HomeMy WebLinkAboutStaff ReportCITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY I, 2008
STAFF REPORT Hearing Date: May 1, 2008
TO: Planning & Zoning Commission
FROM: Sonya Watters, Associate City .Planner
(208) 884-5533
SUBJECT: Fred Meyer Pharmacy
• CUP-08-007
APR ~ '~ X00$
ERIUTAN
E OFFICE
Conditional Use Permit for adrive-through pharmacy in a C-G zone within
300 feet of another drive-through facility, per requirement of UDC 11-4-3-11
1. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST
The Applicant, Fred Meyer Stores, Inc., is requesting Conditional Use Permit (CUP) approval for a
drive-through pharmacy for Fred Meyer within 300 feet of two other drive-through facilities, as
required by UDC 11-4-3-11. The property is located on the northeast corner of N. Locust Grave Road
and E. Fairview Avenue. The site is currently zoned C-G and consists of 15.46 acres.
Unified Development Code (UDC) 11-4-3-11 requires CUP approval for drive-through facilities that
are within 300 feet of another drive-through facility. There are two existing drive-through facilities
(Subway and McDonalds) within 300 feet of the proposed drive-through.
2. SUMMARY RECOMMENDATION
Staff has provided a detailed analysis of the requested CUP application below. Staff recommends
approval of CUP-08-007 for adrive-through pharmacy for Fred Meyer, as presented in the
Staff Report for the hearing date of May 1, 2008, based on the Findings of Fact as listed in
Exhibit C and subject to the conditions listed in Exhibit S.
3. PROPOSED MOTIONS
Approval
After considering all Staff, Applicant, and public testimony, I move to approve File Number CUP-08-
007, as presented in the staff report for the hearing date of May 1, 2008, with the following
modifications to the conditions of approval: (add any proposed modifications). Ifurther move to
direct Staff to prepare an appropriate findings document to be considered at the next Planning and
Zoning Commission hearing on May 15, 2008.
Denial
After considering all Staff, Applicant, and public testimony, I move to deny File Number CUP-08-
009, as presented during the hearing on May 1, 2008, for the following reasons: (you must state
specific reasons for denial and what the applicant could do to obtain your approval in the future). I
further move to direct Staff to prepare an appropriate findings document to be considered at the next
Planning and Zoning Comrxiission hearing on May 15, 2008.
Continuance
After considering all Staff, Applicant, and public testimony, I move to continue File Number CUP-
08-009 to the hearing date of (insert continued hearing date here) for the following reason(s): (you
should state specific reason(s) for continuance)
Fred Meyer Pharmacy CUP-08-007 Page 1
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 1, 2008
4. APPLICATION AND PROPERTY FACTS
a. Site Address/Location:
The site is located on the northeast corner of N. Locust Grove Road and E. Fairview Avenue at
1850 E. Fairview Avenue
Southwest % of Section S, Township 3 North, Range 1 East
b. Owner:
bred Meyer Stores, Inc.
3800 S. E. 22°d Avenue
Portland, OR 97202
c. Applicant/Contact:
Same as owner
d. Present Zoning District: C-G (General Retail and Service Commercial)
e. Present Comprehensive Plan Designation: Commercial
f. Description of Applicant's Request: The Applicant is requesting CUP approval for adrive-
through pharmacy for Fred Meyer within 300 feet of two other drive-through facilities.
g. Description of Applicant's Justification for CUP Approval: Per the applicant's narrative, the
scope of work for the proposed drive-through pharmacy will include, "addition of a pharmacy
drive-through which will cover approximately 1,126 square feet; the canopy roof structure will be
open an all sides, and have structural columns and a new "Pharmacy Drive-Through" exterior
mounted sign; and the site around the PRX drive-through will be reconfigured to accommodate a
new drive-through aisle and a concrete island for the roof columns and pneumatic tube system."
