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HomeMy WebLinkAboutStaff ReportCITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FQR THE HEARING DATE OF SE~'~NII~II~,~ 1~', " 1S ~~ ~,: STAFF REPORT Hearing Date: September 18, 2008 TO: Planning & Zoning Commission FROM: Sonya Watters, Associate City Planner (208) 884-5533 SUBJECT: Great Wall Restaurant ~ --- «.. ;,i .. E ~ ~D~~ ~ ~~-~'h= ~= ~ ~ -. :~ " -• C. • CUP-08-022 Conditional Use Permit fora 10,995 square foot restaurant, per requirement of the Development Agreement • DES-08-OI9 Design Review for structure/site located adjacent to an entryway corridor, per requirement of UDC 11-3A-19B 1. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST The Applicant, Kinsan Chan, is requesting Conditional Use Permit (CUP) approval fora 10,995 square foot restaurant in an existing C-G zoning District. A CUP is required because of the Development Agreement (DA) in effect for this site (Redfeather Subdivision No. 2). Design Review approval of the proposed structure and site is also requested because of the site's location adjacent to an entryway corridor, per requirement of UDC 11-3A-1913. The site is located on the east side of Eagle Road, approximately 1/3 mile south of E. Ustick Road. This property was annexed as part of Redfeather Subdivision No. 2 in 2003/4 but was not included within the preliminary plat boundary; the subject property consists of one Lm-platted, 1.21 acre parcel of land zoned C-G. 2. SUMMARY RECOMMENDATION The subject applications (CUP-08-022 & DES-08-019) were submitted to the Planning Department for concurrent review. Staff has provided a detailed analysis for the requested CUP & DES applications below and recommended conditions of approval for the CUP application. Staff recommends approval of CUP-08-022 for the Great Wall Restaurant, as presented in the Staff Report for the hearing date of September 18, 2008, based on the Findings of Fact as listed in Exhibit C and subject to the conditions listed in Exhibit B. Note: Per UDC 11-SA-2, Design Review (DES) applications are approved at the administrative level by the Planning Director. However, because DES approval is requested concurrently with the CUP, Staff has included analysis on the DES request in this staff report; the DES application does not require Commission uction. 3. PROPOSED MOTIONS Approval After considering all Staff, Applicant, and public testimony, I move to approve File Number CUP-OS- 022 as presented in the staff report for the hearing date of September 18, 2008, with the following modifications to the conditions of approval: (add any proposed modifications). Ifurther move to direct Staff to prepare an appropriate fmdings document to be considered at the ne~rt Planning and Zoning Commission meeting on October 2, 2008. Denial After considering all Staff, Applicant, and public testimony, I move to deny File Number CUP-08- 022, as presented during the hearing on September 18, 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). Great Wal] Restaurant CUP Page 1 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF SEPTEMBER 18, 2UU8 I further move to direct Staff to prepare an appropriate findings document to be considered at the next Planning and Zoning Commission meeting on October 2, 2008. Continuance After considering all Staff, Applicant, and public testimony, I move to continue File Number CUP- 08-022 to the hearing date of (insert continued hearing date here) for the following reason(s): (you should state specific reason(s) for continuance) 4. APPLICATION AND PROPERTY FACTS a. Site Address/Location: The site is located on the east side of N. Eagle Road, approximately 1 /3 mile south of E. Ustick Rvad (Parcel #51104233802) Northwest t/a of Section 4, Township 3 North, Range 1 East b. Owner: Kinsan Chan 2064 S. Doe Creek Boise, ID 83709 c. Applicant: Same as Owner d. Contact: Mike Fairchild 1518 Mulligan Street Middleton, ID 83644 e. Present Zoning District: C-G (General Retail & Service Commercial District) e. Present Comprehensive Plan Designation: Mixed Use -Regional (MU-R) f. Description of Applicant's Request: The Applicant is requesting Conditional Use Permit (CUP) approval fora 10,995 square foot restaurant for Great Wall Chinese Restaurant, per requirement of the DA for this site. Design Review approval is also requested for the proposed structure and site, per requirement of UDC 11-3A-19B. g. Description of Applicant's Justification for CUP Approval: Taken from Applicant's narrative: "This project will be developed in coordination with adjacent developments to insure overall continuity of secondary roads, pedestrian walkways, landscaping, and in agreement with prescribed Planning Department goals in this area. Building design standards will also be adhered to." See APPlicant's narrative for more information. 5. PROCESS FACTS a. The subject application will, in fact, constitute a conditional use as determined by City Ordinance. By 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. The subject application will, in fact, constitute design review as determined by City Ordinance. By reason of the provisions of UDC 11-SA-2D, this type of application is approved at administrative level by the Director. Great Wall Restaurant CUP Page 2 CITY OF MERIDIAN PLANNINf3 DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF SIJI'TIJMBER 18, 2008 c. Newspaper notifications published on: September 1, and 15, 2008 d. Radius notices mailed to properties within 300 feet on: August 22, 2008 e. Applicant posted notice on site by: August 27, 2008 6. LAND USE a. Existing Land Use(s): The subject property is currently vacant. b. Description of Character of Surrounding Area: The north boundary of the site is adjacent to the South Slough. The property to the north of the South Slough is being developed commercially. There are a few existing and vacant residential properties to the south. The property to the east was recently approved for apartments. Lastly, the property to the west across Eagle Road contains single-family residential uses in Carol Subdivision and office uses in Stokesberry Subdivision. c. Adjacent Land Use and Zoning 1. North: Existing residences that were annexed with Redfeather Estates No. 2, zoned C-G 2. East: Vacant; recently approved zxiulti-fannily residential development (Regency at River Valley), approved for 204 residential units, zoned R-40 South: Vacant; recently approved development (Regency at River Valley), approved for commercial (C-C) zoning -pending DA approval 4. West: Single-family residential properties in Carol Subdivision, zoned Rl (Ada County) & R-2; and offices (Stokesbeny Subdivision), zoned L-O d. History of Previous Actions Pertaining to this Site: This property was annexed (AZ-03-021) in 2003 with a C-G zoning district as part of Redfeather Subdivision No. 2. A Dcvclopmcnt Agrccmcnt (Instrument #104129529) was approved and recorded with the annexation that included provisions for development of the property. Specific DA provisions are as follows: 1) Any future uses of the property are required to be approved through the CUP process; 2) Either a public or private backage street generally paralleling Eagle Road shall be incprporated into the design of future site plalis; alid 3) A coiiceplual inasler plan demonstrating interconnectivity, transitional uses, access points, and other key land planning issues is required prior to any detailed CUP applications being submitted on either the Bryson or Schramrneck properties for the C-G zone. • A Variance (VAR-08-004) was approved earlier this year for a temporary access to F.agle Road for this site. Temporary access was granted until such time as access becomes available to the site, from either the north or the south. At such time, the temporary access shall be removed and the required street buffer landscaping udjucent to ~'agle road shall be constructed. e. Existing Constraints and Opportunities 1. Public Works Location of sewer: 12 inch sewer main is located in Eagle road running through the North West portion of this property under the South Slough Location of water: 12 inch water main is located in Eagle road running through the North West portion of this property under the South Slough Issues or concerns: None Great Wall Restaurant CUP Pagc 3 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF SEPTEMBER 18, 200$ 2. Vegetation: There are some existing trees on the site. 3. Floodplain: NA 4. Canals/Ditches Irrigation: The South Slough runs across the northeast corner of the site. S. Hazards: No hazards are known to exist on the site. The South Slough is to the north of the property. 