approved with this application.
7. Pave all proposed driveways on Jewel Street, Olive Avenue and Florence Street to their full-
required width (maximum of 35-feet), a minimum of 50-feet (measured near edge to near
edge) of any roadway and to a point 30-feet beyond the edge of pavement with 15-foot curb
radii on Jewell Street, Olive Avenue and Florence Street as proposed.
8. No access to Hickory Avenue is approved with this application.
9. Other than the access point(s) specifically approved with this application, direct lot or parcel
. access to Fairview Avenue, Hickory Avenue and Eagle Road (ITD) is prohibited. Lot access
restrictions, as required with this application, shall be stated on the final plat.
10. Comply with all Standard Conditions of Approval.
6
E. Standard Conditions of Approval
1. Any existing irrigation facilities shall be relocated outside of the right-of-way.
2. All utility relocation costs associated with improving street frontages abutting the site shall be bOrne
. .by the developer.
3. Replace any existing damaged curb and gutter and any that may be damaged during the construction
.. of the proposed development. Contact Construction Services at 387-6280 for details.
4. Utility street cuts in pavement less than five years old are not allowed unless approved in writing by
the District. Contact Construction SerVices at 387-6280 (with file numbers) for details.
5. All design and construction shall be in accordance with the Ada County Highway District Policy
Manual, ISPWC Standards and approved supplements, Construction Services procedures and all
applicable ACHD Ordinances unless specifically waived herein. An engineer registered in the State
. of Idaho shall prepare and certify all improvement plans.
6. The applicant shall submit revised plans for staff approval, prior to issuance of building permit (or
other required permits), which incorporates any required design changes.
7. Construction, use and property development shall be in conformance with all applicable requirements
of the Ada County Highway District pri9r to District approval for occupancy.
8. Payment of applicable road impact fees are required prior to building construction in accordance with
Ordinance #195, also known as Ada County Highway District Road Impact Fee Ordinance.
9. It is the responsibility of the applicant to verify all existing utilities within the right-of-way. Existing
utilities damaged by the applicant shall be repaired by the applicant at no cost to ACHD. The
applicant shall be required to call DIGLlNE (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.
10. 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.
11. 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
waiverlvariance of said requirements or other legal relief is granted pursuant to the law in effect at the
time the change in use is sought.
7
F. . Conclusions of Law
1. The proposed site plan is approved, if all of the Site Specific and Standard Conditions of Approval are.
satisfied.
2. ACHD requirements are intended to assure that the proposed use/developmentwill not place an
undue burdenon the existing vehicular and pedestrian transportation system within the vicinity
impacted by the proposed development.
Attachments
1. Vicinity Map
.2, Lot Layout for Treasure Valley Business Center #3
3. Preliminary Plat Treasure Valley Business Center #3
4. plat of Treasure Valley Business Center #1 (2 pages)
5. Request for Reconsideration
8
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ROBERT D. CORRIE
CHIEF
KENW.BoWERS
CODNeR. Mm,.mRR~
WIU.lAML.M. NARY
KErrnBllID
TAMMY DE WEERD
CIIERIE McCANDLESS
RURAL FIRE COMMISSIONERS
RICHARD GilE.BNE
TERRY LEIGHrON
SmVE EILIO'IT
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Dm>urY CHIEF - FIRE PREVENTIoN
JOSEPHSn.VA
Dm>urY CIIIEF - TRAINING
Bn.L JOHNSON
540 East Franklin Road
Meridian, ID 83642
(208) 888-1234
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November 14, 2002
RECEIVED
NOV H 2002
City Of Meridian
TO: Mayor, City Council & Meridian Planning & Zoning Commission City Clerk Office
FROM: Joseph Silva, Deputy Chiet: Fire Prevention
SUBJECT: Treasure Valley Business Park # 1 CUP 02-036
The fonowing will be the requirements and/or concerns to provide minimum levels of fire
protection for the proposed project:
I. That a fire-flow as required by the Unifurm Fire Code is provided to service
the entire project. Fire hydrants shall be placed an average of 350' apart.
1997 UFC Appendix ill-A
2. Acceptance of the water supply for fire protection will be by the Meridian
Water Department.
3. Final Approval of the fire hydrant locations shall be by the Meridian Fire
Department.
4. The phasing plan may require that any roadway greater than 150' in length
that is not provided with an outlet shall be required to have a turn around.
5. All roads shall have a turning radius of28' inside and 48' outside.
6. Insure that all yet undeveloped parcels are maintained free of combustible
vegetation per section 1103.2.4 ofthe Uniform Fire Code.
