HomeMy WebLinkAboutStaff ReportItem #7 and #8: Fast Eddy's Ten Mile Station (12z-10-001, CUP-10-007; DES 10-032)
Location, size of property and existing zoning: The area proposed for the rezone is 5.90
acres, zoned C-N. The area proposed for development is 1.89 acres, zoned C-N. The site is
located on the SWC of N. Ten Mile Road & W. Pine Avenue.
Adjacent Land Use and Zoning: There are existing multi-family developments along the north
and east boundaries of this site. The property to the west is currently developed with rural
residences however; future mixed use development could occur based on the City's Future Land
Use Map. The property to the south is developed with a church and is zoned limited office.
1. North: Vacant Commercial Property and Multi-family Residential; zoned L-O
and R-15
2. East: Single Family Residential; zoned R-15
3. South: Church; zoned L-O
4. West: Rural Residential; zoned RUT
Applications: Rezone, Conditional Use Permit and Design Review
Application Summary: The request is to rezone 5.90 acres of from the C-N (Neighborhood
Business District) zoning district to the C-C (Community Business District) zoning district. The
rezone includes three commercial lots.
Concurrently (per the recorded development agreement), a Conditional Use Permit (CUP) and
Design Review (DES) approval is requested to develop the site with a fuel sales facility, a 6,287
square foot convenience store with adrive-through and a 3,495 square foot vehicle washing
facility on 1.89 acres. Both the fuel sale facility and vehicle washing facility are subject specific
use standards.
Access: Access to the site was granted with approval of the Courtyards at Ten Mile Subdivision.
With that approval, right-in/right-out access points were granted to Ten Mile Road and Pine
Avenue. In addition, four (4) full access points were approved to W. Treva Drive and N. Grey
Cloud Way. All access points are currently constructed for the site.
Landscaping: Width of street buffer(s): 25 feet along Ten Mile Road and Pine Avenue; and 10
feet along W. Treva Drive and N. Gray Cloud Way.
Comprehensive Plan Designation: Mixed Use Community
Compliance with Comprehensive Plan: Yes
Compliance with UDC: Yes, with conditions of approval in Exhibit B of the staff report.
Elevations: Yes. Building materials for the convenience store include wood shingle siding and
stucco, cultured stone veneer as a wainscot, and a combination of metal and cloth awnings and
standing seam metal roofing material. The proposed building is highlighted with two tower
features detailed in wood shingle siding and stained roof brackets and a covered entry feature
with a raised parapet for definition. The roof line of the proposed building includes detailed
cornices with an accent band along the towers. The paint scheme for the building includes two
body colors and a trim color.
The vehicle washing facility is proposed to be constructed of the same building materials
excluding the stucco. Instead of the stucco, the applicant is proposing to use split face block and
wood shingle siding as the primary building materials for the building. The roofing material
matches the tower detail of the convenience store and incorporates the same stained roof brackets
for a uniform design.
The fuel canopy incorporates the cornice detail that is used along the roof line of the convenience
store. The canopy includes the corporate colors of the chevron brand which is blue, grey and
white.
Outstanding Issue(s) for Commission: None
Written Testimony: None
Staff Recommendation: Staff recommends approval
STAFF REPORT Hearing Date: August 19, 2010
TO: Planning & Zoning Commission ~ 1~1Aj `~ ~"'
FROM: Bill Parsons, Associate City Planner I D A H O
(208) 884-5533
SUBJECT: RZ-10-001, CUP-10-007 & DES-10-032 -Fast Eddy's Ten Mile Station
1. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST
The Applicant, ST Investments, has applied to rezone (RZ) 5.90 acres of land in the Courtyard at Ten
Mile Subdivision from the C-N (Neighborhood Business District) zoning district to the C-C
(Community Business District) zoning district. The subject rezone includes three commercial lots.
Concurrently (per the recorded development agreement), the applicant is requesting Conditional Use
Permit (CUP) and Design Review (DES) approval to develop the site with a fuel sales facility, a
6,287 square foot convenience store with adrive-through and a 3,495 square foot vehicle washing
facility on 1.89 acres.