5. PROCESS FACTS
a. The subject application will, in fact, constitute a conditional use as determined by City
Ordinance. Sy reason of the provisions of Idaho Code, Title 67, Chapter 65, and UDC 11-SA-2D,
a public hearing is required before the Planning and Zoning Commission on this matter.
b. Newspaper notifications published on: April 14, and 28, 2008
c. Radius notices mailed to properties within 600 feet on: Apri14, 2008
d. Applicant posted notice on site by: Apri122, 2008
b. LAND USE
a. Existing Land Use(s): Commercial (Fred Meyer retail store)
b. Description of Character of Surrounding Area: The general area surrounding the proposed drive-
through consists of commercial uses.
c. Adjacent Land Use and Zoning
1. North: Storage unit facility, zoned C-G
2. East: Restaurants/commercial uses, zoned C-G
3. South: Commercial uses, zoned C-G
4. West: CommerciaUresidential uses, zoned C-G and R6 (Ada County)
Fred Meyer Pharmacy CUP-08-U07 Page 2
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY I, 2008
d. History of Previous Actions Pertaining to this Site:
• A Fred Meyer retail store has existing on this site for quite some time.
• A Conditional Use Permit (CUP-00-041) for a fuel sales facility for Fred Meyer was
denied in 2000.
• A Conditional Use Pernrrit (CUP-O1-005) fora 3,612 square foot fuel sales facility for
Fred Meyer was approved in 2001. A Certificate of Zoning Compliance (CZC-01-006)
was also approved for the structure and use in 2001.
• A Certificate of Zoning Compliance (CZC-07-259) was approved in 2007 for the addition
of a 1,742 square foot merchandise pick-up area; conversion of a portion of the existing
outdoor sales area consisting of 4,700 square feet that is under the main building roof into
interior sales floor area; and fenced outdoor storage area consisting of 9,992 square feet.
e. Existing Constraints and Opportunities
1. Public Works
Location of sewer: No new services will need to be installed.
Location of water: No new services will need to be installed.
Issues or concerns: None
2. Vegetation: There is existing landscaping on the site. No landscaping is proposed to be
removed with this application.
3. Floodplain: NA
4. Canals/Ditches Irrigation: There are no waterways that run through the subject property.
5. Hazards: No hazards are known to exist on the site.
6. Existing Zoning: C-G
7. Lot Size: 15.46 acres
f. Conditional Use Information:
1: Non-residential square footage: 1,126 square feet for the proposed drive-through (the overall
square footage of the stare is 179,320)
2. Hours of Operation: Monday thru Friday 9 am to 9 pm; Saturday 9 am to 7 pm; and
Sunday 10 am to 6 pm.
g. Off-Street Parking:
1. Parking spaces required: 0
2. Parking spaces provided: 0
3. Compact spaces proposed: 0
Additional parking is not required with the proposed use. The applicant is proposing to remove
14 of the existing 814 parking spaces for Fred Meyers, which leaves 800 spaces. Only 359
parking spaces are required for the Fred Meyer store (based on 179,320 square feet) per the
UDC.
h. Landscaping
1. Width of street buffer(s): NA
Fred Meyer Pharmacy CUP-08-007 Page 3
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY I, 2008
2. Width of buffer(s) between land uses: NA (There are no residential uses that abut this site.)
3. Other landscaping standards: NA
i. Required dimensional standards for the C-G zone, per UDC 11-2B-3:
~
~ ~~ ;sti
Front setback in feet 0
Rear setback in feet 0
Interior side setback in feet 0
Street landsca a buffer in feet
Local 10
Collector 20
Arterial 25
Entr a corridor 35
Interstate 50
Landscape buffer to residential uses 25 [see note below]
in feet ""
Maximum buildin hei ht in feet 65
Maximum building size without 200,000
design standard approval as set
forth in 11-3A 3 ins uare feet
Parking requirements See Chapter 3 Article C. off-street parking and loading
re uirements
Landsca in re uirements See Cha ter 3 Article B. landscapin requirements
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The proposed drive-through and canopy comply with the dimensional standards of the C-G zone.
Summary of Proposed Streets and/or Access (private, public, common drive, etc.): Access to the
Fred Meyer site exists from E. Fairview Avenue and N. Locust Grove Road. No new access
points are proposed or approved with this application.
7. COMMENTS MEETING
On April 11, 2008, a joint agency and departments meeting was held with service providers in this
area. The agencies and departments present included: 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 ix~ Exhibit B
below.