7. Operational fire hydrants are required befure combustible construction
begins. UFC 901.4.2 & 901.3
8. The proposed subdivision will have an unknown transient population and
will have an unknown impact Meridian Fire Department call volumes.
According to a report completed by Fire & Emergency Services
Consulting Group in February of 2000 our requests for service are
projected to reach 2800 in the year 2005 and 3800 by the year 2010, this is
up from 2069 responses in the year 2000.
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9. All building uses and processes to comply with the fire code in efIect at the
time of construction.
10. No vertical obstructions or mature landscaping which obstructions the
outlets of the fire hydrant within 10'.
11. Vertical clearance for driveways shall be 13' 6", this may affect tree
placement in landscaping areas.
12. The driveway shall have a clear driving surface which is20' wide available
at all times.
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TRANSMITTALS TO AGENCIES FOR COMMENTS ON DEVELOPMENT PROJECTS
WITH THE CITY OF M~RIDIAN
OCT 31 '02 12:19
Tq insure that your comments and recommendations wllf be considered by the Meridian Planning
and zoning Commission, please submit your comments and recommendations to Meridian City Cler1\'s Office
Attn: Will Berg, City Clerk. by: November 14. 2002
Transmittal Date: October 9, 2002 Hearing Date: November 21, 2002
File No.: CUP 02-036
Request: Conditional Use Permit for a multi-building office/restaurant complex and Krlspy
Kreme drive-thru facility in an 1-1. zone for Treasure Valley Business Park No.1
By' Clark Develo ent
Location of Property or Project: southwest comer of North Eagle Road Ylcl.EasL"~;::-.,; .:....noe
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Meridian School District (No Fp}
Meridian Post Office (FPIPP O"fy)
Ada Coumy Highway District
Community Planning Assoc.
Central District Health
Nampa Meridian lnig. District
Settlers lnigation District
Idaho Pov<er CO, (FPIPP only)
U.S. West rFP/PP only)
Inlennountaln Gas IFPIPP only)
Bureau of Reclamation (FPIPP onlyl
Iclsho Transportation Department (No FP)
Ada County (Anne.orion only)
David Zaremba, PIZ (No VAR, VAC, FP)
Jerry Centers. FIZ (No VAR, VAC, FP)
Leslie Mathes. P/Z (No VAR, VAC. FP)
MIchael Rohm. PIZ (No VAR VAC. FP)
Keith Borup, P/Z (No VAIl, VAC. FP)
Robert Come. Mayor
Bill Nary. CIC
Tammy lleWeertl. CIC
Keith Bird, cle
Cherie McCandless, CIC
Water Department
Sewer Department
Sanitary Service (No VAR. VAG. FP)
Building Department Your Concise Remarks:
Fire Department ~~.~...... A .....~~ :0' t s,~ ::t"'1'. C.A~.P":-.",,,
Police Department ..I' oi. .-'l 1>.., IT IL ~"D L flIU~t.e. '.tr )
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City Engineer ~...c....,.."e...i.. L.eA"',o;.J 'I oJ -P......c..e.rn."'T .)""b +,)",.,.uu'.
City Planner t ~\I"..J ..(.e... -..t",.",.&,: "b~"'''''' ~U''''''s ~~"'c..~mo..JT"
Parks Department ~4 'Jllte~IVED
OCT 3 1 2002
City Of Meridian
City Clerk ot1ice
)3 EAST ITlAJiO . MERIDIAN, IDAHO 83642
(lOK) RB8 -l>l:l3 . Fo. (21)8) 887 48/3 . r"y Clerk Olli<< F... (20818~8.421S . Human Rc,our<es F..' 1208) "~~ 119}
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208-888--5052
PAGE. 11
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1503 FIRST STREET SOUTH NAMPA. IDAHO 83651-4395
FAX # 208-463-0092
October 16, 2002
RECEIVED
OCT 2 3 2002
City Of Meridian
Ci$yClllrk Office ---
Phones: Area Code 208
OFFICE: Nampa 466-7861
SHOP: Nampa 466-0663
Will Berg, City Clerk
Citv of Meridian
-..--,--- ',-- ,----:--
33 East idaho -
Meridian, ill 83642
Re: CUP 02-036 Conditional Use Permit for Treasure Vallev Business Park No.1
Dear Commissioners:
The Nampa & Meridian Irrigation District requires that a Land Use Change/Site
application be filed. Please contact Ms. Donna Moore, Asst. SecretarylTreasurer at the
District's main office at 466-7861.
