HomeMy WebLinkAboutCherry Crossing CUP 03-013April 28, 2003
CUP 03-013
MERIDIAN PLANNING & ZONING MEETING May 1, 2003
APPLICANT Hawkins Companies ITEM NO. 9
REQUEST Public Hearing - Request for a Conditional Use Permit to modify operational hours and
change building placement from original approved CUP in a C -N zone for Chert' Crossing -
northwest comer of West Cherry Lane and North Linder 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:
CITY PARKS DEPT:
MERIDIAN SCHOOL DISTRICT:
SANITARY SERVICES:
ADA COUNTY HIGHWAY DISTRICT:
CENTRAL DISTRICT HEALTH:
NAMPA MERIDIAN IRRIGATION:
SETTLERS' IRRIGATION:
IDAHO POWER:
COMMENTS
See attached Comments
Jen., ctitachtk CO rVIIM,tA5
See attached Comments
See attached Comments
See attached Comments
INTERMOUNTAIN GAS:
OTHER: See attached Affidavit of
6tvve
7� 55°t
Contacted.- Date: U Phone: k
Materials presented at public meetings shall become property of the Cly of Meridian.
Or'OCd AA�.
/RPR -25-2003 12:10P FRON:Sanitary Services, I 206-868-5052
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Rohe D. mie
CITY COL:NC MEMBERS
Tammy deweerd
William L. M. Nary
Cherie McCandless
Kath Bird
i'J 'AT6 1145
eri�'r�n
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TO:Neridian Clerk P:7/14
LEGAL DW AK7'MCNT
('--08);88.3199 • Fax 288•25(11
PARKS 8, RECREATION
(2011888-)579- rax 0.98.5501
PUat-Ir WORKS
(209) 9985500 -Fax 887 129
BUILDING ULPARTME\T
(2109) S87•2211 • Faa 8871:97
PLANNING AND Zt)N[\(1
1208) 8815533 • Fox 868.683:
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 Clerks Office
Ann: Will Berg, City Clerk, by:
Transmittal Date: March
File No.: GUP
Request: Cont
2003
2003 Hearing Date: May 1, 2003
mrs and
placement from original approved CUP in a C -N zone for Cherry Crossing
By: Hawkins comp:
Location of Property or Project:
northwest corner
David Zaremba, PIZ (No VAR, VAC, FP)
Jerry Centers, PIZ (No VAR, VAC. FP)
Leslie Mathes, PIZ (No VAR, VAC, FP)
Michael Rohm, P2 (No VAR, VAC, FP)
Keith Borup, P)Z (No vAR, vAc, FP)
Robert Conte, Mayor
Bill Nary, CIC
Tammy deWeerd, CIC
Keith Bird, CIC
Cherie McCandless, C/C
Water Department
Sewer Department
Sanitary service (mo VAR. VAC, FP)
Building Department
Fire Department
Police Department
City Attorney
City Engineer
City Planner
Parks Department
Road
Meridian School District (No FP)
Meridian Post Office (FPRP only)
Ada County Highway District
Ada County Development Services
Central District Health
Nampa Meridian Irrig. District
Settlers Irrigation District
Idaho Power Co. (FPRP ony)
U.S. West (FPA>Pnny)
Intermountain Gas (FPpP only)
Bureau of Reclamation (FPiPP only)
Idaho Transportation Department (No FP)
Ada County (Annexerlon any)
Ada County Land Records (FPrPP onry)
Meridian Development Corporation
Historical Preservation Commission
APR 2 8 2003 -49- -uOIrPe4 tj sTE =av/c-E,
9"16,A)
City Of Meridian
City Clerk Office
33 EAST IDAHO • MERIDIAN, IDAHO 83642
(20S) 888-4433 • Fax (208) 887.4813 • City Clerk Orrice Fax (208) 888.4218 • Humun. Rcxuurecs Fax (208) S81-8723
RPR 25 403 13:20 208-888-5052 PRGE.07
HUB OF TREASURE VALLEY
MAYOR
A Good Place to Live
LEGAL DEPARTMENT
(208) 466-9272 • Fax 466.4405
Robert D. Come
CITY OF MERIDIAN
PUBLIC WORKS
CITY COUNCIL MEMBERS
33 EAST IDAHO
BUILDING DEPARTMENT
Tammy de Weerd
(208) 898-5500 • Fax 887-1297
Keith Bird
MERIDIAN, IDAHO 83642
(208) 888.4433 • FAX (208) 887-4813
PLANNING AND ZONING
Cherie McCandless
City Clerk Office Fax (208) 888-4218
DEPARTMENT
William L.M. Nary
(208) 884-5533 - FAX 8886854
MEMORANDUM: Hearing Date: May 1, 2003 �
To: Mayor, City Council and Planning & Zoning Commission RECEIVED
From: Steve Siddoway, Planner H �4~— APR 2 5 2003
Bruce Freckleton, Senior Engineering Tech
City Of Meridian
Re: CHERRY CROSSING City Clerk Office
• Request for Conditional Use Permit Approval to modify operational hours and
change building placement from original approved CUP in a C -N zone for
Cherry Crossing, by Hawkins Companies (File No. CUP -03-013).
We have reviewed the above referenced submittals and 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:
APPLICATION SUMMARY
The applicant(s), Hawkins Companies, have applied for a Conditional Use Permit (CUP) to
revise the approved CUP for the Cherry Crossing project. The original approval included
property zoned R-4 (17 lots) and C -N (3 lots). The proposed application is requesting
modification of the hours of operation and rearrangement of the uses on the site plan—only in
the commercial portion of the project. No changes are proposed to the residential portion.