6. Existing Zoning: C-G (General Retail and Service Commercial) 7. Parcel Size: 1.21 acres f. Conditional Use Information: 1. Non-residential square footage: 10,995 square feet 2. Hours of Operation: 11 am to 10 pm g. Ott Slreet Parking: 1. Parking spaces required: 22 2. Parking spaces provided: 56 (including 2 handicap stalls) 3. Compact spaces proposed: 0 Per UDC 11-3C-6B, one parking space is required per S00 square feet of gross floor area in commercial districts; the proposed parking exceeds this requirement. h. Landscaping 1. Width of street buffer(s): A minixnulx135-foot wide buffer is required to be constructed along N. Eagle Road, an entryway corridor and principal arterial street. Landscaping within the street buffers shall comply with the landscaping standards listed in iJi7C 11-3R-7. 2. Width of buffer(s) between land uses: A minimum 25-foot wide buffer is required along the east property boundary adjacent to the future multi-family development (Regency at River Valley) 3. Other landscaping standards: Parking lot landscaping is required in accordance with the standards listed in UDC 11-3B-8C. i. Required dimensional standards for the GG zone, per UDC 11-2B-3: ~ 1. ~'k ,-~~~{M~~,. ;f~ LL 11~ 171 ~t ~Fl~i~~ 1`, ~ ~~. ~7~'i~lJl ~1:.':~L1~~- .. 'T '4441 ~ (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 in feet "" 25 [see note below Maximum buildin hei ht in feet 65 Maximum building size without design standard approval as set forth in 11-3A 3 in s uare feet 200,000 Crrcat Wall Restaurant CUP Page 4 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FVK 1H1r H1vAK1NG DATE OF SEPTEMBER 18, 2008 I, '~ I~ "kji ' ~Ts~ 9r ~ y t I ~ - ~i I Parking requirements See Chapter 3 Article C. off-street parking and loading requirements Landsca in rec uirements See Cha ter 3 Article B, landsca in requirements .,.7:. ~ Sri as si ~u~~« ~• Summary of Proposed Streets and/or Access (private, public, common drive, etc.): Access for this site is proposed from one temporary access point to/from N. Eagle Road previously approved with VAR-08-004. Upon development of the parcels to the south, a backage road will be required which will provide access to the subject property via cross-access easements from the future extension of River Valley Street. Staff and ITD are supportive of the proposed temporary access to/from the site via Eagle Road as approved with VAR-08-004. Please see Staff's comments below in Section 10, for more information. 7. COMMENTS MEETING On August 29, 2008, a joint agency and departments meeting was held with service pravidcrs in this area. The agencies and departments present included: Meridian Fire Departxent, Meridian Parks Department, Meridian Public Works Department, Meridian Police Department, and the Sanitary Services Company. Staff has included comments, conditions, and recommended actions in Exhibit B below. 8. COMPREHENSIVE PLAN POLICIES AND GOALS The 2002 Comprehensive Plan Future Land Use Map designates the subject property as "Mixed Use - Regional." In Chapter VII of the Comprehensive Plan, mixed use areas generally provide for a combination of compatible land uses that are typically developed under a master or conceptual plan. The purpose of the mixed use designation is to identify key areas which are either infill in nature or situated in highly visible or transitioning areas of the city where innovative and flexible design oppoltullities are encouraged. The itttellt of this designation is to offer the developer a greater degree of design and use flexibility. The purpose of the MU-R category is lu designalc areas at prominent corners of maj or arterials for developments that provide a mix of employment, retail, and residential or public uses. The developments should be anchored by uses that have a regional draw with the appropriate supporting uses. For example, an employment center should have support retail uses; a retail center should have supporting residential uses as well as supportive neighborhood and community services. The detailed standards for the category provide an incentive for public and quasi/public uses where they provide a meaningful and appropriate mix to the development. The intent is to integrate a variety of uses, including residential and to avoid predominantly single use developments such as a regional retail center with only restaurants and other commercial uses. The following standards will apply to this category: o Residential uses shall comprise a minimum of 10% of the development area at densities ranging from 6 to 40 units/acre o Retail uses shall comprise a maximum of 50% of the development area o There is neither a minimum nor maximum imposed on non-retail commercial uses such as office, clean industry, or entertainment uses Great Wall Restaurant CUP Page 5 CITY OF MERIDIAN PLANNING DEPARTMENT 5T'Ar'N' R1=:Y()K'I' r'UR'I'FI.E HEARING DATE OF SEPTEMBER 18, 2008 o All developments shall have a mix of at least three of the four types of uses: retail, non-retail commercial, public/quasi-public and residential o Where the development proposes public and quasi-public uses to support the development, the developer maybe eligible for additional area for retail development (beyond the allowed SU%), based on the ratios below: - Supportive public and quasi-public uses would include parks, plazas, outdoor dining and gathering areas, open space, environmental restoration, libraries, public schools, etc. - All such areas must be open to the public and not limited to patrons of the development. - For land that is being donated (or nominally sold) to the public, such as a library or school, the developer is eligible fora 2:1 bonus. That is to say, if there is a five-acre library site, the project would be eligible for ten additional acres of retail development. - For active open space or passive recreation areas, such as a park, tot-lot or playfield, the developer is eligible fora 2:1 bonus. That is to say, if the park is 10 acres in area, the site would be eligible for 20 additional acres of retail development. - For plazas that are integrated into a retail project, the developer shall be eligible fora 6:1 bonus. Such plazas should provide a focal point (such as a fountaixx, statue, and water feature), seating areas, and some weather protection. That would mean that by providing a half-acre plaza, the developer would be eligible for three additional acres of retail develupn~ex~t. Sample uses include: All MU-N (grocery stares, drug stares, coffee/sandwich shops, dry cleaner/Laundromat, salons, daycare, professional offices, medicaUdental clinics, retaiUgift shops, schools, parks, churches, clubhouses, public uses) and MU-C (clothing stores, garden centers, hardware stores, restaurants, banks, drive-thru facilities, auto service station, department stores) categories, entertainment uses, major employment centers, clean industry. Staff believes that the proposed restaurant use of the property is consistent with the MU-R designation. (please see Analysis, Section 10 below for more information). 