S incerel y,
13,;# dI-br'??V-
Bill Henson, Asst. Water Superintendent
NAMP A & MERIDIAN IRRIGA nON DISTRICT
BH:dll
Cc: File - Shop
File - Office
Water Superintendent
APPROXIMATE IRRIGABlE ACRES
RIVER FLOW RIGHTS - 23,000
BOISE PROJECT RIGHTS - 40.000
ce~f1
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1503 FIRST STREET SOUTH NAMPA, IDAHO 83651-4395
FAX # 208-463-0092
21 October 2002
RECEIVED
OCT 2 3 2002
phones: Area Code 208
OFFICE: Nompo 466-786'
SHOP: Nompo 466-0663
City Of Meridian
City Clerk Office
.. ,_., n.' RE:. _Land_lJ~.e,Ch_~nge Applic~li.on - Trelisure ValleKBusiness Park No.1
BRS Architects
1010 S. AIIante Place, Suite 100
Boise, 10 83709
To Whom It May Concern:
Enclosed please find a Land Use Change Application for your use to file with the Irrigation
District for its review on the above-referenced development. If this development is under a
"rush" to be finalized, I would recommend that you submit a cashier's check, money order or
cash as payment of the fees in order to speed the process up. If you submit a company or
personal check, it must clear the bank before processing the application.
Should this development be planning a pressure urban irrigation system that will be owned,
operated and maintained by the Irrigation District, I strongly urge you to coordinate with John P.
Anderson, Water Superintendent for the Irrigation District, concerning the installation of the
pressure system. Enclosed is a questionnaire that you must fill out and return in order to initiate
the process of contractual agreements between the owner or developer and the Irrigation
District for the ownership, operation and maintenance of the pressure urban irrigation system.
If you have any questions concerning this matter, please feel free to call on me at the District's
office, or John P. Anderson, at the District's shop.
Sincerely,
.,4J~ 0. ~r;~
Donna N. Moore, Asst. SecretarylTreasurer
NAMPA & MERIDIAN IRRIGATION DISTRICT
DNM/smc
cc: File
Water Superintendent
Asst. Water Superintendent- Henson
Will Berg, City Clerk, City of Meridian
Clark Development, 479 Main St., Boise, 10 83702
enc.
APPROXIMATE IRRIGABlE ACRES
RIVER FLOW RIGHTS. 23,000
BOISE PROJEG RIGHTS - 40,000
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Ada County Highway District
David E. Wynkoop, President '.
Dave Bivens, 1 st Vice President
Judy Peavey-Derr, 2nd Vice President
Susan S. Eastlake, Commissioner
Sherry R. Huber, Commissioner
318 East 37th Street
Garden City 1083714-6499
Phone (208) 387-6100
FAX (208) 387-6391
E-mail: telius@ACHD.ada.id.us
October 15,2002
RECEIVED
OCT 1 7 2002
TO:
Clark Development
479 Main Street
Boise, ill 83702
City of Meridian
City Clerk OfficIO
FROM: Craig Hood
Development Analyst
Planning & Development
SUBJECT: MCZC-02-047
Krispy Kreme
Southwest comer of Eagle Road & Fairview Avenue
On October 15,2002, the Ada County Highway District acted on your application for the above referenced
project. The attached staff report lists conditions of approval and street improvements, which are required.
If you have any questions, please feel free to contact staff at (208) 387-6170.
Cc: Planning & Development/chron/project file
City of Meridian
Construction Services
Drainage
BRS Architects, 1010 S. Allante Place, Ste. 100, Boise, ill 83709
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- ^C!Y;l Ada County Highway District
Right-of-Way & Development Department
Planning Review Division
This application does not require Commission action and is approved at the staff level as of October 15,
2002. TechReview for this item was held with the applicant on October 11, 2002. Please refer to
Attachment 4 for appeal guidelines. staff contact: Craig Hood, 387-6174, chood@achd.adaJd.usC H
File Number: MCZC-02-047
Site address: Southwest corner of Fairview Avenue and Eagle Road, Meridian
Owner/Applicant:. Clark Development
479 Main Street
Boise, ID 83702
Representative: Billy Rae Strite
1010 S. Allante Place, Ste 100
Boise, ID 83709
Application Information
The applicant is requesting certificate of zoning compliance approval from the City of Meridian to construct a
4,635 square foot donut shop on 3.11-acres in an I-L zone. The site is located on the southwest corner of
Eagle Road and Fairview Avenue.