Following is a comparison of the commercial uses approved with the original CUP and the
proposed CUP modification:
Original CUP
17,000 s.f. +/- Pharmacy/retail with dual drive-thru
3,200 s.f. +/- Fast food restaurant with drive-thru
22,000 s.f.+/- officetretail building
24-hour fuel facility
Proposed CUP
13,500 s.f +/- Pharmacy/retail with dual drive-thru
2,800 s.f. +/- Fast food restaurant with drive-thru
22,000 s.f. +/- Officetretail building
6,500 s.f. +/- Retail building
The proposed square -footage for the pharmacy and fast food uses are less than the original
approval. The office/retail building remains unchanged. The 24-hour fuel facility is replaced by
a 6,500 s.f. retail building.
Planning & Zoning Commission/Mayor & City Council
May 1, 2003
Page 2
The proposed site plan also shifts the uses on the site plan. The fast food restaurant shifts to
Cherry Lane in place of the original pharmacy. The pharmacy shifts east to the intersection of
Cherry & Linder, in place of the fuel facility. The proposed 6,500 s.f retail building sits on the
original location of the fast food restaurant.
Following is a comparison of the hours of operation approved with the original CUP and the
proposed CUP modification:
Original CUP
Monday – Saturday: 8:00 AM to 10:00 PM
Sunday: 9:00 AM to 9:00 PM
Fuel facility: 24 hours/day, 7 days/week
Proposed CUP
Pharmacy/Retail: 24 hours/day, 7 days/week
Fast food restaurant: Sunday—Thursday, 8:00 AM to 11:00 PM
Friday—Saturday, 8:00 AM to 1:00 AM
Retail and Office/Retail: Monday—Thursday, 8:00 AM to 10:00 PM
Friday—Saturday, 8:00 AM to 12:00 AM
Sunday, 9:00 AM to 9:00 PM
The approved plat for Cherry Crossing created 3 commercial lots. The pharmacy/retail building
and the 24-hour fuel facility were on one lot per the original CUP approval. The proposed
replacement of the fuel facility with a building creates a situation where there are now two
buildings on one lot, which requires a Planned Development (PD) under Meridian City Code
(MCC). Thus, the applicant has also requested approval as a PD for the two buildings on one lot.
The applicant intends to resubdivide the lot in the future, but desires now to proceed as a PD
because the replatting and subsequent recording process takes longer than the proposed
application. The faster process is desired by the applicant in order to facilitate a faster
construction timeline for the fast food restaurant.
Construction of the fast food restaurant, or any other building on the site, will also require
completion of the landscape buffers and other infrastructure improvements per the terms of the
existing Non -Development Agreement on the property.
CURRENT OWNERS OF RECORD
Boise Surplus 2002, LLC is the current property owner and has submitted an affidavit of legal
interest to allow the submittal of the planned development/conditional use modification.
LOCATION
The property is located at the northwest comer of Cherry Lane and Linder Road.
SURROUNDING PROPERTIES
North: Cherry Crossing Subdivision and Glennfield Manor Subdivision, zoned R-4.
South: Commercial property, zoned C -N (Maverik and strip mall).
Planning & Zoning Commission/Mayor & City Council
May 1, 2003
Page 3
East: Church properties and residences, zoned L -O and R-4.
West: Cherry Crossing Subdivision and Valeri Place Subdivision, zoned R-4.
STANDARDS FOR CONDITIONAL USES
The Commission 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):
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 uses
and all other required features as noted above. Two of the individual pad sites are under -
parked. However, the site overall has 22 parking spaces more than are required. Thus,
staff will deem the site to have ample parking if a cross-parking/cross-access agreement
is recorded for the project.
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 current Comprehensive Plan Land Use Map designates the property as
"Commercial". Staff fords that the proposed retail, pharmacy, office, and fast food
restaurant uses are harmonious with and in accordance with the Comprehensive Plan.
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 that the revisions to the proposed mixed use subdivision use will be
harmonious with the intended (mixed use) and existing (mixed use) character of the 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 revised project will have an adverse impact on other
properties within the vicinity; however, the Commission and Council should consider any
testimony (written and oral) presented 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 fire 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;
Planning & Zoning Commission/Mayor & City Council
May 1, 2003
Page 4
Staff finds that the revised development plans will be adequately served by the essential
public facilities and services 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;
Staff finds that the proposed use would not be detrimental to the economic welfare of the
community, nor would it create the need for any new facilities or services to be paid for
by the public that would be considered excessive.
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 there will be similar levels of traffic and noise in the general vicinity of
the revised project when compared to the original project. Staff further finds that
approval of the revised project will not lead to a major increase in smoke, fumes, glare,
odors or other disturbances that will be considered detrimental to the welfare of the City
and the subdivision's neighbors.
Potential noise impacts from the drive-thru windows should be lessened under the
proposed application for the residential properties to the north. The proposal to shift the
fast food restaurant from its prior approved location to Cherry Lane will increase the
distance from the proposed drive-thrus to the residences to the north. A masonry wall has
been recently built between the commercial property and the residences to the west.
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 proposed use and vehicular approaches will not create significant
interference with any traffic on the surrounding public streets. Staff finds a potential
conflict between the proposed fast food drive thru location and the westernmost vehicular
access from Cherry Lane. Staff recommends revising the layout of the proposed future
drive thru.
Please review the ACRD report for this project for additional information regarding this
finding.