8. COMPREHENSIVE PLAN POLICIES AND GOALS
The 2002 Comprehensive Plan Future Land Use Map designates the subject property as
"Commercial." 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. Uses may include
retail, wholesale, service and office uses, multi-family residential, as well as appropriate public uses
such as government offices. Staff finds that the request generally conforms to this stated purpose and
intent of the commercial designation within the Comprehensive Plan.
Staff finds the following Comprehensive Plan policies to be applicable to this property and apply to
the proposed development (staff analysis below policy in italics):
Fred Meyer Pharmacy CUP-0$-007 Page 4
CITY OF MERIDIAN .PLANNING DEPARTMENT STAFF REPORT FOR THE HirARING BATE OF MAY I, 2008
• "Restrict curb cuts and access points on collectors and arterial streets." (Chapter VII, Goal
N, Objective D, Action item 2)
No new access points are proposed or approved with this application. The proposed
pharmacy will be accessed internally within the site via the existing access points on E.
Fairview Avenue and N. Locust Grove Road.
"Plan for a variety of commercial and retail opportunities within the Impact Area."
(Chapter VII, Goal 1, Objective B)
Sta.,' believes that the proposed drive-through pharmacy will contribute to the variety of
commercial uses in the general vicinity and will be a convenience for residents of the
community.
Staff believes that the proposed use is consistent with the Comprehensive Plan and is compatible
with the existing and future surrounding uses. Staff recommends that the Commission rely on any
verbal or written testimony that may be provided at the public hearing when determining if the
applicant's request is appropriate for this property.
9. ZONING ORDINANCE
a. Allowed Uses in Commercial Districts: UDC Table 11-2B-2 lists the permitted, accessory, and
conditional uses in the C-G zoning district. Drive-through establishments require conditional use
approval in the C-G zoning district if proposed within 300 feet of another drive-through facility,
residential district, or existing residence. Additionally, the applicant must comply with the
specific use standards listed in UDC 11-4-3-11 for drive-through establishments.
b. Purpose Statement of Zone: The purpose of the GG district is to provide for commercial uses
which are customarily operated 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 oftravel-related services, as well
as retail sales for the transient and permanent motoring public.
10. ANALYSIS
a. Analysis of Facts Leading to Staff Recommendation: Staff is generally supportive of the CUP
request as proposed, with the following comments:
CUP: The applicant submitted a site plan (prepared by Barghausen Consulting Engineers, dated
2/28/08, labeled as Sheet PS 2.0) and site improvement plan (prepared by Barghausen Consulting
Engineers, dated 3/19/08, labeled as Sheet CA1.0) for this site. The plans depict a 1,126 square
drive-through pharmacy. Per UDC Table 11-2B-2 drive-through establishments require
conditional use approval in the C-G zoning district if proposed within 300 feet of another drive-
through facility, residential district, or existing residence. The proposed drive-through is within
300 feet of two other drive-through establishments (Subway and McDonalds) but is not within
300 feet of a residential district or existing residence. There are also two other drive-thrus within
the Fred Meyer complex, Key Bank and TCBY, that are outside of the 300' radius.
Dimensional Standards: There are no minimum setback requirements in the C-G zoning district.
The maximum building height in the C-G district is 65 feet; the elevations show the top of the
parapet for the proposed canopy is 21'4", which complies with this requirement.
Fred Meyer Pharmacy CUP-OS-007 Page 5
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 1, 2008
Drive-Through Establishment: Per UDC 11-4-3-11, Specific Use Standards apply to the
proposed drive-through use of the property as follows:
- All establishments providing drive-through service shall identify the stacking lane,
speaker location, and window (pneumatic tube) location on the plans submitted with the
Certificate of Zoning Compliance application. The speaker location and pneumatic tube
location are not shown an the plan; these items shall be shown on the site plan submitted
with the CZC application.
- Stacking lanes shall have sufficient capacity to prevent obstruction of the public right-of-
way by patrons; Staff believes that if the applicant complies with condition of approval
#1.1 in Exhibit B and provides stacking space for 3 vehicles that the stacking lane will
have suffZCient capacity to prevent obstruction of the adjacent drive-aisle. See Access
below for more analysis.
- The stacking lane shall be a separate lane from the circulation lanes needed for access
and parking; There is a separate lane proposed for the drive-through.
