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Home My WebLink AboutPZ - Narrative Updated km E N G I N E E R I N G December 31,2024 Project No.:24-057 Mr. Bill Parsons Planning Supervisor Community Development Department 33 E. Broadway Ave. Meridian, ID 83642 RE: Jacksons C-Store—2275 S Ten Mile Rd,Meridian,ID Annexation—Conditional Use—Preliminary Plat Dear Mr. Parsons, On behalf of Jacksons Food Stores Inc.,we are pleased to apply for an Annexation,Conditional Use and Preliminary Plat for a Jacksons C-Store with fuel pumps at the southwest corner of Ten Mile Road and Overland Road. Site and Background Information The subject property is located at 2275 S.Ten Mile Rd in Meridian,identified as parcel number R7569810063,and is approximately 4.87 acres. The zoning designation for the property is Rural Urban Transition (RUT) within unincorporated Ada County.It is adjacent to residential properties in unincorporated Ada County to the south and west,vacant County ag land to the north, and residential properties plus a car park to the east which are within the City of Meridian.An irrigation ditch that feeds to the Ridenbaugh Canal runs along a portion of the southern and western boundary of the property. VW Two P t 11 �S 5725 North Discovery Way • Boise, Idaho 83713 • 208.639.6939• kmengllp.com In 1992,a 36.3-acre property at the NW corner of Ten Mile Road and Lamont Road was platted as Rosebud Subdivision.This plat was recorded as a County subdivision that still includes 6 lots all over 5 acres.The subject property is Lot 3, Block 1 within the Rosebud Subdivision.All lots are currently on individual well and septic. Proposed Development Jacksons,who currently operates various convenience stores,fuel stations,and car washes throughout the Treasure Valley is looking to develop their property for the purposes of operating a new convenience store with fuel pumps,or a"C-store"as defined by Jacksons.This use is defined as a fuel sales facility in Meridian's land use ordinance.Two fuel canopies are proposed to cover the fueling areas on site. The larger fuel canopy will cover 8 pumps that will be intended for passenger vehicles.The smaller canopy will accommodate 4 pumps with the intention to serve oversized vehicles that need more room to navigate the site.Adjacent to this fueling area will be a space for up to 6 RV's/oversized commercial vehicles to park on-site.The convenience store will be 6,445 sq.ft.and offer a variety of food,drink,and merchandise options for customers.Surrounding the store will be 27 parking spaces for passenger vehicles of which two will be 2 ADA spaces. TSite PlanJ7— I ' I W-OYERIANN ACAO 1W 61 I I I. ' SBY38'H'E•]ER.ISf _ LI / � Y' 1 L4 �� RIGH1�-0�F-riAY � 11 g A 1 ' n " j r e BLOCK I OT I � I s• I I f� �.i_ I r s Q 111,1955F i ."' I A A PWM Lk7} RIORI-OF- EASE I y I I LINE f a6 1ANo I wEuuRc - - r---- w. (NLASu Iq Rl171R �m 20'EPRIGA110N Ens WEN*PER I I� _ y [ORREsaONPENCP wiM e0i5P 3 « c o I R EC 0O OF COXIROL P L q r— q I d-- — I ------___----,_'r_ -L`9IIe�.�+i —— —— —— N59'2B'69"W 2B5.00' ~ — —— t2 Annexation and Zoning In order to operate the proposed Jacksons store,connection to the City of Meridian's sewer and water services will be critical.Connecting to these public utilities requires annexation into the City of Meridian. Annexation is possible since the property directly to the east,across Ten Mile Rd, is currently within Meridian's city limits. Meridian's Future Land Use Map designates the subject property as Mixed Use-Neighborhood (MU- City of Meridian Jacksons—Ten Mile&Overland PAGE 12 N).The Mixed Use-Neighborhood's intent is to avoid predominantly single-use developments by incorporating a variety of uses. It's also stated in Meridian's Comprehensive Plan that residential uses should be supported by non-residential services. In the case of the proposed development,the C-store and fuel pumps are deemed a non-residential supporting use.Within this MU-N designated area west of Ten Mile Rd and North of Lamont Rd,very few,if any commercial uses are present that support the existing residences and the residential development planned. While the Ten Mile Rd and Overland Rd intersection is fairly undeveloped now,the City of Meridian and the Ada County Highway District(ACHD)understand the growth that's coming to this area. Ten Mile Rd and Overland Rd are classified as Principal Arterial roadways by ACHD which means this intersection currently sees, and will continue to see, heavy traffic use.Once Overland Rd is constructed to the west as proposed by ACHD, it's anticipated that this intersection would see even greater traffic volumes.The traffic and activity near this intersection,especially with the proximity to Interstate-84,all point to the need for commercial uses and services nearby.Given that only the eastern half of the property will be utilized for the proposed Jacksons,the western half will be available for additional commercial uses to locate there in the future. Meridian Future Land Use Map -> W S,1 a Terrace Rd a li V Ln - W Dutch Farm Rtl �m4 ��-�Siv'Rr:il - z W Tenderhean� l-y-."�4`fs.Yi�.l� f SITE 1 MOW ----- SITE WLAMONT-Ro i .r.....w.................................■......•■..Yr.