I. 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.
Planning & Zoning Commission/Mayor & City Council
May 1, 2003
Page 5
Staff does not find that any natural or scenic feature will be lost, damaged or destroyed
by issuance of this conditional use. Existing trees greater than 4" caliper must be retained
or mitigated for, if removed.
SPECIAL CONSIDERATIONS
1. Amenities: As a Planned Development (PD), two amenities are required. When the subject
commercial property was originally approved, it was a PD combined with the surrounding
residential properties. Staff recommends that no new amenities be required for this
application, but to simply require compliance with any amenities required under the prior
approval. See Condition 41 below.
2. Non -Development Agreement: A Non -Development Agreement (NDA), instrument
9102143305, is in effect for the subject property and will remain effect as part of this
application. In short, the NDA states that improvements on the commercial property are
being postponed by the applicant and that no development on the property is allowed until
the required improvements are in place.
3. Perimeter Landscaping: Condition of approval #14 of the Final Plat states that "perimeter
landscaping on Cherry Lane and Linder shall be complete prior to the first commercial
occupancy. Interior landscaping in the commercial area shall be completed as lots are
developed." This condition shall remain in effect for the CUP and thus the perimeter
landscaping must be in place prior to occupancy of the fast food restaurant, or any other
commercial building.
4. Existing House: There is an existing house located near the southeast corner of the subject
property, which should be removed prior to any development on the site. The applicant is
working to donate the building to the Meridian Fire Dept. for training/burn down. The Fire
Dept. does not have a date at this time for the training exercise, but anticipate that they will
use it in the next few months. This may or may not affect the timing of construction of the
perimeter landscaping in relation to the first occupancy. The applicant should address at the
hearing whether or not this is an issue that may hold up their fust occupancy.
5. Planned Sign Program: A planned sign program will be required for the project. The
Applicant has submitted the base information for a future sign program. Staff finds that the
proposed sign sizes are in compliance with the sign ordinance. The Commission and Council
may make additional comments or conditions related to signage as part of this application.
See condition 42 below.
6. Parking: The site has ample parking when considered together. However, some individual
lots are under -parked. Therefore, the applicant should be required to record a cross
parking/cross access agreement for the project as a whole. See condition 43 below.
7. Drive thru: The proposed future drive thm for the fast food restaurant is designed so that it
exits directly into oncoming traffic at the westernmost access drive. Staff recommends
redesigning the drive thru to avoid such a conflict. One solution would be to shift the
Planning & Zoning Commission/Mayor & City Council
May 1, 2003
Page 6
building north and wrap the drive-thru around the building so that it exits back into the
parking area. See condition 44 below.
8. Hours of Operation: Staff concurs with the applicant's assessment of the effect of the
proposed new hours of operation (see condition #5). Shifting the fast food drive thru from its
original location to Cherry Lane will lessen the impact of noise on neighbors to the north. A
masonry wall has been built between the project and the residential lots to the west. A
condition of approval from the original CUP is to install volume -limiting devices or
alternative speaker systems for the drive thru facilities. This should be discussed by the
applicant and the Commission. The original condition regarding speaker systems will remain
in effect unless modified by the Commission and/or Council.
9. Landscape Planters: Staff recommends that four of the non -planted islands shown on the site
plan be converted to planters. They are located (1) at the northeast comer and (2) southwest
corner of the pharmacy/retail building (B), (3) near the entrance to the fast food restaurant,
and (4) at the south end of the four stalls along the west property line. See condition #6
below.
CONDITIONS OF APPROVAL
Applicant shall meet all of the requirements of the previously approved Non -
Development Agreement, Final Plat and Conditional Use Permit, unless modified below,
as a condition of the revised approval for this Planned Development.
2. All signage within the development shall be subject to a planned sign program per MCC
11-14-9E.
The applicant shall submit a cross-parking/cross-access agreement for the project.
Submit a copy of the recorded agreement to the Planning and Zoning Dept. prior to
issuance of the first occupancy.
4. The future drive-thru shall be redesigned to avoid conflict with oncoming traffic at the
westernmost entrance to the project.
Hours of Operation shall be as follows:
Pharmacy/Retail: 24 hours/day, 7 days/week
Fast food restaurant: Sunday—Thursday, 8:00 AM to 11:00 PM
Friday—Saturday, 8:00 AM to 1:00 AM
Retail and Office/Retail: Monday—Thursday, 8:00 AM to 10:00 PM
Friday—Saturday, 8:00 AM to 12:00 AM
Sunday, 9:00 AM to 9:00 PM
6. Landscaping is approved as submitted, with the addition of four planters in the parking
lot as follows: (1) at the northeast corner and (2) southwest corner of the pharmacy/retail
building (B), (3) near the entrance to the fast food restaurant, and (4) at the south end of
the four stalls along the west property line.
Planning & Zoning Commission/Mayor & City Council
May 1, 2003
Page 7
All development shall comply with the Americans with Disabilities Act.
RECOMMENDATION
Staff recommends approval of the revised conditional use permit with the aforementioned
findings and conditions.
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04/24/03 09:01 FAX 2083768523
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DEMLOVEM
HAWKINS C0 ANISS
RECEIVED
APR 2 4 2003
City Of Meridian
City Clerk Office
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Iiawkina Companies
5645 W. Frm&ttn
Boise, Tdaho 83709
Phone: (208) 376-8522
Fax: (208)376.8523
Fax Transmittal Merino
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03/24/03 09:02 FAX 2083788523_ RAWAINS COMP&NIBS
April 22, 2003
City of Meridian
600 Last Watertower Lane
Meridian, ID 83642
RE: Conditional Use Permit for Chcrry Crossing
sz:ee £e, VE ddd
ID002
I certify that the public notice signs were posted on the property at Cherry Lane and
Linder Rd. They were posted at both entrances and the comer on April 15, 2003.