2. SUMMARY RECOMMENDATION
Staff recommends approval of the proposed development with the conditions listed in Exhibit B,
based on the Findings of Fact and Conclusions of Law in Exhibit D.
3. PROPOSED MOTION
Approval
After considering all staff, applicant and public testimony, I move to recommend approval to City
Council of File Numbers RZ-10-001, CUP-10-007 and DES-10-032 as presented in staff report for
the hearing date of August 19, 2010 with the following modifications: (Add any proposed
modifications.)
Denial
After considering all staff, applicant and public testimony, I move to recommend denial to City
Council of File Numbers RZ-10-001, CUP-10-007 and DES-10-032 as presented in staff report for
the hearing date of August 19, 2010 for the following reasons: (You should state specific reason(s)
for denial of the CUP.)
Continuance
I move to continue File Numbers RZ-10-001, CUP-10-007 and DES-10-032 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 subject property is located on the southeast corner of N. Ten Mile Road and W. Pine Avenue,
in the southwest''/a of Section 11, Township 3 North, Range 1 West.
B. Owners:
'T'ruce, LLC
3313 W. Cherry Lane
Meridian, ID 83642
ST Investments
770 W. Ustick Road
Meridian, ID 83646
Fast Eddy's Ten Mile Station PAGE 1
C. Applicant:
ST Investments
770 W. Ustick Road
Meridian, ID 83646
D. Applicant's Statement/Justification: Please see applicant's narrative for this information.
5. PROCESS FACTS
a. The subject applications is for a rezone and a conditional use permit. A public hearing is required
before the Planning & Zoning Commission and City Council on this matter, consistent with
Meridian City Unified Development Code Title 11, Chapter 5.
b. Newspaper notifications published on: July 26, 2010
c. Radius notices mailed to properties within 300 feet on: July 22, 2010
d. Applicant posted notice on site by: August 5, 2010
6. LAND USE
a. Existing Land Use(s): The subject site consists of three commercial lots. The southern lot is
proposed for develop at this time. A residential structure exists on the site and will be removed
for the development of the fuel sales facility. The remaining lots will be developed at a future
date. Improvements to Ten Mile Road and Pine Avenue adjacent to the site are currently under
construction.
b. Description of Character of Surrounding Area and Adjacent Land Uses and Zoning: There are
existing multi-family developments along the north and east boundaries of this site. The property
to the west is currently developed with rural residences however; future mixed use development
could occur based on the City's Future Land Use Map. The property to the south is developed
with a church and is zoned limited office.
1. North: Vacant Commercial Property and Multi-family Residential; zoned L-O and R-15
2. East: Single Family Residential; zoned R-15
3. South: Church; zoned L-O
4. West: Rural Residential; zoned RUT
c. History of Previous Actions:
In 2003, this property was annexed and zoned (AZ-03-009) R-15 and C-N and
preliminarily platted (PP-03-010) with 31 building lots and 5 other lots on 11 acres of
land as part of The Courtyards at Ten Mile Subdivision. A development agreement (Inst.
No. 103184142) was recorded at the time of annexation. A Conditional Use Permit for a
Planned Development (CUP-03-020) was also approved that allowed for reduced lot
sizes, reduced frontage requirements, reduced setbacks, reduced home sizes, cul-de-sac
length, and to allow residential lofts above retail buildings.
• A final plat (FP-03-064) for The Courtyards at Ten Mile Subdivision including the
subject property was approved in 2003 for 28 multi-family residential attached building
lots, 3 office/commercial lots, and 10 common lots on 11 acres of land in the R-15 and C-
Nzoning districts.
• A property boundary adjustment (PBA-10-006) for Lots 4, 5 and 7, Block 1, of The
Courtyards at Ten Mile Subdivision was approved by the Director on June 21, 2010.