- The stacking lane shall not be located within ten feet (10') of any residential district or
existing residence; NA (The proposed stacking lane is not within 10' of a residential
district or residence.)
- Any stacking lane greater than one hundred feet (100') in length shall provide for an
escape lane; and, NA (The proposed stacking lane is not greater than 100' in length..)
- A letter from the Transportation Authority indicating the site plan is in compliance with
the authority's standards and policies shall be required. The applicant shall comply with
this requirement if covered under the Transportation Authority's (ACRD) jurisdiction.
Building Elevations: Building elevations (prepared by Mulvaney G2 Architecture, dated
3/19/08, labeled as Sheet A2.1) that depict the existing Fred Meyer building with the proposed
drive-through pharmacy canopy were submitted with this application and are included as Exhibit
A.4. The columns to support the canopy are proposed to be round concrete columns that will be
painted per the elevations. The fagade of the pharmacy drive-through will be an EFIS (Exterior
Insulated Finish System) which will connect to the existing concrete tilt-up panels and painted to
match the adjacent exterior paint scheme. Staff has no objections of the elevations proposed by
the applicant as they complement the existing building and comply with the maximum building
height and size requirements of the C-G district. The proposed canopy shall be constructed in
accordance with the elevations shown in Exhibit A.4.
Access: Access to the Fred Meyer site exists from E. Fairview Avenue and N. Locust Grove
Road. The drive-through will be accessed from internal drive aisles. No new access points are
proposed or approved with this application. The two existing drive-throughs for Subway and
McDonald's that lie within 300' of the subject drive-through exist to the southeast and southwest
of the proposed pharmacy drive-through, respectively. Staff does not believe that traffic
movement and stacking for the existing and proposed drive-throughs will interfere with each
other. However, Staff is concerned about the amount of stacking available for the proposed
pharmacy drive-through. Per the applicant, the pneumatic tube is proposed to be located
approximately 6 feet west of the center support pole for the canopy, which leaves enough
stacking room for approximately 1 additional car. The applicant states that historically,
Fred Meyers has had an average of 46 customers per hour that use the drive-through
pharmacy facilities. Based on that number, the proposed amount of stacking is probably
sufficient. However, to ensure that the adjacent drive aisle is not blocked during especially
busy times, Staff recommeuds that the tube be relocated further to the west to allow room
for a total of 3 cars to stack (including the one at the tube), or approximately 60 feet,
Fred Meyer Pharmacy CUP-OS-007 Page 6
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 1, 2008
without hanging out into the drive-aisle and blocking traffic. The canopy should also be
extended accordingly to cover at least the car at the tube. Additionally, Staff is concerned
about the ability of drivers exiting the drive-through and merging into the through lane to
be flexible enough to look behind them to the east to check for oncoming traffic. Because of
the angle of the exit lane in relation to the adjacent drive aisle, it will be difficult for most
motorists to safely check for on-coming cars. Staff recommends that the exit of the drive-
through be re-designed to be close to a 90-degree intersection with the adjacent drive aisle.
Parking: No new parking is proposed or required with this application. There are a total of 814
existing parking spaces on the site; 14 spaces are proposed to be removed where the drive-
through is proposed. Per UDC 11-3C-6B, 1 parking space is required per 500 square feet of gross
floor area in commercial districts. The overall building square footage of Fred Meyers is 179,320,
which requires 359 parking spaces. The site still meets and exceeds the minimum parking
standards required by the UDC.
Site Plan: Staff has reviewed the site improvement plan (prepared by Barghauseza Consulting
Engineers, dated 3/19/08, labeled as Sheet CA1.0), included as Exhibit A.3, submitted with this
application. The following items should to be shown on a revised site plan submitted with the
Certificate of Zoning Compliance application:
- Depict the stacking lane, speaker location, and pneumatic tube location.
- Relocate the pneumatic tube location further to the west to allow room for a total of 3
cars to stack (including the one at the tube) without hanging out into the adjacent drive-
aisle and blocking traffic. There shall be a minimum of 60 feet from the tube to the end of
the drive-through lane.
- Re-design the exit of the drive-through lane to be more perpendicular to the adjacent
drive-aisle. Said exit shall intersect with the drive aisle at approximately a 90 degree
angle.