Tara Klapprieh�
Hawkins Companies
Commission
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April 15, 2003
Will Berg, City Clerk
City of Meridian
33 East Idaho
Meridian, ID 83642
Re: CUP 03-013 Cherry Crossing
Dear Will:
RECEIVED
APR 2 2 2003
City of Meridian
City Clerk Office-
*7"4)46e6W Z) aftW
1503 FIRST STREET SOUTH NAMPA, IDAHO 83651-4395
FAX # 208-463-0092
Phones: Area Code 208
OFFICE: Nampa 466-7861
SHOP: Nampa 466-0663
The proposed change will not impact Nampa & Meridian Irrigation District if all Storm
Drainage is retained on site, and all Laterals and Wasteways are protected. If not, then a
Land Use Change Application is required by Nampa & Meridian Irrigation District.
Thank Y.�IIoo/uu,,
Bill Henson, Asst. Water Superintendent
NAMPA & MERIDIAN IRRIGATION DISTRICT
BH/mal
Cc: File — Shop
File — Office
Water Superintendent
APPROXIMATE IRRIGABLE ACRES
RIVER FLOW RIGHTS -23,000
BOISE PROJECT RIGHTS - 40,000
MAYOR
ROBERT D. CORRIE
CHIEF
KEN W. BOwERs
COUNCIL MEMBERS
f
DEPUTY CHIEF - FIRE PREVENTION
WILLIAM L.M. NARYJOSEPH
A {'
SILVA
KEITH BBiD
DEPUTY CHIEF - TRADmva
TAMMY DE WEERD
CHERIE MCCANDLESS
CITY of .. .-....�
dS^7�/j-y/�'
BILL JOHNSON
-
e L IIf!lllll v� i e. v
540 East Franklin Road
RURAL FIRE COMMISSIONERS
IDAHO
��.�
Meridian, 1D 83642 -
RICHARD GREENS
^�
(208) 888. 234
TERRY LEIGHTON
'La 7. vim+,•+
"�"'-M
Fax 208 8911234
5-0390
STEVE ELLIOTT
aia
MERIDIAN CITY/RURAL FIRE DEPARTMENT
April 18, 2003 RECEIVED
APR 1.8 2003
City Of Meridian
City Clerk Office
TO: Mayor, City Council & Meridian Planning & Zoning Commission
FROM: Joseph Silva, Deputy Chief, Fire Prevention
SUBJECT: Cherry Crossing CUP 03-013
The following will be the requirements and/or concerns to provide minimum levels of fire
protection for the proposed project:
1. That a fire -flow consistent with Appendix III -A of the Uniform Fire Code be
provided to service the entire project. Fire hydrants shall be placed an average of
400' apart. 1997 UFC Appendix III -A
2. Operational fire hydrants and temporary or permanent street signs are required
before combustible construction begins. UFC 901.4.2 & 901.3
3. Acceptance of the water supply for fire protection will be by the Meridian
Water Department.
4. Final approval of the fire hydrant locations shall be by the Meridian Fire Department
thru the Public Works Department.
5. All radii shall be 28' inside and 48' outside radius for all entrances and internal roads.
6. All fire lanes shall have an unobstructed width of 20'. UFC 902.2.1
The proposed project will have an undetermined transient population. Based on
historical run analysis the Meridian Fire Department will respond to one call for service
for every 24 people in the service area. This will generate an undetermined number of
calls for service at build out. 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.
18 April 2003
CSHQA
250 S. 5th Street
Boise, ID 83702
RECEIVED
APR 2 2 2003
Citgo#Meridian COPY
p r City Clerk Office
�/[
oL m -/
1503 FIRST STREET SOUTH NAMPA, IDAHO 83651-4395
FAX # 208-463-0092
RE: Land Use Change Application —Cherry Crossing
To Whom It May Concern:
Phones: Area Code 208
OFFICE: Nampa 466-7861
SHOP: Nampa 466-0663
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.
SiBT,LeJ* Ms. Moore and
mailed without signature
in her absence to avoid delay
Donna N. Moore, Asst. Secretary/Treasurer
NAMPA & MERIDIAN IRRIGATION DISTRICT
DNM/smc
cc: File
Water Superintendent
Will Berg, City Clerk, Meridian City
Hawkins Companies, 8645 W. Franklin Road, Boise, ID 83709
Boise Surplus 2002 LLC, 8645 W. Franklin Road, Boise, ID 83709
enc.
APPROXIMATE IRRIGABLE ACRES
RIVER FLOW RIGHTS - 23,000
BOISE PROJECT RIGHTS - 40,000
Ada County Highway District
Susan s. rastiaKe, tat vice rresicent
Dave Bivens, 2nd Vice President
John S. Franden, Commissioner
David E. Wynkoop, Commissioner
Garden City ID 83714-6499
Phone (208) 387-6100
FAX (208) 387.6391
E-mail: tellus®ACHD.ada.id.us
April 9, 2003
TO: Hawkins Companies
RECEIVED
8645 W. Franklin Road
Boise, Idaho 83709
, , 2003
SUBJECT: MCUP03-013
Modify operational hours and placement of building
Cfty of Meridian
Ctty Clerk own*
Northwest corner of W. Cherry Lane and N. Linder Road
In response to your request for comment, the Ada County Highway District (ACHD) staff has reviewed the
submitted application and site plan for the item referenced above.