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): Chapter VII, Cr'oal III, Objective A, Action 1 -Require that development projects have planned for the provision of all public services. When the City established its Area of City Impact, it planned to provide City services to the subject property. The City of Meridian plans to provide municipal services to the subject property in the following manner: - Sanitary sewer and water service will be extended to the project at the developer's expense. - The subject lands currently lie within the jurisdiction of the Meridian City Fire Department. - The subject lands currently lie within the jurisdiction of the Meridian Police Department (MPD). - The roadway adjacent to the subject lands are currently owned and maintained by the Idaho Transportation Department (ITD). This service will not change. - The subject lands are currently serviced by the Meridian School District No. 2. This service will not change. - The subject lands are currently serviced by the Meridian library District. Municipal, fee-supported, services will be provided by the Meridian Building Department, the Meridian Public Works Department, the Meridian Water Department, the Meridian Great Wall Restaurant CIJF Fage 6 CITY OF MERTDIAN PLANNING DEPARTMENT STAFF REPORT POR THE HEARING DATE QF SEPTEMBER 18, 2008 Wastewater Department, the Meridian Planning Department, Meridian Utility Billing Services, and Sanitary Services Company. • "Develop methods, such as cross-access agreements, frontage roads, to reduce the number of existing access points on arterial streets." (Chapter VI, Goa] TT, Objective A, Action item 12) Upon development of the properties to the south of the subject property, a backage road will be constructed, for access to the site and cross-access will be required for all properties for access to/from the future extension of E. River Valley Street. Until such time, the site was approved a temporary access to Eagle Road. When this property was annexed with.the Redfeather #2 development, the City planned for inter-connectivity between the subject property (the Schrammek property) and the property to the north (the Bryson property). Since that time, the Gateway Marketplace development was approved north of the Bryson property. At that time, cross-access was required to be granted to t1Te Bryson property for future access. Also, when the Bryson property develops, Allys Way will be required to be extended along the east property boundary, which will also provide access to the site. Staff does not believe that it is necessary or feasible to require the applicant to construct or share the cost of a bridge across the South Slough as access will be provided to both properties without the need for access to an arterial street (Eagle Road). • "Require appropriate landscape and buffers along transportation corridors (setback, vegetation, low walls, berms, etc.)." (Chapter VII, Goal N, Objective D, Action item 4) A 35 foot wide landscape street buffer is required along N. Eagle Road, a principal arterial street..S'aid huffer should he landscaped in accordance with the standards listed in UDC 11- 3E-7C and installed prior to occupancy of the proposed building on this site. • "Permit new .commercial development only where urban services can be reasonably provided at the time of final approval and development is contiguous to the City." (Chapter N, Goal I, Objective A, Action item 6) This property is currently in the City and is able to be provided with City services. • "Plan for a variety of commercial and retail opportunities within the Impact Area." (Chapter VII, Goal 1, Objective B) Staff believes that the proposed restaurant will contribute to the variety of uses in this area of the City. • Chapter V, Gaal I, Objective A, Action 11 -Improve and protect creeks (Five Mile, Eight Mile, South Slough ...etc.) throughout commercial, industrial, and residential areas. The South Slough crosses the northeast corner of this property. Staff does not believe that improving the creek is necessary as most of it is off=site. However, Staff does believe that the waterway may present a safety hazard to small children visiting the restaurant. For this reason, Staff is recommending that fencing be installed along the. north boundary of the site. • "Require all commercial businesses to install and maintain landscaping." (Chapter V, Goal III, Objective D, Action item 5) Internal parking lot landscaping is proposed with this application and should be installed and maintained in accordance with the applicable standards listed in UDC 11-3If-7 and 11- 38-8. Great Wall Restaurant CUP Page ~ Cl'1'Y OF M)~;RIDLAN PLANNING pEPARTMENT STAFF REPORT. FOR THE HEARING DATE OP SEPTEMBER 18, 2008 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 far this property. 9. ZONING ORDINANCE a. Allowed Uses in Commercial Districts: UDC Table 11-2B-2 lists the principal permitted, accessory, and conditional uses in the C-G zoning district. Restaurant uses are principally permitted in the C-G district. The Applicant is requesting a CUP per requirement of the DA for all future uses on this site. b. Purpose Statement of the Commercial Districts: The purpose of the commercial districts is to provide for the retail and service needs of the community in accord with the Meridian Comprehensive Plan. Four districts are designated which differ in the site and scale of commercial structures accommodated in the district, the scale and mix of allowed commercial uses, and the location of the district in proximity to streets and highways. 10. ANALYSIS a. Analysis of Facts Leading to Staff Recommendation: Staff is generally supportive of the CUP request as proposed, with the following comrxlents: CUP: The applicant is requesting CUP approval in accordance with the DA requirements for Redfeather Subdivision No. 2. Per the DA, "All future uses of the property shall be approved only through the CUP process." The applicant has submitted a site plan (dated: 9/08, prepared by Mike Fairchild, labeled as Sheet Al) and building elevations (dated: 9/07, prepared by Mike Fairchild, labeled as Sheet A3) showing how the property is proposed t~ develop with a 1(1,995 square foot. Great Wall Chinese Restaurant. (The applicant's narrative states that there will be a drive-thru window associated with the restaurant; however, the drive-thru was not called out on the site plan or discussed in their pre-application meeting. Staff discussed with the applicant the details of the proposed drive-thru. The applicant stated that the owner wanted the drive-thru window to be located on the east side of the building,• ho~~ever, there is not saeff:cient room fora 2-way drive aisle far the parking area and adrive-thru. The applicant decided to withdraw the request_for a drive-thru window for this reason.) Conceptual Master Plan: The DA in effect for this site requires a conceptual x~aaster plan to be submitted prior to any detailed CUP application to demonstrate interconnectivity, transitional uses, access points, and other key land planning issues. The applicant has submitted a conceptual master plan which includes the subject property and the properties to the south (see Exhibit A.5). This plan shows a common drive aisle for access to all of the properties on the south side of the South Slough from the future extension of E. River Valley Street. Tt also shows the recently approved Regency at River Valley multi-family residential development to the east. Staff believes that the applicant has sufficiently demonstrated how development of the subject property will tie in with those to the south and east when they develop. The DA requirement for a conceptual master plan to be submitted was intended to apply to the subject property (referred to a Shrammek) and the Bryson property to the north across the South Slough. A bridge across the South Slough was originally planned for interconnectivitybettyeen these properties. Due to the development that has taken place and/or been approved far the property north of the Bryson property and the property east and south of the subject property (Regency at River Valley) since the site was annexed, Staff believes that interconnectivity and cross-access has been provided to the subject property and the Bryson property as intended, Great Wall Restaurant CUP Page 8 