Acreage:
Current Zoning:
Proposed square footage:
Existing square footage:
3.11-acres
I-L
4,635 square-feet
o
Vicinity Map
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A. Findings of Fact
1. Trip Generation: This development is estimated to generate up to 2,300 additional vehicle trips per
day (0 existing) based on the Institute of Transportation Engineers Trip Generation Manual.
2. Impact Fees: The impact fee rate from the fee tables for this use (Restaurant with Drive-thru) is
$4,716 per thousand square feet of gross building area, based on the impact fee ordinance in effect
at this time.
3. Traffic Impact Study: A traffic impact study was not required with this application.
4. Site Information: The subject site is currently vacant.
5. Description of Adjacent Surrounding Area:
a. North: Fairview Avenue/vacant
b. South: Vacant (Treasure Valley Business Center)
c. East: Commercial uses
d. West: Vacant (Treasure Valley Business Center)
6. Impacted Roadways:
Fairview Avenue:
Frontage:
Functional Street Classification:
Traffic count:
Level of Service:
Speed limit:
Nearest intersection:
Olive Avenue:
Frontage:
Functional Street Classification:
Speed limit:
Nearest intersection:
Florence Street:
Frontage:
Functional Street Classification:
Speed limit:
Nearest intersection:
EaQle Road:
Frontage:
Functional Street Classification:
Traffic count:
Level of Service:
Speed limit:
Nearest intersection:
2
385-feet
Principal Arterial
32,092 west of Eagle Road on 2/20/02
LOSC
35 MPH
Hickory Avenue, a four-way stop-controlled intersection
None
Local Commercial
25 MPH
Florence Street, a stop-controlled intersection
None
Local Commercial
25 MPH
Olive Avenue, a stop-controlled intersection
320-feet
Principal Arterial
42,307 south of Franklin Road on 2/20/02
LOSE
50 MPH
Florence Street, a T-type, stop-controlled intersection
7. Roadway Improvements Adjacent To and Near the Site
Eagle Road is currently improved with 7 lanes (three northbound, two southbound, one eastbound
turn-lane and one westbound turn-lane), no curb, gutter or sidewalk abutting the site. Fairview
Avenue is currently improved with 8 lanes (two eastbound, three westbound, two northbound turn-
lanes and one southbound turn-lane). Florence Street is currently improved with 2 lanes (no center
turn lane), curb and gutter with no sidewalk abutting the subject property. Olive Avenue is currently
improved with 2 lanes (no center tum lane), curb and gutter with no sidewalk abutting the site.
8. Existing Right-of-Way
There is currently 140-feet (70-feetfrom centerline) of right-of-way for Eagle Road abutting this site.
There is currently 120-feet (70-feet from centerline) of right-of-way for Fairview Avenue abutting this
site.
9. Existing Access to the Site
Access to this site is currently taken from Olive Avenue and Florence Street. Access restrictions to
Fairview Avenue and Eagle Road were stipulated as part of approval for this site in the past
(Treasure Valley Business Center #1).
10. Site History
In 1984 ACHD reviewed this site as all ofLot 1, Block 1, and part ofLot 10, Block 1, of Treasure
Valley Business Center # 1. As part of the plat, the Commission did not require the developer to
construct sidewalk abutting this site on the internal streets.
11. Five Year Work Program
A signal is scheduled to be installed at the intersection of Hickory/Fairview Avenue in 2007. Franklin
Road from Meridian Road to Five Mile Road is also in the Five Year Work Program for roadway
improvements within the next five years.
B. Special Notice to the City Of Meridian
District policy requires 5-foot wide (minimum) concrete sidewalk on all commercial streets (Figure 72-
F1 B). There is a possibility of heavy pedestrian traffic in this area due to the undeveloped parcels
within the Treasure Valley Business Center Subdivision. There are some large existing office
complexes in the area and the infrastructure for pedestrians is deficient in the area. However, District
policy 7204.9.1 states that in some existing industrial developments or expansions of those
developments, the District will allow deviations from the street standards by not requiring the
construction of sidewalks. These developments include primary uses of storage facilities, trucking
terminals, contractor shops, utility shops and selective heavy manufacturing facilities in which
significant pedestrian movement is not anticipated. The District intents to require sidewalk on Olive
Avenue, Jewell Street and Florence Street since the anticipated uses in the business park do not
meet the following descriptions.