It has been determined that the Right -of -
Way and Development Services Department does not have any site specific requirements for you at this time
due to the fact that the proposed development will:
♦ Roadway improvements were constructed with the Cherry Crossing Subdivision
(staff report attached) and currently exist adjacent to the site.
♦ The site-specific requirements of Cherry Crossing Subdivision (staff report attached)
also apply to CUP03-00023.
♦ No current traffic counts available for this location.
If the site plan or use should change in the future, ACHD 'will review the site plan and may require
improvements to the transportation system at that time.
Prior to the construction or installation of any roadway improvements (curb, gutter, sidewalk, pavement
widening, driveways, culverts, etc), a permit or license agreement must be obtained from ACHD. In addition to
any costs associated with a permit or license agreement, a roadway impact fee will be assessed by ACHD and
will be due prior to the issuance of a building permit.
In accordance with ACHD's standard requirements, the applicant shall:
♦ Meet District drainage requirements,
♦ Replace or repair any damaged curb, gutter and sidewalk (as determined by
Construction Services),
♦ Bear all costs for the relocation of utilities associated with improving street frontages,
♦ Contact the District's Utility Coordinator or Construction Services Department in
regard to all utility street cuts to determine if the pavement is less than five years old.
These provisions are in accordance with the Ada County Highway District Policy Manual, ISPWC Standards,
Construction Services policies and procedures as well as all applicable ACHD Ordinances. If you should have
any questions in regard to the standard requirements please feel free to contact out Construction Services
Department at 387-6280 or our Drainage Department at 387-6250 (with file number) for details.
If you have any questions, please feel free to contact the Right -of -Way and Development Services Department
at (208) 387-6170.
Sincerely,
��
Development Analyst
Right-of-way & Development Services
Planning Division
Cc: Planning & Development/Chron/Project File
Planning & Development Services: City of Meridian
Construction Services
CSHQA
250 S. 5th Street
Boise, Idaho 83702
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CHERRY CROSSING
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ADA COUNTY HIGHWAY DISTRICT
Planning and Development Division
Development Application Report
Preliminary Plat — Cherry Crossing n/w/c of Linder Road/Cheng Lane 20 -lot mixed subdivision
MPPO 1-010/MCUPO I -016
This application has been referred to ACHD by the City of Meridian for review and comment. The
applicant is requesting preliminary plat and conditional use approval for a 20 -lot
commercial/residential subdivision on 11.74 -acres. The site is located at the northwest comer of
Chevy Lane and Linder Road. This development is estimated to generate 3,332 vehicle trips per day
based on the submitted traffic study.
Roads impacted by this development: Cherry Lane
Linder Road
ACHD Commission Date — June 13, 2001 - 6:30 p.m.
Facts and Findings:
A. General Information
Owner — Albertson's
Applicant — CSHQA
C -N and R-4 - Existing zoning
11.74 - Acres
20- Proposed building lots
2 - Proposed common lots
262- Traffic Analysis Zone (TAZ)
West Ada- Impact Fee Service Area
Meridian- Impact Fee Assessment District
Che aiv CrossmuxIII III
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CHERRY CROSSING SUBDIVISION
NORTHWEST CORNER OF LINDER ROAD and W. CHERRY LANE
MPP01-010/MCUP01-016
1000 0 1000 2000 Feet " F
s
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.Cheng Lane
Principal arterial
Traffic count on Chevy Lane east of Ten Mile Road was 10,725 on 10-4-00.
Better than "C" -Existing Level of Service
Better than "C" -Existing plus project build -out Level of Service
815 -feet of frontage
75 -81 -feet existing right-of-way
No additional right-of-way required
Chevy Lane is improved with 5 -traffic lanes, with curb, gutter and sidewalk. The Cherry
Lane/Linder Road intersection is signalized.
Linder Road
Minor arterial with bike lane designation
Traffic count on Linder Road south of Chateau Drive was 7,505 on 11-23-99.
Better than "C" -Existing Level of Service
Better than "C" -Existing plus project build -out Level of Service
700 -feet of frontage
85 -feet existing right-of-way (40 -feet from centerline)
96 -feet required right-of-way (48 -feet from centerline)
Linder Road is improved with 3 -traffic lanes, with curb, gutter and sidewalk abutting
approximately 400 -feet of the site. The Cherry Lane/Linder Road intersection is signalized.
B. The Commission previously reviewed an application on this site for a Smith's grocery store
(1994). The store was never constricted.
C. For the purposes of estimating daily trip generation and assessing impact fees for this project, the
proposed use of this development has been classified as a drugstore with drive-thrr; fuel center,
office/retail and fast food restaurant. (per the ITE Manual) The impact fee rate from the fee tables
for the drug store with drive-thru use is $3,797.00 per thousand square feet of gross building
area, for the fuel center is $2,653.00 per pump, for the office/retail is $2,169.00 per thousand
square feet of gross building area, and the fast food restaurant is $6,108.00 per thousand square
feet of gross building area based on the impact fee ordinance in effect at this time. Note: This
rate is provided for informational purposes only and shall not be construed as an impact
fee rate certification. The impact fee will be assessed at the time of plans acceptance by
District staff, and shall be based on the fee tables and provisions of the District's Impact
Fee Ordinance in effect at that time.