- Extend the overhead canopy to cover the car park area at the pneumatic tube. (The
canopy is not required to cover all of the stacking area.)
Landscaping: No landscaping is proposed or required with this application.
Hours of Operation: The proposed hours of operation for the drive-through pharmacy are
Monday thru Friday 9 am to 9 prn; Saturday 9 am to 7 pm; and Sunday 10 am to 6 pm. Staff has
no objections to the proposed hours of operation as there are no nearby residences.
Certificate of Zoning Compliance (CZC): A CZC application is required to be submitted, prior
to issuance of building permits, for the proposed drive-through pharmacy use. The site plan
submitted with the CZC shall be revised to comply with the conditions of approval listed in
Exhibit B of this report and shall be submitted prior to establishment of the new use. All
improvements must be installed prior to occupancy.
b. Staff Recommendation: Staff recommends approval of CUP-08-007 for adrive-through
pharmacy for Fred Meyer, as presented in the Staff Report for the hearing date of May 1,
2008, based on the Findings of Fact as listed in Exhibit C and subject to the conditions of
approval listed in Exhibit B.
11. EXHIBITS
A. Drawings
1. Vicinity/Zoning Map
2. Site Plan (prepared by Barghausen Consulting Engineers, dated 2/28/08, labeled as Sheet PS
Fred Meyer Pharmacy CUP-08-007 Page 7
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 1, 2008
2.0)
3. Site Improvement Plan (prepared by Barghausen Consulting Engineers, dated 3/19/08, abeled
as Sheet CA1.0)
4. Building Elevations (prepared by Mulvaney G2 Architecture, labeled as Sheet A2.1)
B. Conditions of Approval
1. Planning Department
2. Public Works Department
3. Fire Department
4. Police Department
5. Parks Department
6. Sanitary Service Company
7. Ada County Highway District
C. Required Findings from the Unified Development Code
Fred Meyer Pharmacy CUP-08-007 Page 8
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 1, 2008
A. Drawings
1. Vicinity/Zoning Map
Exhibit A Page 1
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 1, 2008
2. Site Plan (prepared by Barghausen Consulting Engineers, dated 2/28/08, labeled as Sheet PS 2.0)
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 1, 2008
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 1, 2008
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REFORT FOR THE HEARING DATE OF MAY 1, 2008
B. Conditions of Approval
X,. PLANNING DEPARTMENT
1.1 The site improvement plan, prepared by Barghausen Consulting Engineers, dated 3/19/08, labeled
as Sheet CA1.0, is approved, with the conditions listed herein. The Applicant shall comply with
all applicable conditions of approval associated with this site. The applicant shall revise the site
plan as follows:
a. Depict the stacking lane, speaker location, and pneumatic tube location.
b. Relocate the pneumatic tube further to the west to allow room for a total of 3 cars to stack
(including the one at the tube), or approximately 60 feet, without hanging out into the
adjacent drive-aisle and blocking traffic.
c. Re-design the exit of the drive-through lane to be more perpendicular to the adjacent drive
aisle. Said exit shall intersect with the drive aisle at approximately a 90 degree angle.
d. Extend the overhead canopy to cover the car park area at the pneumatic tube. (The canopy is
not required to cover all of the stacking area.)
1.2 The applicant shall comply with the applicable Specific Use standards listed in UDC 11-4-3-11
for drive-through establishments as follows:
a. Stacking lanes shall have sufficient capacity to prevent obstruction of the public right-of-
way/driveway by patrons (see changes above);
b. The stacking lane shall be a separate lane from the circulation lanes needed for access and
parking;
c. A letter from the Transportation Authority indicating the site plan is in compliance with the
authority's standards and policies shall be required.
1.3 Building elevations for the proposed pharmacy canopy shall comply with the elevations shown in
Exhibit A.4 and with the conditions noted in this report.
1.4 The applicant shall submit a Certificate of Zoning Compliance application with revised plans that
comply with the conditions of approval listed herein, prior to issuance of building per~xxits.
1.5 No new access points to Fairview Avenue or Locust Grove Road are approved with this
application.
1.6 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.~ No new signs are approved with this CUP application. All business signs require a separate sign
permit in compliance with the sign ordinance (UDC 11-3D).