C. Special Recommendation to ITO
State Highway 55 is under the jurisdiction of Idaho Transportation Department (ITD). The plans for
the intersection of Eagle Road and Fairview Avenue should be reviewed by ITD to ensure that if
additional right-of-way is needed along Eagle Road abutting this parcel for the interchange that it is
acquired with this application.
With the Treasure Valley Business Center Subdivision plat, a note was placed on the plat that
restricts direct lot access to Eagle Road for this property. The applicant is proposing to access this iot
via a driveway on Eagle Road located approximately 315-feet south of Fairview Avenue. This location
3
is not in accordance with the approved location platted with Treasure Valley Business Center. The
location of the full-access driveway that the applicant is proposing causes a potentially dangerous
situation with the existing traffic volumes at the Fairview Avenue/Eagle Road intersection and all of
the tuming movements associated with said intersection. ITD should examine the possibility of
restricting the proposed driveway on Eagle Road to right-in/right-out. District staff has strong safety
concerns with regards to the southbound and merging traffic on Eagle Road in relation to this
driveway location.
,
D. Findings for Consideration
1. Sidewalk
District policy requires 5-foot wide (minimum) concrete sidewalk on all arterial streets (7204.6.5). The
applicant should be required to construct a 5-foot wide (minimum) concrete sidewalk on Fairview
Avenue abutting the site. NOTE: Eagle Road abutting this site is under the jurisdiction of lTD.
District policy requires 5-foot wide (minimum) concrete sidewalk on all arterial streets (Figure 72-
F1 B). The applicant should be required to construct a 5-foot wide (rninimum) concrete sidewalk on
Jewell Street and Olive Avenue abutting the site.
2. Access
As part of the approval for Treasure Valley Business Center Subdivision, a note was placed on the
plat that allows the construction of a driveway on Fairview Avenue located a minimum of 500-feet
west of the centerline of Eagle Road. The applicant is proposing a full-access driveway on Fairview
Avenue located approximately 475-feet from the centerline of Eagle Road. In accordance with District
policy and the recorded plat of Treasure Valley Business Center, staff recommends that the applicant
construct a driveway located a minimum of 500-feet west of the centerline of Eagle Road and a
minimum of 440-feet west of Eagle Road (measured near edge of roadway to near edge of driveway).
The applicant should provide a recorded cross access easement for the parcels to the south and
west to use this parcel for access to the public streets.
NOTE: Due to the close proximity of the proposed driveway on Fairview Avenue to the Eagle
Road/Fairview Avenue intersection and the potentially dangerous situation caused from the
construction of a full-access driveway in the proposed location, the District is discussing the possibility
of installing a center median in Fairview Avenue that would restrict said driveway to right-in/right-out
turn movements.
State Highway 55 (Eagle Road) is under the jurisdiction of the Idaho Transportation Department
(ITD). Access to Eagle Road is permitted by ITD on an individual application basis. ITD normally
requests ACHD to comment on driveway applications in Ada County. With the Treasure Valley
Business Center Subdivision, a note was placed on the plat that restricts direct lot access to Eagle
Road for this property. In accordance with District policy 72028.2, lot access to industrial and
commercial streets from abutting property is permitted. The applicant is proposing to access this lot
via a driveway on Eagle Road located approximately 315-feet south of Fairview Avenue. This location
is not in accordance with the approved location platted with Treasure Valley Business Center. The
location for the driveway that the applicant is proposing causes a potentially dangerous situation with
the existing traffic volumes at the Fairview Avenue/Eagle Road intersection and all of the turning
movements associated with said intersection. District staff recommends that ITD examine the
possibility of restricting the proposed driveway on Eagle Road to right-in/right-out.
District policy F2-F4 (1) and 72-F4 (2), requires driveways located on local roadways to offset a
controlled and/or uncontrolled intersection a minimum of 50-feet (measured near edge to near edge).
4
The applicant does not have any frontage on any local or industrial/commercial roadways. Any
driveways constructed on Olive Avenue, Florence Street or Jewell Street they should be offset a
minimum of 50-feet from an intersection.
District policy 7207.9.3 restricts commercial driveways with daily traffic volumes over 1,000 vehicles
to a maximum width of 35-feet. If any driveways are constructed on Olive Avenue, Florence Street or
Jewell Street they should be constructed a maximum of 35-feet wide.