D. The applicant hired Dobie Engineering to perform a traffic analysis of this site. The analysis has
identified the following conclusions, and this information has been verified by District staff:
• The Savon project is a proposed mixed-use development containing 42.000 sq. ft. of retail,
office, and fuel service uses.
The project will be developed in phases and full build -out is expected by the year 2003.
Cherry Oossinc.cnun
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• Under the current application the proposed project is expected to generate 3332 new daily
vehicle hips.
• Linder Road currently operates at a Level-of-Service(LOS) A, and is projected to operate at a
LOS B after build -out.
• Cherry Lane currently operates at a LOS A, and is projected to operate at a LOS A after build-
out.
■ The traffic study addresses the projects in the Five Year Work Program that is scheduled to
widen Linder Road, from Franklin Ave. to Cherry Lane, to a 3 -lane urban section. This project
will include a traffic signal at the intersection of Linder Road/Pine Street. This project is
scheduled for pre -engineering in 2005.
• Cherry Lane/Linder Road intersection is controlled by a traffic signal with left -turn bays on all
four approaches. The northbound approach currently includes a right -turn lane.
■ The intersection of Cherry Lane/Linder Road currently operates at a LOS C and is expected to
operate at a LOS D after build -out.
• The proposed development includes two driveways onto both Cherry Lane and Linder Road.
The two driveways onto Linder Road are estimated to operate at an overall LOS B at Build -out.
The incoming left turns will experience a LOS A, while the outbound traffic making left -turns
will experience a LOS C. The Driveways onto Cherry Lane will operate at an overall LOS D at
build -out. Those wishing to make a left -turn onto Cherry Lane will operate at a LOS E, while
those entering the site will experience a LOS B.
The traffic study has identified the following recommendations:
■ The traffic analysis recommends that the northern site access driveway will require center left -
turn lanes to accommodate site traffic onto Linder Road. The south driveway onto Linder Road
is proposed to be a right-in/right-out access. The taper length required for the northern
driveway will need to be evaluated.
E. 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.
.F. The applicant should replace unused curb cuts on Cherry Lane and Linder Road with standard
curb, gutter and concrete sidewalk to match existing improvements.
G. The applicant should replace any damaged curb, gutter and/or sidewalk on Cherry Lane and
Linder Road with new curb, gutter and/or concrete sidewalk to match existing improvements.
Segments to be replaced shall be determined by ACHD Construction Services staff. Contact
Construction Services at 387-6280 (with file number) for details.
H. The applicant is proposing to construct two driveways on Cherry Lane:
The first driveway is proposed to be located on Chert' Lane approximately 220 -feet west of
Linder Road. District policy states that streets and/or driveways accessing arterials should offset
a sienalized intersection a minimum of 220 -feet to be approved as a right-in/right-out driveway.
The proposed driveway location erects district policy fora right-inh-i_ht-out driveway and should
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be approved with this application as a restricted access. Staff recommends that this driveway be
restricted to right-in/right-out with an on-site median, and appropriate signage. If a median were
installed in Cherry Lane it would restrict an existing driveway (Maverick) on the south side of
Cherry Lane.
The second driveway is proposed to be located on Cherry Lane approximately 470 -feet west of
Linder Road. District Policy states that streets and/or driveways on arterials should offset a
signalized intersection a minimum of 440 -feet to be approved as a full access driveway. The
proposed driveway location meets district policy for a full access driveway and should be
approved with this application as frill access.
I. The applicant is proposing to construct one driveway and one street to access Linder Road:
The driveway is proposed to be located on Linder Road approximately 285 -feet north of Cherry
Lane. District policy states that streets and/or driveways on arterials should offset a signalized
intersection a minimum of 220 -feet to be approved as a right-in/right-out driveway. The
proposed driveway location meets district policy for a right-in/right-out driveway and should be
approved with this application as a restricted access. Staff recommends that this driveway be
restricted to right-in/right-out with an on-site median, and appropriate signage. If a median were
installed in Linder Road it would restrict two existing driveways on the east side of Linder Road.
One of the driveways serves a church and one serves a single-family dwelling.
The street is proposed to be located 485 -feet north of Cherry Lane. District Policy states that
streets and/or driveways on arterials should offset a signalized intersection a minimum of 440 -
feet to be approved. The proposed street location meets district policy and should be approved
with this application.
J. Graveled driveways abutting public streets create maintenance problems due to gravel being
tracked onto the roadway. In accordance with District policy, the applicant should be required to
pave the driveway its full width of 30 to 35 -feet in width and at least 30 -feet into the site beyond
the edge of pavement of Cherry Lane and Linder Road with 15 -foot curb radii. The width of the
right-in/right-out driveways can be wider to accommodate the on-site median.
K. The applicant should provide a recorded cross access easement for the parcels within the
subdivision to utilize for access to the public streets.
L. Based on the submitted traffic study, the applicant should be required to construct a center turn
lane on Linder Road for the public street intersection. The lane should be constructed to provide
a minimum of 100 feet of storage with shadow tapers for the approach direction. Coordinate the
design of the turn lane with District staff.
M. The applicant is proposing to construct a deceleration lane on Cherry Lane for the eastern
driveway approach. The lane should be constructed to provide a mininmm of 100 -feet of storage
with shadow tapers for the approach direction. Coordinate the design of the deceleration lane
with District staff.
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N. The applicant should construct a 5 -foot wide concrete sidewalk on Linder Road abutting the site
where there is currently no sidewalk. Coordinate the sidewalk location with District staff.
0. Emerald Falls Drive is stubbed to the west property line of this site. The applicant is proposing
to extend Emerald Falls Drive to Linder Road. Staff recommends approval of this extension.