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR 1'H1= H1rAIiJNCi llA'1'1; OF SEPTE.MBE.R 18, 2008 although not exactly the way the City had envisioned. Also, there is only about a 30-foot long section of the South Slough that crosses this site at the northeast corner of the property, the rest of the South Slough is located off-site. For these reasons, Staff is not recommending the applicant be required to construct or submit a road trust for a bridge across the South Slough. llimensional Standards: Per UllC 11-2B-3, there is no required front, interior side, or rear setback in the C-G zoning district. Where landscape buffers are required, buildings must be setback at least the width of the required buffer, regardless of the required setback. The maximum building height in the C-G district is 65 feet; the restaurant is proposed to be a maximum height of 24 feet, which complies with this requirement. The maximum square footage of structures in the C-G district is 200,000 square feet without design standard approval. Access: Access for this site is proposed from one temporary full-access point to/from N. Eagle Road previously approved with VAR-08-004. Upon development of the parcels to the south, a backage road will be required to be constructed along the east boundary of all of the properties from the future extension of River Valley to the subject property. This backage road will provide access to the subject property via cross-access easements across the parcels to the south. An access (bridge) to the north is not proposed for interconnectivity and cross-access to the Bryon property and Staff is not requiring one be provided. Parking: Per UDC 11-3C-6B, in commercial districts, one off-street parking space is required per S00 square feet of gross floor area. Based on the total square footage of the proposed structure (10,995 s.f.), 22 parking stalls are required; 56 spaces are proposed to be provided. Additionally, per UDC 11-3C-6G, one bicycle parking space is required to be provided far every 2S vehicle spaces, or portion thereof, in compliance with the standards listed in UDC 11-3C- SC. Per this requirement, a minfmum of 2 bicycle spaces are required to be provided on the site. Site Plan: Staff has reviewed the site plan included in Exhibit A.2 submitted with this application. The following items should to be shown on a revised site plan submitted with the Certificate of Zoning Compliance application: • Per UDC 11-3C-6G, provide a minimum of 2 bicycle parking spaces on the site in compliance with. the standards listed in UDC 11-3C-SC. • Per UDC Table 11-2B-3, a 35-foot wide street buffer is required along N. Eagle Road; revise plan accordingly. The buffer shown scales out at approximately 34 feet in width. • Either widen the landscape buffer adjacent to the row of parking along the south property boundary to 7 feet to allow for vehicle overhang and shorten the stall lengths to 17 feet or install wheel stops within the parking stalls to prevent vehicle overlang into the landscape area, per UDC 11-3C-SB4. • The trash enclosure is depicted within NMID's easement for the South Slough; the trash enclosure should be relocated outside of the easement unless approved in writing by NMID prior to CZC submittal. Landscaping: Staff has reviewed the landscape plan, included as Exhibit A.3, submitted with this application. The following items should be shown on a revised landscape plan submitted with the Certificate of Zoning Compliance: Per UDC Table 11-2B-3, a 35-foot wide street buffer is required along N. Eagle Road; revise plan accordingly. The buffer shown scales out at approximately 34 feet in width. • Per UDC Table 11-2B-3, a 25-foot wide buffer to residential uses is required along the east boundary of the site adjacent to the future multi-family residential development as Great Wall Restaurant CUP Page 9 CITY OF MERlD1AN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF SEPTEMBER 18, 2008 shown. Said buffer shall be landscaped in accordance with the standards listed in UDC 11-3B-9C for landscape buffers to adjoining uses. Per these standards, all buffer areas shall be comprised of; but not limited to a mix of evergreen and deciduous trees, shrubs, lawn or other vegetative groundcover. The required buffer area shall result in a barrier that allows trees to touch at the time of tree maturity. Revise the plan to comply with thi,c requirement. • Two trees are depicted within NMID's easement for the South Slough; these trees shall be relocated elsewhere an site outside of the easement unless approved by NMID. • Per UDC 11-3I3-8G2d, each interior planter that serves a double row o£ parking spaces shall have at least two trees. Add trees accordingly in the planter islands on the north and south ends of the double row of parking on the east side of the building. • Either widen the landscape buffer adjacent to the row of parking along the south property boundary to 7 feet to allow for overhang and shorten the stall lengths to 17 feet or install wheel stops within the parking stalls to prevent overhang into the landscape area, per UDC 11-3C-SB4. • Per UDC 11-3B-8Clb, the perimeter landscape buffer shall be planted with one tree per 35 linear feet and shrubs, lawn, or other vegetative groundcover. Per this requirement, add one additional tree within the buffer along the south property boundary. • Per UDC 11-3B-10, the applicant should work with the City Arborist, Elroy Huff, on implementing the proposed protection and mitigation plan for the existing trees on site. The Applicant shall contact Elroy Huff, Parks Department, for confirmation of the caliper inches of trees to be mitigated and approval of the tree mitigation plan. Multi-Use Pathway: Per UDC 11-3H-~1C3, a 10-foot wide multi-use pathway is required along SH 55 (Eagle Road). Said pathway shall be placed within a public use easement and streetlights and landscaping shall be installed in accordance with the Eagle Road Corridor Study. According to the Meridian Pathways Master Plan, the City's multi-use pathway system is not planned to cross this site. A portion of the pathway is planned along the north side of the South Slough to the east of this site an the Regency at River Valley property but does not follow along the South Slough all the way to the subject property. Instead the pathway crosses the South Slough at a bridge and extends south to the future extension of River Valley Street and goes west to the Eagle/River Valley intersection. Hours of Operation: The proposed hours of operation for the restaurant are from 11 am to 10 pm. Staff does not object to the proposed hours of operation. Easements: An NM1D irrigation district easement for the South Slough runs along the north boundary of the site. No structures may be built or landscaping installed within this easement unless approved by NMID. Fencing: No fencing is proposed with this application. The South Slough crosses the northeast corner of the site and is adjacent to the north property boundary. There is an existing irrigation district easement for the South Slough along the northern boundary of the site. Because Staff feels that the South Slough may present a safety hazard to small children visiting the restaurant, Staff is recommending that the applicant install fencing in accordance with UDC 11-3A-6B3 generally along the north property houndary as allowed through a license agreement with NMID. Ditches, Laterals, and Canals: The South Slough runs adjacent to the north/northeast boundary of this site and crosses the northeast corner of the site. Per UDC 11-3A-6, all irrigation ditches, laterals or canals, exclusive of natural waterways and waterways being used as amenities, which Grcal Wall Restaurant C[JP Pale 10 C:1TY UY Ml~:R1 L]lAN YLANN1NCi DEPARTMENT STAFF REPbRT FOR THE HEARING DATE OF SEPTEMBER 18, 200$ intersect, cross or lie within the area being subdivided shall be covered. The South Slough is a natural waterway and will remain open. Per the Comprehensive Plan, th.e South