Graveled driveways abutting public streets create maintenance problems due to gravel being tracked
onto the roadway. In accordance with District policy, 7207.9.1, the applicant should be required to
pave all driveways to their full width and at least 30-feet into the site beyond the edge of pavement of
the roadway and install pavement tapers with 15-foot radii abutting the existing roadway edge.
E. Site Specific Conditions of Approval
1. Comply with requirements of ITD for State Highway 55 (Eagle Road) 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.
2. Construct a 5-foot wide detached concrete sidewalk on Fairview Avenue located 2-feet within
the new right-of-way. Coordinate the location and elevation of the sidewalk with District staff.
If the sidewalk meanders outside of the right-of-way, provide an easement for the sidewalk.
The District will require a license agreement for the landscape strip with the detached
sidewalk. Please contact the Right-of-Way Division at 387-3271 for guidelines.
3. Construct a maximum 35-foot wide driveway (not including the center median) on Fairview
Avenue located a minimum of 500-feet west of the centerline of Eagle Road and a minimum
of 440-feet west of Eagle Road (measured near edge of roadway to near edge of driveway).
4. Construct a maximum 35-foot wide driveway (not including a center median) on Jewell
Street/Olive Avenue as proposed.
5. The applicant should provide a recorded cross access easement for the parcels to the south
and west to use this parcel for access to the public streets.
6. Pave all driveways to their full-required width (maximum of 35-feet) and to a point 3D-feet
beyond the edge of pavement with 15-foot pavement radii.
7. Other than the access point(s) specifically approved with this application, direct lot or parcel
access to Fairview Avenue and Eagle Road (ITD) is prohibited.
8. Comply with all Standard Conditions of Approval.
F. Standard Conditions of Approval
1. Any existing irrigation facilities shall be relocated outside of the right-of-way.
5
2. All utility relocation costs associated with improving street frontages abutting the site shall be borne
by the developer.
3. Replace any existing damaged curb and gutter and any that may be damaged during the construction
of the proposed development. Contact Construction Services at 387-6280 for details.
4. Utility street cuts in pavement less than five years old are not allowed unless approved in writing by
the District. Contact Construction Services at 387-6280 (with file numbers) for details.
5. All design and construction shall be in accordance with the Ada County Highway District Policy
Manual, ISPWC Standards and approved supplements, Construction Services procedures and all
applicable ACHD Ordinances unless specifically waived herein. An engineer registered in the State
of Idaho shall prepare and certify all improvement plans.
6. The applicant shall submit revised plans for staff approval, prior to issuance of building permit (or
other required permits), which incorporates any required design changes.
7. Construction, use and property development shall be in conformance with all applicable requirements
of the Ada County Highway District prior to District approval for occupancy.
8. Payment of applicable road impact fees are required prior to building construction in accordance with
Ordinance #195, also known as Ada County Highway District Road Impact Fee Ordinance.
9. It is the responsibility of the applicant to verify all existing utilities within the right-of-way. Existing
utilities damaged by the applicant shall be repaired by the applicant at no cost to ACHD. The
applicant shall be required to call DIGLlNE (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.
10. 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.
11. 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.
G. Conclusions of Law
1. The proposed site plan is approved, if all of the Site Specific and Standard Conditions of Approval are
satisfied.
2. ACHD requirements are intended to assure that the proposed use/development will not place an
undue burden on the existing vehicular and pedestrian transportation system within the vicinity
impacted by the proposed development.
6
Attachments
1. Vicinity Map
2. 2002 Record of Survey/Site Plan
3. Plat of Treasure Valley Business Center
4. Appeal Guidelines
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Request for Appeal of Staff Decision
1. Appeal of Staff Decision: The Commission shall hear and decide appeals by an applicant of the
final decision made by the ROWDS Manager when it is alleged that the ROWDS Manager did not
properly apply this section 7101.6, did not consider all of the relevant facts presented, made an error
of fact or law, abused discretion or acted arbitrarily and capriciously in the interpretation or
enforcement of the ACHD Policy Manual.
a. Filing Fee: The Commission may, from time to time, set reasonable fees to be charged
the applicant for the processing of appeals, to cover administrative costs.
b. Initiation: An appeal is initiated by the filing of a written notice of appeal with the Secretary
of Highway Systems, which must be filed within ten (1 O) working days from the date of the
decision that is the subject of the appeal. The notice of appeal shall refer to the decision
being appealed, identify the appellant by name, address and telephone number and state
the grounds for the appeal. The grounds shall include a written summary of the provisions
of the policy relevant to the appeal and/or the facts and law relied upon and shall include a
written argument in support of the appeal. The Commission shall not consider a notice of
appeal that does not comply with the provisions of this subsection.