1.8 The Applicant shall have a maximum of 18 months to commence the use as permitted in accord
with the conditions of approval listed above. If the business has not begun within 18 months of
approval, a new conditional use permit must be obtained prior to operation.
2. PUBLIC WORKS DEPARTMENT
2.1 Public Works has no concerns with this application.
Exhibit B Page 1
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THI/ HEARING DATE OF MAY 1, 2008
3. FIRE DEPARTMENT
3.1 ,The proposed project has no fire department concerns.
4. POLICE DEPARTMENT
4.1 A high quality digital video recording system set up to monitor and identify all drive up
pharmacy customers is required for the proposed use.
4.2 Because of the prevalence of prescription drug fraud on certain types of drugs, the Police
Department requests that all prescriptions for any drugs defined as Schedule II or Schedule
III, in Idaho State Code only be picked up in person, not through the drive through tube
service. This is due to their much higher potential for addiction and abuse as well as there
potential for prescription fraud. This will help reduce the cases of fraud as the customers
will have to be seen in person (face to face) to complete the transaction.
5. PARKS DEPARTMENT
5.1 The Parks Department has no concerns with the site design as submitted with the application.
6. SANITARY SERVICES COMPANY
6.1 SSC has no comments related to this application.
7. ADA COUNTY HIGHWAY DISTRICT
ACHD did not submit comments on this application.
Exhibit B Page 2
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 1, 2008
C. Required Conditional Use Permit Findings from UDC
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.
Staff finds that the existing site is large enough to accommodate the proposed use and comply
with the dimensional and development regulations of the C-G zoning district if the applicant
complies with the conditions of approval in Exhibit B. Staff finds that even with removal of 14
parking spaces where the drive-through is proposed, the site still meets and exceeds the minimum
parking standards listed in UDC 11-3C-dB.
Staff recommends the Commission 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.
Staff finds that the Comprehensive Plan Future Land Use Map designation for this property is
Commercial. The property is currently zoned C-G, which complies with this designation. The
proposed use is generally harmonious with the requirements of the UDC (See Sections 8 and 10
above for more information regarding the requirements for this use).
3. That the design, construction, operation and maintenance will be compatible with other
uses in the general neighborhood and with the existing or intended character of the general
vicinity and that such use will not adversely change the essential character of the same area.
Staff finds that, if the Applicant complies with the conditions outlined in this report, the operation
of the proposed use should be compatible with other uses in the general neighborhood and with
the existing and intended character of the area. Further, Staff believes that the proposed use will
not adversely change the essential character of the area. The Commission should rely upon any
public testimony provided to determine if the development will be compatible with other uses in
the vicinity.
4. That the proposed use, if it complies with all conditions of the approval imposed, will not
adversely affect other property in the vicinity.
Staff finds that, if the Applicant complies with the conditions outlined in this report, the proposed
use 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.
Staff finds that the site will be adequately served by the previously mentioned public facilities
and services.
Exhibit C Page 2
CITY OF MERIDIAN PLANNING bEPARTMENT STAFF REPQRT FOR THE ,HEARING DATE QF MAY 1, 2008
6. That the proposed use will not create excessive additional costs for public facilities and
services and will not be detrimental to the economic welfare of the community.
If approved, the Applicant will be financing any improvements required for development. Staff
finds there will not be excessive additional requirements at public cost and that the proposed use
will not be detrimental to the community's economic welfare.
7. That the proposed use will not involve activities or processes, materials, equipment and
conditions of operation that will be detrimental to any persons, property or the general
welfare by reason of excessive production of traffic, noise, smoke, fumes, glare, or odors.
Staff recognizes that traffic and noise is a concern; however, Staff does not believe that the
amount generated by the proposed new use of the property will be detrimental to any persons,
property, or the general welfare of the public as there are no nearby residents. Staff does not
anticipate the proposed use will create excessive noise, smoke, fumes, glare, or odors.
8. That the proposed use will not result in the destruction, loss or damage of a natural, scenic,
or historic feature considered to be of major importance.
Staff finds that there should not be any health, safety or environmental ,problems associated with
the proposed use that should be brought to the Commission's attention. Staff finds that the
proposed use will not result in the destruction, loss or damage of any natural, scenic, or historic
feature of major importance.
Exhibit C Page 3