Slough should be improved and protected with development of this property. Staff does not believe that it is necessary to improve the South Slough with development of this site as most of the waterway is located off-site. However, Staff is requesting that fencing be installed along the northern boundary of the site to prevent small children from accessing the waterway (see above). Pressure Irrigation.: The City of Meridian requires that pressurized irrigation systems be supplied by a year-round source of water. The applicant should be required to utilize any existing surface or well water for the primary source. If a surface or well source is not available, asingle- point connection to the culinary water system shall be required. If a single-point connection is utilized, the developer will be responsible for the payment of assessments for the common areas prior to signature on the final plat by the City Engineer. An underground, pressurized irrigation system should be installed to all landscape areas per the approved specifications and in accordance with UDC 11-3A-15 and MCC 9-1-2$. Building Elevations: Building elevations for the proposed restaurant were submitted with the CUP and Design Review applications and are included in Exhibit A.4. Exterior materials are proposed to consist of stucco with the roofing per the architectural drawing. The other color photo elevation included in Exhibit A.4 is shown as a representation of the colors that will be used on the building and does nud represent the architectural style of the proposed structure. The proposed building shall be generally constructed in accordance with the elevations shown in Exhibit A and the conditions of approved included in Exhibit B. Staff is generally supportive of the proposed elevations with the conditions noted below under the Design Review section (see below). Certificate of Zoning Compliance (CZC): A CZC application is required to be submitted, prior to issuance of building permits, for the proposed restaurant. The site/landscape plan submitted with the CZC shall be revised to comply with the conditions of approval listed in Exhibit B of this report. All improvements must be installed prior to occupancy. DESIGN REVIEW: Per UDC 11-3A-19B, because the site is located adjacent to an entryway carnidor (Eagle Road), the proposed structure and site are subject to the design review standards listed in UllC 11-3A-19C. The applicant has applied for Design Review approval with the subject CUP application. The applicant shall comply with the design standards listed in UDC 11-3A-19C as follows: 1. Architectural Character: a. Facades: Facades visible from a public street shall incorporate modulations in the facade, roof line recesses and projections along a minimum of twenty percent (20%) of the length of the facade.L'he roofline of the building facade visible from Eagle Road modulates in height for ZS% of the facade length, which meets this requirement. b. Primary public entrance(s): The primary building entrance(s) shall be clearly defined by the architectural design of the building. Windows, awnings, or arcades shall total a minimum of thirty percent (30%) of the facade length facing a public street. The primary building entrance is defined by a raised and projected facade on the east side of the building. The west elevation facing Eagle Raad does not comply with the requirement for windows, awnings, or arcades to total a minimum 30% of the fagade length facing a public street; the elevations shall be revised to comply Great Wall Restaurant CUP Page 11 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OP SEPTEMBER 18, 2008 with this requirement. The applicant should bring revised elevations to the public hearing. Roof lines: Roof design shall demonstrate two or more of the following: a) overhanging eaves, b) sloped roofs; c) two (2) or more roof planes; d) varying parapet heights; and e) cornices. The proposed roof design incorporates varying roof planes and parapet heights, and sloped roofs, which complies with this requirement. d. Pattern variations: At least two (2) changes in one (1) or a combination of the following shall be incorporated into the building design: color, texture andl materials. The building is proposed to consist of stucco and rock with the roofing and be two colors, which complies with this requirement. e. Mechanical equipment: All ground-level and rooftop mechanical equipment shall be screened to the height of the unit as viewed from the property line. The applicant states in their narrative that all roof top mechanical units will be completely screened from view as required. All ground-level mechanical equipment is also required to be screened, as required. 2. Color and materials: Exterior building walls shall demonstrate the appearance of high- quality materials of stone, brick, wood or other native materials. Acceptable materials include tinted or textured masonry block, tcxturcd architectural coated concrete panels, tinted or textured masonry block, or stucco or stucco-like synthetic materials. Srnooth- faced concrete block, tilt-up concrete panels, or prefabricated steel panels are prohibited except as accent materials. Exterior building materials are proposed to consist of two different colors of stucco as depicted in the color sample in Exhibit A.4 with rock accents and a the roof, which complies with This requirement. (Mute: The building elevations do not depict rock as an accent material but the applicant has stated in their narrative that rock will be used as a building material.) 3. Parking Lots: No more than seventy percent (70%) of the off-street parking area for the structure shall be located between the front facade of the structure and abutting streets, unless the principal building(s) and/or parking is/are screened from view by other structures, landscaping and/or berms. The parking shown on the site plan complies with this requirement. (Na parking is shown between the structure and Eagle Road,.) 4. Pedestrian walkways: a. A continuous internal pedestrian walkway that is a minimum of eight feet (8') in width shall be provided from the perimeter sidewalk to the main building entrance. 'l~he walkway width shall be maintained clear of any outdoor sale displays, vending machines, or temporary structures. An 8 foot wide walkway is proposed from the sidewalk along Engle Road to the sidewalk leading to the main entrance of the structure, as required. b. The internal pedestrian walkway shall be distinguished from the vehicular driving surfaces through the use of pavers, colored or scared concrete, or bricks. NA (The required walkway does not cross vehicular driving surfaces.) c. Walkways at least eight feet (8') in width, shall be provided for any aisle length that is greater than one-hundred fifty (150) parking spaces or two hundred feet (200') away from the main building entrance. NA (No aisle lengths exceed 150 parking spaces or are greater than 200' away from the main building entrance on the site.) d. The walkways shall have weather protection (including but not limited to an awning or arcade) within twenty feet (20') of all customer entrances. The applicant states Great Wall Restaurant CUP Pale 12 CITY OP MERIDIAN PLANNING DIvI'AK'I'MEN't' STAFF REPORT FOR THE HEARING DATI/ ok' SEPTEM'B)cR 18, 2008 that the entire front of the building will be protected from the weather by a covered walk. b. Staff Recommendation: Staff recommends approval of CUP-08-022 for a restaurant, as presented in the Staff Report for the hearing date of September 18, 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 (dated: 7/08, labeled as Sheet A1, prepared by Mike Fairchild Architect) 3. Landscape Plan (dated: 10/26/07, labeled as Sheet L1.0, prepared. by The Land Group) 4. Building Elevations (dated: 9/07, labeled as Sheet A3, prepared by Mike Fairchild Architect) 5. Conceptual Master Plan 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 8. Idaho Transportation Department C. Required Findings from the Unified Development Code A. Drawings 1. Vicinity Map Great wall Restaurant C[JP Page 13 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT'r'UR'1'HE HIAIZIN[i DATE OF SEPTEMBER 18, 2008 Exhibit A Page I CITY OF MERIDIAN PLANNING DEPARTMENT STAFh' REPORT FOR THE HEARING DATE OF SEPTEMBETt 18, 2008 2. Site Plan (dated: 7/OS, labeled as Sheet A1, prepared by Mike Fairchild Architect) ~~ ,~... ~~~ ~~~ .