P. Emerald Falls Court is stubbed to the north property line of this site. The applicant is proposing-
to
roposingto extend Emerald Falls Court into the site and end it in a cul-de-sac. Staff recommends approval
of,this extension.
Q. Construct an ACHD approved turnaround at the end of Emerald Falls Drive. Submit a design of
the turnaround for review and approval by District staff.
R. The applicant is proposing to construct a portion of Emerald Falls Drive as a local/commercial
street because a segment of it will serve as access to the commercial portion of the site. This
street should be constructed to a 40 -feet section with curb, gutter, and 5 -foot wide concrete
sidewalks within 58 -feet of right-of-way extending from Linder Road to the west approximately
150 -feet. The remainder of the roadway should taper into a standard local 36 -foot street section
with curb, gutter and 5 -foot wide concrete sidewalk.
Unless otherwise approved, the applicant should be required to construct all public roads within
the subdivision as 36 -foot street sections with curb, gutter, and 5 -foot wide concrete sidewalks
within 50 -feet of right-of-way.
T. The turnarounds should be constructed to provide a minimum turning radius of 45 -feet. The
applicant should also be required to provide a minimum of a 29 -foot street section on either side
of any proposed center islands within the turnarounds. The medians should be constructed a
minimum of 4 -feet wide to total a minimum of a 100 -square foot area. Dedicate 54 -feet of right-
of-way plus the additional width of the median.
U. Any proposed landscape islands/medians within the public right-of-way dedicated by this plat
should be owned and maintained by a homeowners association. Notes of this should be required
on the final plat.
V. District policy requires that drive-thru facilities have 100 -feet of stacking distance from the
drive-thru window to the public roadway system. The site plan that has been submitted appears
to meet district policy.
W. Any existing irrigation facilities should be relocated outside of the right-of-way.
K All utility relocation costs associated with improving street frontages abutting the site should be
borne by the developer.
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Y. In order to reduce trips to and from this development it is recommended that Tenants occupying
the proposed building be required to provide an Altemative Transportation Program for
employees and provide an annual report to ACHD on employee participation. Commuteride
staff will coordinate the Alternative Transportation Program with the applicant. For more
information contact Pat Nelson at 387-6160.
Z. In order to reduce trips to and from this development, it is recommended that the tenants
occupying the proposed building(s) be required to participate in any Transportation Management
Association (TMA) or Transportation Management Organization (TMO) that is formed with a
boundary that includes this site or is adjacent to this development.
A Transportation Management Association (TMA) or Transportation Management Organization
(TMO) is fonned with a coordinator that works as a liaison between businesses and private and
public transportation providers to increase the use of alternative transportation and other trip
reduction measures (shuttle buses, bus pass programs, vanpools, carpools, bicycle and walking
enhancements). An annual survey will be required of the TMA/TMO to monitor participation in
alternative transportation programs and forwarded to the ACHD Commuteride Office.
AA. Based on development patterns in this area and the resulting traffic generation, staff anticipates
that the transportation system will be adequate to accommodate additional traffic generated by
this proposed development with the requirements outlined within this report.
Special Recommendation to the City of Meridian:
In order to reduce trips to and from this development it is recommended that tenants occupying
the proposed building be required to provide an Alternative Transportation Program for
employees and provide an annual report to ACHD on employee participation. Commuteride
staff will coordinate the Alternative Transportation Program with the applicant. For more
information contact Ms. Pat Nelson at 387-6160.
In order to reduce trips to and from this development, the tenants occupying the proposed
building(s) should be required to participate in any Transportation Management Association
(TMA) or Transportation Management Organization (TMO) that is formed with a boundary
that includes this site or is adjacent to this development.
The following Site Specific Requirements and Standard Requirements must be met or provided
for prior to ACRD approval of the final plat:
Site Specific Requirements:
Cherry Cio. snwxmm
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Dedicate 48 -feet of right-of-way from the centerline of Linder Road abutting the parcel by
means of recordation of a final subdivision plat or execution of a warranty deed prior to
issuance of a building permit (or other required permits), whichever occurs first. Allow up to
30 business days to process the right-of-way dedication after receipt of all requested material.
The owner will be paid the fair market value of the right-of-way dedicated which is an addition
to existing ACHD right-of-way if the owner submits a letter of application to the impact fee
administrator prior to breaking ground, in accordance with Section 15 of ACHD Ordinance
#193.
2. 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.
3. Replace unused curb cuts on Cherry Lane and Linder Road with standard curb, gutter and
concrete sidewalk to match existing improvements.
4. Replace any damaged curb, gutter and/or sidewalk on Cherry Lane and Linder Road with new
curb, gutter and/or concrete sidewalk to match existing improvements. Segments to be
replaced shall be determined by ACHD Construction Services staff. Contact Construction
Services at 387-6280 (with file number) for details.
5. Construct a right-in/right-out driveway on Cherry Lane located approximately 220 -feet west of
Linder Road, as proposed. Restrict the driveway to right-in/right-out operations with an on-site
median, and appropriate signage. Submit a design of the island, and a signage plan, to District
staff for review and approval.
6. Constrict a full access driveway on Cherry Lane located approximately 470 -feet west of Linder
Road, as proposed.
7. Construct a right-in/right-out driveway on Linder Road located approximately 285 -feet north of
Cherry Lane, as proposed. Restrict the driveway to right-in/right-out operations with an on-site
median, and appropriate signage. Submit a design of the island, and a signage plan, to District
staff for review and approval.