A vacation application (VAC-10-005) for Lots 4, 5 and 7, Block 1, of The Courtyards at
Ten Mile Subdivision was approved by City Council that vacated access/utility
Fast Eddy's Ten Mile Station PAGE 2
easements. New access/utility easements have been recorded to service the proposed
development.
d. Utilities:
1. Public Works:
Location of sewer: N Gray Cloud Way
Location of water: N Gray Cloud Way & W Treva Drive
Issues or concerns: Secondary Water Connection or looped water system may be needed
for fire flow requirements.
e. Physical Features:
1. Canals/Ditches Irrigation: No major facilities.
2. Hazards: Staff is not aware of any hazards that exist on the property.
3. Flood Plain: NA
4. Topography: NA
f. Access: Access to the site was granted with approval of the Courtyards at Ten Mile Subdivision
(see section 9 for further analysis).
7. COMPREHENSIVE PLAN POLICIES AND GOALS
The subject property is designated as "Mixed Use Community (MU-C)" on the Comprehensive
Plan Future Land Use Map. "Generally, the mixed-use designation will provide for a combination
of compatible land uses that are typically developed under a master or conceptual site plan. The
purpose of this 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 opportunities
are encouraged. The intent of this designation is to offer the developer a greater degree of design
and use flexibility."
The intent of the MU-C designation is to allow up to 25 acres of non-residential uses, up to
200,000 square feet ofnon-residential building area, and residential densities of 3 to 15 units per
acre. This category includes uses such as grocery stores, drug stores, coffee/sandwich shops, dry
cleaner/Laundromat, professional offices, retaiUgift shops, clothing stores, garden centers,
restaurants, banks, drive-through facilities, auto service stations, department stores,
medical/dental clinics, schools, parks, churches, public uses, clubhouses, hardware stores, salons
and daycares.
The subject property was originally approved as a mixed use development, zoned R-15 and C-N.
The R-15 zoned property developed with multi-family residential. The commercial portion was
approved with a conceptual plan that depicted a fuel station, a bank and multi-tenant retail with
residential above.
The applicant is proposing to rezone the property C-C (Community Business District) and
develop the southern half (one commercial lot) of the site with multiple uses (fuel sales,
convenience store and vehicle washing facility) consistent with MU-C designation. Due to the
lack of services in this area of Meridian, Staff believes the proposed development is an ideal
location to serve area residents.
Thus, Staff finds the proposed development and the requested zone change consistent with the
stated purpose, intent, and standards of the MU-C land use category in the Comprehensive Plan
as described above.
Fast Eddy's Ten Mile Station PAGE 3
Staff finds the following Comprehensive Plan policies to be applicable to this property and apply
to the proposed development (staff analysis in italics):
• Chapter VII, Goal III, Objective A, Action I -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 lands 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, who currently shares resources and personnel with the Meridian Rural
Fire Department.
- The subject lands currently lie within the jurisdiction of the Meridian Police
Department (MPD).
- The roadways adjacent to the subject lands are currently owned and maintained by
the Ada County Highway District (ACHD). 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. This
service will not change.
Municipal, fee-supported, services will be provided by the Meridian Building Department,
the Meridian Public Works Department, the Meridian Water Department, the Meridian
Wastewater Department, the Meridian Planning Department, Meridian Utility Billing
Services, and Sanitary Services Company.
• "Require appropriate landscape and buffers along transportation corridors (setback,
vegetation, low walls, berms, etc.)." (Chapter VII, Goal IV, Objective D, Action 4)
The applicant is required to install and maintain landscaping within the street buffers located
along N. Ten Mile Road, W. Pine Avenue, W. Treva Drive and N. Gray Cloud Way in
accordance with UDC 11-3B-7.
At this time only the southern half of the site is proposed for development. The submitted
landscape plan conforms to the aforementioned UDC section. The northern half will need to
comply once development is proposed for this portion of the site.
• "Plan for a variety of commercial and retail opportunities within the Impact Area." (Chapter
VII, Goal 1, Objective B)
This area of Meridian lacks many commercial services including fuel sales. When The
Courtyards at Ten Mile project was approved, it was envisioned that multiple non-residential
uses would accompany the residential uses. Staff is of the opinion that the proposed services
will complement the existing residential uses in the area.