~..M,.~.,..«m. ~.~ ~~~ ~~~ ~~ .p,.~. ~~ ~~ i i ~~ .w.. ~`~ Exhibit C Page?. CITY OF MERIDIAN PLANNJIVG DEPARTMENT STAFF REPORT FQR THE HEARING DATE OF Si;FT1;MBER 18, 2008 3. Landscape Plan (dated 10/26/07, labeled as Sheet L1.0, prepared by The Land Group) o 0 ~~ a~ ~~ ~~ ~~ ~~ W -r- ~,dL.' ~-.+...r E Exhibit C Page 3 .~wose«~ nw CITY OF MERIDIAN PLANNING DEPARTMENT STAFF RFYU1tT FUR THE HEARING DATE OF SEPTEMBER 18, 2008 4. Building Elevations (dated: 9/07, labeled as Sheet A3, prepared by Mike Fairchild Architect ~~ ~~.~ ~~ ~ ___ ..~. ~_ _r [ ~ r~.lae~~ -~ - ---- 0 ~ ~° 0 ~ ~~n v r~~ vuas ~~ ~ d Exhibit C Page 4 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPUK'C FUR THE HEARING DATE pF SEPTEMBER 18, 2008 5. Conceptual Master Plan ! .. r..~ - ~ ~~,.a....~,.~,.. ~l.1LLII~I.W.ll~IL _ :~ _ ~ ..~.u... F ------ .......rl ..~ 1,~ Mavw..ar.a~.wuhw C x ~' - ~ M -~ ~..~f ~ees~ Grp/]']~~ \ ~• l ~. rw ~'' ~~ $~ ~~- ~-r-r~ ./( rl~F~.~'}~. '''~ ~f ',rte ., ~ -~ . _ I~ - ~ - --•,, w ~ ~ , G'I I l l q ~ ~ ~ ~' '~~-.rte., ~.~ f _, _,;~, ~ t''i ~ • I T1Tfl~f1fli ~r ~~f~~,r ~, F~_~~- .~'~i::-:.~ 1 r~~~rr rl ~ , , ~ ~JJ1.L.i11LIJ~J~1.I11iG..ll,' --F~lt.:~l! tl IIHIi ~~~~J 1~~--~~ ~~~A~~-k, :, -..:,~1 ; _... _ _-.. ~ - ~ __~__ .- _- ~ f ..~ .. . y~u.urrpcw~n'~nwe "' Y f g F ~ ro y .'~enn.~e ~a _- - aw~enwrsiv~~vr~urwi~n ++~ - _ ~--._P!~?^.?~~ . ___..--'- ....._ ~.._ I ~ .. ,.,.. _....v.._ ~ -_- - - __ --- . / ianwsw sware~ir ~~ I it ~iwl~rf~IWWO I Exhibit C Page 5 CITY OF MERIDIAN PLANNING IJI;YAKTMENT STAFF REPORT FOR THE HEARING PATE OF SEPTEMBER 18, 2008 B. Conditions of Approval 1. PLANNING DEPARTMENT 1.1 The site plan, attached as Exhibit A.2, is approved, with the conditions listed herein. The Applicant shall comply with all applicable conditions of approval associated with this site (AZ- 03-021 and Development Agreement Instrument No. 104129529, and VAR-08-004). The applicant shall revise the site plan(s) as follows: a. Per UDC 11-3C-6G, provide a minimum of 2 bicycle parking spaces on the site in compliance with the standards listed in UDC 11-3C-SC. b. Per UDC Table 11-2B-3, a 35-foot wide street buffer is required along N. Eagle Road; revise plan accordingly. c. Either widen the landscape buffer adjacent to the row of parking along the south property boundary to 7 feet to allow for vehicle overhang and shorten the stall lengths to 17 feet or install wheel stops within the parking stalls to prevent vehicle overhang into the landscape area, per UDC 11-3C-SB4. d. The trash enclosure is depicted within NMID's easement for the South Slough; the trash enclosure should be relocated outside of the easement unless approved by NMID. e. Fencing shall be installed in accordance with the standards listed in UDC 11-3A-6B3 along the north property boundary adjacent to the South Slough, as allowed through a license agreement with NMID. 1.2 The landscape plan, attached as Exhibit A.3, is approved with the following modifications: a. Per UDC Table 11-2B-3, a 3S-foot wide street buffer is required along N. Eagle Road; revise plan accordingly. b. Per UDC Table 11-2B-3, a 2S-foot wide buffer to residential uses is required along the east boundary of the site adjacent to the future multi-family residential development as shown. Said buffer shall be landscaped ixi accordance with the standards listed in UDC 11-3B-9C far landscape buffers to adjoining uses. Per these standards, all buffer areas shall be comprised of, but not limited to a mix of evergreen and deciduous trees, shrubs, lawn or other vegetative graundcover. The required buffer area shall result in a barrier that allows trees to touch at the time of tree maturity. Revise the plan to comply with this requirement. c. Two trees are depicted within NMID's easement for the South Slough; these trees shall be relocated elsewhere on site outside of the easement unless approved by NMID. d. Per UDC 11-3B-8C2d, each interior planter that serves a double row of parking spaces shall have at least two trees. Add trees accordingly in the planter islands on the north and south ends of the double raw of parking on the east side of the building. e. Either widen the landscape buffer adjacent to the row of parking along the south property boundary to 7 feet to allow for overhang and shorten the stall lengths to 17 feet or install wheel stops within the parking stalls to prevent overhang into the landscape area, per UDC 11-3C-SB4. f. Per UDC 11-3B-8Clb, the perimeter landscape buffer shall be planted with one tree per 3S linear feet and shrubs, lawn, or other vegetative groundcover_ Per this requirement, add one additional tree within the buffer along the south property boundary. g. Per UDC 11-38-10, the applicant should work with the City Arborist, F,lr~y Huff, nn implementing the proposed protection and mitigation plan for the existing trees on site. The Exhibit C Page b CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPUKi' rux 1HE HEARING DATE of 5EPTEMBEK 1s, zoos Applicant shall contact Elroy Huff, Parks Department, for confirmation of the caliper inches of trees to be mitigated and approval of the tree mitigation plan. 1.3 A 10-foot wide detached multi-use pathway shall be constructed on the site along N. Eagle Road (SH 55), per UDC 11-3H-4C3, as proposed. Said pathway shall be constructed within a public use easement. Streetlights and landscaping shall be installed consistent with the >agle Road Corridor Study. 1.4 The applicant's request far Design Review (DES-08-019) approval of the proposed structure and site is approved with the following modifications to the building elevations: a. Windows, awnings, or arcades shall total a minimum 30% of the facade length facing Eagle Road, per UDC 11-3A-19C. The applicant shall bring revised west elevations to the Commission public hearing. 1.5 Building elevations for the proposed restaurant shall comply with the elevations shown in Exhibit A.4, with the condition of approval noted about. Building materials shall consist of stucco with rock accents and a the roof, at a minimum. 1.6 Access Lo Eagle Road is approved temporarily until such tirnc as the properties to the south develop and a common drive aisle is constructed from the subject property to the future extension of E. River Valley Street. At such time, the temporary access shall be removed and all access shall be provided from E. River Valley Street; direct lot access to Eagle Road shall be prohibited. The landscape buffer and 10-foot wide multi-use pathway adjacent to Eagle Road shall also be constructed at the time the temporary access is removed. 1.7 The applicant shall submit a Certificate of Zoning Compliance application with revised plans that comply with the site plan, building elevations, and conditions of approval listed herein, prior to issuance of building permits. 1.8 A Common drive aisle shall be constructed along the east boundary of the site as proposed. A cross-access easement shall be granted to the properties to the south to E. River Valley Street. A copy of the recorded cross-access easement shall be submitted with the Certificate of Zoning Compliance application for this site. 1.9 Unless modified by the Commission, business hours of operation are not limited for this use on this site. 1.10 All required improvements must be complete prior to obtaining a Certificate of Occupancy for the proposed development. A temporary Certificate of Occupancy may be obtained by providing surety to the City in the form of a letter of credit or cash in the amount of 110% of the cost of the required improvements (including paving, striping, landscaping, and irrigatipn). A bid must accompany any request for temporary occupancy. 