S. The Emerald Falls Drive/Linder Road intersection located 485 -feet north of Cherry Lane is
approved with this application.
9. Construct a center turn lane on Linder Road for the Linder Road/Emerald Falls Drive
intersection. Construct the turn lane to provide a minimum of 100 -feet of storage with shadow
tapers for the approach direction. Coordinate the design of the tum lane with District staff.
10. The driveway on Emerald Falls Drive located approximately 150-1-eet west of Linder Road is
approved Ivith this application.
Chcrr ( InGsi II I.l 111111
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11. Pave the driveways their full width of 30 to 35 -feet in width and at least 30 -feet into the site
beyond the edge of pavement of Cherry Lane and Linder Road with 15 -foot curb radii. The
width of the right -Wright -out driveways can be wider to accommodate the on-site median.
12. Provide a recorded cross access easement for the parcels within the subdivision to utilize for
access to the public streets.
13. The applicant is proposing to construct a deceleration lane on Cherry Lane for the eastern
driveway approach. The lane should be constructed to provide a minimum of 100 -feet of
storage with shadow tapers for the approach direction. Coordinate the design of the
deceleration lane with District staff. (This is not a requirement — applicant proposing; and may
eliminate.)
14. Extend Emerald Falls Drive into the site at the west property line as proposed.
15. Extend Emerald Falls Court into the site at the north property line and end it in a cul-de-sac as
proposed.
16. Construct an ACHD approved turnaround at the end of Emerald Falls Drive. Submit a design
of the turnaround for review and approval by District staff.
17. Construct a portion of Emerald Falls Drive as a local/commercial street extending from Linder
Road to the west approximately 150 -feet. The remainder of the roadway to the west shall taper
into a standard local 36 -foot street section with curb, gutter and 5 -foot wide concrete sidewalk.
18. Unless otherwise approved, the applicant should be required to construct all public roads within
the subdivision as 36 -foot street sections with curb, gutter, and 5 -foot wide concrete sidewalks
within 50 -feet of right-of-way.
19. Construct the turnarounds to provide a minimum turning radius of 45 -feet. Provide a minimum
of a 29 -foot street section on either side of any proposed center islands within the turnarounds.
The medians shall be constructed a minimum of 4 -feet wide to total a minimum of a 100 -square
foot area. Dedicate 54 -feet of right-of-way plus the additional width of the median.
20. Any proposed landscape islands/medians within the public right-of-way dedicated by this plat
shall be owned and maintained by a homeowners association. Notes of this shall be required on
the final plat.
21. Provide 100 -feet of stacking distance from any drive-thru windows to the public roadway
system.
22. Any existing in-igation facilities shall be relocated outside of the right-of-way.
23. All utility relocation costs associated with improving street frontages abutting the site shall be
borne by the developer.
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Pace 1)
24. Other than the access points specifically approved with this application, direct lot or parcel
access to Linder Road and Cherry Lane is prohibited. Access restrictions shall be noted on the
final plat.
Standard Requirements:
A request for modification, variance or waiver of any requirement or policy outlined herein
shall be made in writing to the ACHD Planning and Development Supervisor. The request
shall specifically identify each requirement to be reconsidered and include a written explanation
of why such a requirement would result in a substantial hardship or inequity. The written
request shall be submitted to the District no later than 9:00 a.m. on the day scheduled for
ACHD Commission action. Those items shall be rescheduled for discussion with the
Commission on the next available meeting agenda.
Requests submitted to the District after 9:00 a.m. on the day scheduled for Commission action
do not provide sufficient time for District staff to remove the item from the consent agenda and
report to the Commission regarding the requested modification, variance or waiver. Those
items will be acted on by the Commission unless removed from the agenda by the Commission.
2. After ACHD Commission action, any request for reconsideration of the Commission's action
shall be made in writing to the Planning and Development Supervisor within six days of the
action and shall include a minimum fee of $110.00. The request for reconsideration shall
specifically identify each requirement to be reconsidered and include written documentation of
data that was not available to the Commission at the time of its original decision. The request
for reconsideration will be heard by the District Commission at the next regular meeting of the
Commission. If the Commission agrees to reconsider the action, the applicant will be notified
of the date and time of the Commission meeting at which the reconsideration will be heard.
Payment of applicable road impact fees are required prior to building construction in
accordance with Ordinance #193, also known as Ada County Highway District Road Impact
Fee Ordinance.
4. 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 ACRD Ordinances unless specifically waived herein. An
engineer registered in the State of ]daho shall prepare and certify all improvement plans.
The applicant shall submit revised plans for staff approval, prior to issuance of building permit
(or other required pennits), which incorporates any required design changes.
6. (7onstruction. use and property development shall be in conformance with all applicable
requirements of the Ada Count), Highway District prior to District approval for occupancy.
Cherry ( lossI0C.C011ll
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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 DIGLINE (1-800-342-1585) at least two frill
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.
8. 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.
9. 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.
Conclusion of Law:
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.
Should you have any questions or comments, please contact the Planning and Development
Division at 387-6170.
Submitted by:
Commission Action:
Planning and Development Staff June 13, 2001
Chenn C'rocsine.imm
I'ucc I I
CITY OF MERIDIAN
PUBLIC HEARING
SIGN-UP SHEET
DATE May 1, 2003 ITEM # 9
PROJECT NUMBER CUP 03-013
PROJECT NAME Cherry Crossing
NAME (PLEASE PRINT) FOR AGAINST NEUTRAL
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