c. Time to Reply: The ROWDS Manager .shall have ten (10) working days from the date of
the filing of the notice of appeal to reply to the notice of the appeal, and may during such
time meet with the appellant to discuss the matter, and may also consider and/or modify
the decision that is being appealed. A copy of the reply, and any modifications to the
decision being appealed will be provided to the' appellant prior to the Commission hearing
on the appeal.
d. Notice of Hearing: Unless otherwise agreed to by the appellant, the hearing of the appeal
will be noticed and scheduled on the Commission agenda at a regular meeting to be held
within thirty (30) days following the deli....ery to the appellant of the ROWDS Manager's
reply to the notice of appeal. A copy of the decision being appealed, the notice of appeal
and the reply shall be delivered to the Commission at least one (1) week prior to the
hearing.
e. Action by Commission: Following the hearing, the Commission shall either affirm or
reverse, in whole or part, or otherwise modify, amend or supplement the decision being
appealed, as such action is adequately supported by the law and evidence presented at
the hearing.
Appeal Guidelines
7
~ CENTRAL
{itEt8bl~
CENTRAL DISTRICT HEALTH DEPARTMENT
Environmental Health Division
Return to:
o Boise
DEagle
o Garden City
A;1 Meridian
OKuna
OACZ
OSlar
Rezone #
Conditional Use #
Preliminary / Final/Short Plat
C. uP ()a....- 0'3 b
RECEIVED
DeL 1 7 2002
01.
02.
03.
04.
05.
06.
07.
City vi Me. idiaD.
City Clerk Office
We have No Objections to this Proposal.
We recommend Denial of this Proposal.
Specific- knowledge as to the exact type of use must be provided-before we can comment on this Proposal.
We will require more data concerning soil conditions on this Proposal before we can comment.
Before we can comment concerning individual sewage disposal, we will require more data conceming the depth of:
o high seasonal ground water 0 waste flow characteristics
o or bedrock from original grade 0 other
This office will require a study 10 assess the impact of nutrients and pathogens to receiving ground waters and/or
surface waters.
This project shall be reviewed by the Idaho Department of Water Resources concerning well construction and
water availability.
After wri~ approval from appropriate entities are submitted, we can approve this proposal for:
~entral sewage 0 community sewage system 0 community water well
o interim sewage &!(central water
o individual sewage 0 individual water
~9. The following plan(s) must be submitted to and approved by the Idaho Departmenl of Heallh & Welfare,
'\.. Division of Environmental Quality:
~ral sewage 0 community sewage system 0 community water
. .. 0 sewage dry lines ~entral water . .
- ~,,~: ;"~> :t4lFrU;4;t;.i'''._n" i . . "
W'10. Run-off is not to create a mOSQUito breeding problem.
'd 11. This Department would recommend deferral until high seasonal ground water can be determined if other
considerations indicate approval.
~8.
o 12. ,If restroom facilities are to be installed, then a sewage system MUST be installed to meet Idaho State
'Sewage Regulations.
o 13. We will require plans be submitted for a plan review for any:
o food establishment 0 swimming pools or spas
o beverage establishment 0 grocery store
)ti 14.
CDH09l00lkc
o child care center
9J #dK .r~ ~.#62?
/~
Ltf?" Or-H""'A! -..d.,.. ./. ~ ,
. ~,.......,~
Reviewed By:
Date: .LP..)/S /'2-
/. A/...? ~r
.
Review Sheet
.
"'
~ CENTRAL
{iBml~
MAIN OffiCE 0 707 N. ARMSTRONG PL 0 80ISE.ID 83704-0825 0 (208) 375-5211 0 f~.X 3278500
Tu prevent and treat disease and disability; to promote healthy lifestyles; and to protect mld promote rhe health alld quality of Ollr em'ironfluml.
STORM WATER MANAGEMENT RECOMMENDATIONS
It is recommended that storm water be pre-treated through a grassy swale
prior to discharge to the subsurface to prevent impact to ground water and
surface water quality. The engineers and architects involved with the design
of this project should obtain current best management practices for storm
water disposal and design a storm water management system that is
preventing groundwater and surface water degradation. Manuals that could
be used for guidance are:
State of Idaho Catalog of Stormwater Best Management Practices For
Idaho Cities and Counties.
Prepared by the Idaho Division of Environmental Quality, July 1997.
Stormwater Best Management Practices Guidebook
Prepared by City of Boise Public Works Department, May 2000.