1.11 No new signs are approved with this CUY application. All business signs require a separate sign permit in compliance with the sign ordinance (UDC 11-3D). 1.12 The Applicant shall have a maximum of 18 months to commence the use as permitted in accord with the conditions of approval listed above. 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 Sanitary sewer service to this development is being proposed via extension of mains in N Eagle Road. The applicant shall install mains to and through this subdivision; applicant shall coordinate main size and routing with the Public Works Department, and execute standard forms of Exk~ibit C Page 7 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPUR'I' FUR "I'Hr: HEARING DATE OF SEPTEMBER 18, 2008 easements for any mains that are required to provide service. Minimum cover over sewer mains is three feet, if cover from top of pipe to sub-grade is less than three feet than alternate materials shall be used in conformance of City of Meridian Public Works llepartrnents Standard Specifications. 2.2 Water service to this site is being proposed via extension of mains in N Eagle Road. The applicant shall be responsible to install water mains to and through this development, coordinate main size and routing with Public Works. 2.3 The applicant shall provide a 20-foot easement far all public water/sewer mains outside of public right of way (include all water services and hydrants). The easements shall not be dedicated via the plat, but rather dedicated outside the plat process using the City of Meridian's standard forms. The easement shall be graphically depicted on the plat for reference purposes. Submit an executed easement (on the form available from Public Works), a legal description, which must include the area of the easement (marked EXHIBIT A) and an 81/2" x 11" map with bearings and distances (marked EXHIBIT B) for review. Both exhibits must be sealed, signed and dated by a Professional Land Surveyor. DO NOT RECORD. Add a note to the plat referencing this document. 2.4 The City of Meridian requires that pressurized irrigation systems be supplied by ayear-round source of water (MCC 12-13-8.3). The applicant should be required to use any existing surface or well water for the primary source. If a surface or well source is not available, asingle-point connection to the culinary water system shall be required. If a single-point connection is utilized, the developer will be responsible for the payment of assessments for the common areas prior to signature on the final plat by the City Engineer. 2.5 All existing structures that are required to be removed shall be prior to signature on the final plat by the City Engineer. 2.6 All imgation ditches, laterals or canals, exclusive of natural waterways, intersecting, crossing or lying adjacent and contiguous to the area being subdivided shall be tiled per LTDC 11-3A-6. Plans shall be approved by the appropriate irrigation/drainage district, or lateral users association (ditch owners), with written approval ornon-approval submitted to the Public Works Department. If lateral users association approval can't be obtained, alternate plans shall be reviewed and approved by the Meridian City Engineer prior to final plat signature. 2.7 Any existing domestic well system within this project shall be removed from domestic service per City Ordinance Section 9-1-4 and 9-4-8 contact the City of Meridian Engineering Department at (208)898-5500 far inspections of disconnection of services. Wells maybe used for non-domestic purposes such as landscape irrigation if approved by Idaho Department of Water Resources Contact Robert B. Whitney at (208)334-2190. 2.8 Any existing septic systems within this project shall be removed from service per City Ordinance Section 9-1-4 and 9-4-8. Contact Central District Health for abandonment procedures and inspections (208)375-5211. 2.9 Street signs are to be in place, water system shall be approved and activated, fencing installed, drainage lots constructed, road base approved by the Ada County Highway District and the Final Plat for this subdivision shall be recorded, prior to applying for building permits. 2.10 A letter of credit or cash surety in the amount of 110% will be required for all uncompleted fencing, landscaping, amenities, pressurized irrigation, sanitary sewer, water, etc., prior to issuance of an occupancy permit Exhibit C Page 8 GI'1'Y UN' M I:RIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF SEFTEMBI;R 18, 2008 2.11 All development improvements, including but not limited to sewer, fencing, micro-paths, pressurized irrigation and landscaping shall be installed and approved prior to obtaining certificates of occupancy. 2.12 Applicant shall be required to pay Public Works development plan review, and construction inspection fees, as determined during the plan review process, prior to the issuance of a plan approval letter. 2.13 Applicant shall be responsible for application and compliance with any Section 404 Permitting that maybe required by the Army Corps of Engineers. 2.14 All grading of the site shall be performed in conformance with MCC 11-12-3H. 2.15 Compaction test results shall be submitted to the Meridian Building Department for all building pads receiving engineered backfill, where footing would sit atop fill material. 2.16 The engineer shall be required to certify that the street centerline elevations are set a minimum of 3-feet above the highest established peak groundwater elevation. 't'his is to ensure that the bottom elevation of the building pad is at least 1-foot above. 2.17 The applicants design engineer shall certify that all seepage beds out of the public right- of-way are installed in accordance with the approved design plans. This certification must be received by the City of Meridian Public Works Department prior to the project receiving final appraval. 2.1$ At the completion of the project, the applicant shall be responsible to submit record drawings pcr the City of Meridian AutaCAD standards. These record drawings must be received and approved prior to the issuance of a certification of occupancy for any structures within the project. 3. FIRE DEPARTMENT 3.1 Acceptance of the water supply for fire protection will be by the Meridian Fire Department and water quality by the Meridian Water Department for bacteria testing. 3.2 Final Approval of the fire hydrant locations shall be by the Meridian Fire Department. a. Fire Hydrants shall have the 4 %z" outlet face the main street or parking lot aisle. b. The Fire hydrant shall not face a street which does not have addresses on it. c. Fire hydrant markers shall be provided per Public Works specificatioris. d. Fire Hydrants shall be placed on cvn~ers when spacing permits. e. Fire hydrants shall not have any vertical obstructions to outlets within 10'. £ Fire hydrants shall be placed 18" above finished grade to the center of the 4 '/z" outlets. g. Fire hydrants shall be provided to meet the requirements of the IFC Section 509.5. h. Show all proposed or existing hydrants for all new construction or additions to existing buildings within 1,000 feet of the project. 3.3 All entrance and internal roads and alleys shall have a turning radius of 28' inside and 48' outside radius. 3.4 All common driveways shall be straight or have a turning radius of 28' inside and 48' outside and shall have a clear driving surface which is 20' wide and suppurl azi imposed weight of 75,000 GV W. 3.5 For all Fire Lanes provide signage "No Parking Fire Lane". 3.6 Fire lanes, streets, and structures including the canopy height of mature trees shall have a vertical clearance of 13'6. 3.7 operational fire hydrants, temporary or permanent street signs and access roads with an all weather Exliibil C Page 9 C1'1'Y OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING BATE OF SEPTEMBER 18, 2008 surface are required before combustible construction is brought on site. 3.8 Building setbacks shall he per the International Building Code for one and two story construction. 