-i/ As part of the annexation application with the City of Meridian,a zoning designation will need to be requested. Meridian's Comprehensive Plan provides a few different sample zones that are compatible with the MU-N future land use designation.The Community Business District(C-C) is a zoning designation that's not one of those listed sample zones, however,this is the zone that's requested with the annexation as it's the most compatible with the property's location and the use proposed.As shown in the zoning map below,the nearest commercially zoned property to the subject property is just across Ten Mile Rd at the NE corner of the Ten Mile Rd and Overland Rd intersection.The subject property is zoned C-C which will support similar uses to the proposed Jacksons. In addition to the proximity to an already existing C-C zoned property,the proposed fuel sales facility is specified as a permitted use within the C-C zoning district. City of Meridian Jacksons—Ten Mile&Overland PAGE 13 Conditional Use Hours of operation for businesses within the C-C district when abutting residential R' districts are limited to 6:OOam to 10:OOpm. - - " - Due to the nature of the use and the service to customers it provides, Jacksons 1 is proposing hours of operation that r resemble their already existing stores r , throughout the Treasure Valley. They are 1 proposing the C-store's hours at 5:30am to 12:OOam (midnight), seven days a week, and the fueling pumps to be available 24/7. This request is made available via Meridian Code 11-213-3.13 which allows for these extended hours to be requested for C-C zoned properties through a conditional a use permit. Zoning Map Specific use standards for a fuel sales facility are incorporated into the site plan. The plan shows how Jacksons has been designed to ensure safe pedestrian and vehicular access/circulation on the site and between adjacent properties. As mentioned previously,vehicular parking has been provided and all ADA parking and access requirements will be adhered to.Vehicle stacking lanes have also been provided as required by code. Preliminary Plat Jackson's only plans to use the front half of the parcel for their development and therefore a preliminary plat has been included with the application to subdivide the existing lot into two new lots.This new subdivision will be called Rosebud Plaza Subdivision,and it will include just the two lots.The rear lot will be sold and developed in the future. Any future development will be required to adhere to city requirements and at the minimum obtain a certificate of zoning compliance and design review approval before development may occur. Landscape Plan The enclosed landscape plan details the proposed perimeter and internal site landscaping adjacent to existing and future proposed roadways as well as neighboring properties.The residential structures on the property to the south are the nearest to the proposed Jacksons. To mitigate any potential impacts to that neighbor, a mixture of 45'tall Class II deciduous trees,30'tall coniferous trees, and various shrubs will be installed within a 25'wide landscape buffer.Said buffer will run the length of the proposed Lot 1's southern property line. Building Elevations The convenience store and fuel canopies create a cohesive design and take into account appropriate building scale for the site in which it is being designed.The simple form of the building is made more interesting by the changes in materials and pushing and pulling of the facades of the building to create visual interest.The varying heights of the parapets and the metal awning provide architecturally pleasing elements as well.The materials used on the Jacksons convenience store portion will be comprised of grey cultured ledgestone and phenolic tiles in white and faux wood.There will also be accents of grey metal.In conjunction with the new convenience store there will be a freestanding fuel canopy that will consist of fabricated metal panels and associated branding. City of Meridian Jacksons—Ten Mile&Overland PAGE 14 r4 � z,.NORTHI GDNTEXT RENDERING x I AJOWN (D50 fH ELEVATION N0114_ES1 ELEVATION Overland Road Extension Deferral The development of the Jacksons site requires access to be obtained from Overland Road,which is planned to be extended to the west upon development in the future. With this application, we request to defer the Overland Road extension improvements and dedication for that portion not needed for direct access to the Jacksons site via Overland Rd. We request that those items be deferred until the western parcel develops. Dedication and improvement for that portion of Overland Rd needed for direct full access to the Jacksons site is proposed at this time. Comprehensive Plan Compliance The proposed development complies with the Mixed Use-Neighborhood (MU-N) designation. More specifically, the Jackson's site provides a mix of retail,fuel-sales,and public open space uses all within the proposed lot 1.With cross access between lots,and any other adjacent properties as required by Council,the subdivision will act as a large mixed-use development which will anchor this developing intersection.The conceptual plan for the western lot has been provided as an option, but the layout and uses are shown just for visual purposes. Uses of the lot could include additional public or quasi-public open space, additional retail, or even residential if allowed by Council and the C-C zoning district standards. Between the two lots, as well as the surrounding residential development that's both existing, and could be developed in the future as Overland Road is extended, an integration of uses are provided, complementing the Mixed Use Neighborhood designation. Any Comp Plan guidelines not met through the development of the Jackson's lot can be considered for the western lot.This would include the requirement for 10% of the development to be public open space required for the development at 10%. Between the pathway and public open space provided on the Jackson's lot,as well as the future uses of the western lot,this can be achieved. City of Meridian Jacksons—Ten Mile&Overland PAGE 15 Conclusion With the annexation, conditional use, and preliminary plat proposal discussed herein, we believe that the proposed Jacksons project will complement surrounding commercial and residential uses both now, and in the future.The proposal is consistent with the City's goals for this area and will provide a convenient and accessible service in this part of Meridian. If you have questions or require further information to process the application,feel free to contact me. Sincerely, KM Engineering,LLP Connor Lindstrom,CFM Senior Land Planner cc:Jacksons Food Stores, Inc City of Meridian Jacksons—Ten Mile&Overland PAGE 16