Serving Valley, Elmore, Boise, and Ada Counties
Ada I Boise County Ottice
707 N. Armsrong PI
Boise, 10 83704
Enviro. Health: 327-7499
Family Plan'ling: 327-7400
Immunizations: 327-7450
Sellio! Nutl\tion: 327-71160
WIC: 327-7488
FAX 327-8500
Ado-WlC Satellite Ofrice
1 606 Robert St
Boise. ID 83705
Ph. 334-3355
FAX: 334-3355
Elmore County-Office
520 E 8th Street N.
Mountain Home. ID 836A7
Erwiro. Health: 587-9225
Family Health: 587-Ll407
WIC: 587-4..::;09
FAX: 587-3521
Volley Coun1y Office
703 N. 1st Street
P.O. Box 1448
McColl. ID. 83638
Ph. 634-719Li
FAX: 634-2174
/
,-
I
MAYOR
Robert D. Corrie
rt..'rr;J,~.'.~.'
~--~~~'~1l,,~
clfe;;dl;~~-; ,
~1o? IDAHO
~v
~SI~C~
"90J
BUILDING DEPARTMENT
(208) 887.221 t . F::IX :-187-12In
PLANNING A;-.JD ZONING
(208) 8M-55:n . F:l,'" 8R~-M~5-l.
LEGAL DEPARTMENT
(208) 288.2499. Fa:t 288.2501
PARKS & RECREATION
(l08 888-3579 . F:1x 89H.550 I
PUBLIC WORKS
(208) 898.5500 -Fa,... H87-! 21)7
CITY COUNCIL MEMBERS
Tammy deWeerd
William L. M. Nary
Cherie McCandless
Keith Bird
'.,
"
,I
V
,i
{/
L/
.7
TRANSMITTALS TO AGENCIES FOR COMMENTS ON DEVELOPMENT PROJECTS
WITH THE CITY OF MERIDIAN
To insure that your comments and recommendations will be considered by the Meridian Planning
and Zoning Commission, please submit your comments and recommendations to Meridian City Clerk's Office
Attn: Will Berg, City Clerk, by: November 14,2002
Transmittal Date: October 9, 2002 Hearing Date: November 21, 2002
File No.: CUP 02-036
Request: Conditional Use Permit for a multi-building office/restaurant complex and Krispy
Kreme drive-thru facility in an I-L zone for Treasure Valley Business Park No, 1
By: Clark Development
Location of Property or Project: southwest corner of North Eagle Road and East Fairview Avenue
v'
David Zaremba, PIZ NO.~ VA~
erry en ers, (No VAR. VAC, FP)
Leslie Mathes, P/Z (No VAR. VAC, FP)
Michael Rohm, P/Z (No VAR, VAC, FP)
Keith Borup, PIZ (No VAR, VAC. FP)
Robert Corrie, Mayor
Bill Nary, C/C
Tammy deWeerd, C/C
Keijh Bird, C/C
Cherie McCandless, C/C
Water Department
Sewer Department
Sanitary Service (No VAR, VAC, FP)
Building Department Your Concise Remarks:
Fire Department
Police Department
City Attorney
City Engineer
City Planner
Parks Department
"C_ ,~i~.'::'" niclr:i...... (U ...."1' _~,_,....>;'
Meridian Post Office (FPIPP only)
Ada County Highway District
Community Planning Assoc.
Central District Heallh
Nampa Meridian Irrig. District
Settlers Irrigation District
Idaho Power CO. (FPIPP only)
U.S. West (FPIPPonly)
Intennountain Gas (FPIPP only)
Bureau of Reclamation (FPIPP only)
Idaho Transportation Department (No FP)
Ada County (Annexalion only)
~;;~~'/-z~;I;;~~
-Lt2.=jL-t?Z
Cl-FJ14~
RECEIVED
OCT 1 1 2002
City of Meridian
City Clerk Office
33 EAST IDAHO. MERIDIAN, IDAHO 83642
(208) 888-4433. Fax (208) 887-4813 . City Clerk Onice Fax (208) 888-4218 . Human Resources Fax (208) 288-tl93
PUBLIC HEARING
SIGN-UP SHEET
DATE
November 21 , 2002
PROJECT NUMBER
CUP 02-036
PROJECT NAME
Treasure Valley Business Park No.1
NAME FOR AGAINST
. .
'R]1CE~U
NOV 2 1 2002
CITY OF MERlDIA.1\l