3.9 Commercial and office occupancies will require afire-flow consistent with the International Fire Code to service the proposed project. Fire hydrants shall he placed per Appendix D. 3.10 The fire department requests that any future signalization installed as the result of the development of this project be equipped with Opticom Sensors to ensure a. safe and efficient response by fire and emergency medical service vehicles. This cost of this installation is to be borne by the developer. 3.11 Maintain a separation of 5' from the building to the dumpster enclosure. 3.12 Provide a Knox box entry system for the complex prior to occupancy. 3.13 All aspects of the building systems (including exiting systems), processes & storage practices shall be required to comply with the International Fire Code. 3.14 All portions of the buildings located on this project must be within 150' of a paved surface as measured around the perimeter of the building. 3.15 Provide exterior egress lighting as required by the International Building & Fire Codes. 3.16 There shall be a fire hydrant within 100' of all fire department connections. 3.17 Buildings aver 30' in height are required to have access roads in accordance with The International Fire Code Appendix D Section D105. 3.18 Multi-Family and Commercial projects shall be required to provide additional 60" wide access point to the building from the fire lane to allow for the movement of manual fire suppression equipment and gurney operations. The unobstructed breaks in the parking stalls shall be provided so that building access is provided in such a manner that the most remote part of a building can be reached with a length of 150' fire hose as measured around the perimeter of the building from the fire lane. Code complaint Handicap parking stalls may be included to assist meeting this requirement. Contact the Meridian Fire Department for details per IFC Section 504.1. 4. POLICE DEPARTMENT 4.1 The Police Department has no concerns related to the site design submitted with the application. 5. PARKS DEPARTMENT 5.1 The Parks Department has no concerns with the site design as submitted with the application. ~. SANITARY SERVICES COMPANY 6.1 Prior to issuance of a certificate of zoning compliance, that applicant shall submit an approved site plan from SSC. 6.2 Waste enclosure access: The applicant shall provide drive-on capability far 6 and 8 cubic yard containers. Allow a minimum of 60 ft. frontal clearance for such containers. 6.3 Waste enclosure gate locks: The applicant shall provide gate locks for both open and closed positions. Exhibit C Page 10 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARINQ DATE OF SEPTEMBER 18, 2008 6.4 Waste enclosure dimensions: The applicant shall provide a minimum of 12 ft. clearance inside of the enclosure gates with the gates in the open position. 7. ADA COUNTY HIGHWAY DISTRICT ~~ ~~~ ~~~~. ~..,,.,,.~L.L~. racl It MdGe~ Wre~erK Sherry' R. Fiber,. Lit Yip Prc7dent Gene 6i~rar,, 2nd Ifice Pre~~deeK ]oln 5. Frande~ti ~mpner n~ w. arr~ car SspterrFtler 5, 2t]t1B Tar Krt~san Chan 2[164 Dee Creek Way Boise, kiaho 83709 Subject: Great WaN Restauarrt MCUP-08-(122 2590 N. Eagle Read The Ada ~Y ~9~Y District (ACRD) Plarrnir>g Review stab Fran reviewed your application far rezarFe of the above prapeety arxt determinaci the fepawing FfHS CdF FACT: + The sibs has frontage on SH-56JEagle tad. which is under the jtrisdidaxs of ITD_ The site atx~s the PraP'ased Regency at River vallry devel~rr~ent bo ttre east. Regency at River Vapey is requeecl to exterFd RivFar'Valley Street east of SFi~55~g1e Road, and to provide cross- aocess to all abutting parcels that front SFix,~afEagFe Read. Based on these fmdi~s, ACRD Plamirrg Rmrierr staff apQraves this appaeatiarr with ttre folowing RCgfE~TNJdrfS R~EQIJfR~FAdiEIVTS: + Corrrpiy with reguiremerrls of fTD and City of kpF~rid'ian for the SH-551Eagle Road irorrtage. Sulxnit bathe District a letter from ITD regardQrg said requirerrrerrts prior to issuance d a buitdmg permit (or other permgs). Gd>tact the District III Traffic 6rgareer at 334834t]. + Any direct access onto 5H-55rEagle Road shoukf be temporay, and should be revolted nonce the site gains access ~ l?iver Valley Street ea_wt of SH~e Road_ + Prior to final apprrr~l y~orr wit creed to submit corFSUuction plans to the ACRD Derrelaprrrerrt Review Department to insure corm frliarrce with the conditions iderrdfied abo~re ar for traffic impact ice arFertt Th~ is a sr!parate re+rieWr pr'a~oess ffFat requires drect plans submittal to the Devebprrrerrt Review staff at flre Highway District ~ A traffic fee vrtq be amassed by ACFID arrrl .rill be due prior to tire: iaaaiarrce of a building permit. Contact AtrHD Planning ~ DeveloprrFerrt Services at 38T-6170 far infomration regarding impact fees. 8 you have any questions. ptease feel free bo canil-act me at (Z08) 387157. Siraerely, ~~ Malt ErbrFarrr Plarrrer III F~igtrE-d-4Vay acrd De~relOprreent 5ervires CC. Project fife Mice Fairchid Sonya INatbers, fVleriaan City P{aming DrpattrnerFt (sent vPa E~ Exhibit C .Page 11 C1TY OF MERIDIAN PLANNING DEPARTMENT STAFF REPpRT FpR THE HEARING DATE OF SEPTEMBER 18, 2008 8. Idaho Transportation Department 9A q IDAHO ~hgN~PORT~TION PM3PARTMEMT f'.d. t3Qdc t~8 Boise, tD. t39707-a'~8 (2i7B) 334$3DQ ittt.l~al'tU.ga+1 August 28, Zoos City of Meridian Planrlitt$ Depar~ent 66017. Wat;~xawex Lane Suite 202 Me~idiat>, ldelra 83642 PAX. s88-6554 Re: I:acation: 2590 Eagle Road Route: SH SS MP 13:75. Name: Kinsan Chan -Great Vvall Restaurant Case Nn. C'TJP 08-022 Hearing Qatc_ Sepxemlaer 1 S. 2t~08 Bear Toning Administrator., ~~ ~~ ~~ P`a Access to Eagle Road should be at lacatiar>s that comply with the 1TD access policy and the. Lagle Road, Infirasuuctur+e Plan on1Y. We_are requesting a conditiiin of the C.iIP he that the ®ccess shown .on .the. site plats wx*ill be t~nporary until such time that River Valley Street is canstructesd. When River Valley $trec~ is constructed the temporary access will Tae removed and all access will be from River Valley Stxcec. Any attd all access points,. and auy other amenities such as la~mdscaging witlvn the right of'way., will't~egtairc a permit fmm I'['D. Access issues should be resolved .as soon as possible. A>ay work done isra the State Right al' Way will require a permit. Permit applicati©ns art available from this office. Please.have the applicamut.contttct Mat# Ward at 8150 t"hinden .Blvd. 83714 in Boise or r;all (2p8) 334- 8341 to abtai~ a pertnit application. Tf yew have any questinnc please call me st 3348377. Sincerely, l'atn Golden P.E. ,4ccess Management Faagineer Exhibit C Page 12 C1'1'X Uk' MER1ll1AN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF SEPTEMBER 18, 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. Staff recommends the Commission rely on Staff? s 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 nse 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 Mixed Use -Regional. The property is currently zoned C-G, which complies with this designation. The proposed use is generally harmonious with the requirenrlents 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 Development Agreement and previous conditions of approval for this site, the operation of the proposed restaurant should be cumpatible witlx other uses in llie general ueigllborllood alld 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 zxlentiozxed public facilities and services. Exhibit C Page 13 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF SEP"I'FM13~:,1L 1 t{, 2UOti 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 ftnancing any improvements required for development. Staff fmds 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. Staff does not anticipate the proposed use will create excessive noise, smoke, fumes, glare, or odors. S. That the proposed use will not result iu 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 14