• "Require all commercial businesses to install and maintain landscaping." (Chapter V, Goal
III, Objective D, Action 5)
In addition, to the required streetscape buffers, the applicant is responsible for installing
parking lot landscaping and perimeter landscaping in accordance with the unified
development code (UDC). Staff has reviewed the submitted plan and finds the plan
substantially complies with the requirements of the UDC.
• Chapter VI, Goal III, Objective A, Action 11 (page 87) -Develop trails and path plan.
Fast Eddy's Ten Mile Station PAGE 4
The adopted Master Pathways Plan prescribes a 10 foot multi-use pathway adjacent to the
south side of Pine Avenue. Currently, the intersection of Ten Mile and Pine is under
construction and includes a pathway per the master pathways plan.
Staff also finds the following 2002 Comprehensive Plan text policies to be applicable to this
application:
• "Develop methods, such as cross-access agreements, frontage roads, to reduce the number of
existing access points on to arterial streets." (Chapter VI, Goal II, Obj. A, #12, page 79).
The fuel sales facility will share a commercial driveway with future building pad sites to the
north. In 2010, staffprocessed an application to vacate the access easements on the recorded
plat. A new access easement has been recorded to facilitate the new lay-out of the fuel sales
facility and provide access to the parcels in the north half of the site. Thus, Stafffinds the
cross access is adequately addressed for the subject property.
• "Restrict curb cuts and access points on ...arterial streets." (Chapter VII, Goal IV, Obj. D,
#5, page 107)
The proposed right-in/right-out access points to the adjacent aforementioned roadways were
reviewed and approved with the Courtyards at Ten Mile Subdivision and the recorded plat
depicts the approved access points.
8. UNIFIED DEVELOPMENT CODE
A. Purpose Statement of Zone: The subject site is designated "Commercial" on the City's zoning
map. 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 size and scale of commercial structures accommodated in the district, the scale and
mix of allowed commercial uses, and the location of the district proximity to streets and
highways.
B. Schedule of Use: Unified Development Code (UDC) Table 11-2B-2 lists the principal permitted,
accessory, conditional, and prohibited uses in the existing C-N zoning district and the proposed
C-C zoning district.
Both the proposed fuel sales facility and vehicle washing facility require conditional use permit
(CUP) approval in the C-N zone. If the subject rezone application is approved the proposed
facilities are principal permitted uses in the proposed C-C zone. However, the recorded
development agreement requires CUP approval to commence the uses on the site.
C. Dimensional Standards: Development of the site shall comply with the dimensional standards
listed in UDC 11-2B-3 for the C-C zoning district if the rezone request is approved.
D. Landscaping
1. UDC 11-3B-8C regulates the parking lot standards of the development code (see section 9
below for further analysis).
2. UDC 11-3B-9C regulates the landscape buffers adjacent to residential land uses (see section 9
below for further analysis).
3. Width of street buffer(s): 25 feet along Ten Mile Road and Pine Avenue; and 10 feet along W.
Treva Drive and N. Gray Cloud Way.
E. Off-Street Parking: UDC 11-3C-6B requires 1 space for every 500 square feet of gross floor area;
a total of 9,287 square foot of building area is proposed. Based on this amount, 20 parking stalls
would be required; 27 are proposed (see section 9 below for further analysis).
Fast Eddy's Ten Mile Station PAGE 5
9. ANALYSIS
a. Analysis of Facts Leading to Staff Recommendation:
RZ/ Development Agreement: The request is to rezone 5.90 acres of land from the C-N zoning
district to the C-C zoning district. The proposed C-C zoning district is consistent with the MU-C
designation.
In 2003, the site was approved as a mixed use development and included a mix of residential and
commercial uses. Presently, the residential portion is developed with multi-family residential and
the commercial portion was approved with a concept plan. As part of that approval, the recorded
development agreement requires detailed CUP approval for the proposed fuel sales facility.
The purpose of the mixed-use designation is to provide for a combination of compatible land uses
that are typically developed under a master or conceptual site plan. At this time only the southern
half (one commercial lot) is proposed to develop. Since development is not proposed for the
northern half of the site, staff believes a new concept plan should be tied to the subject property.
Staff is recommends that prior to development of the northern half of the site, the
developer/owner amend the recorded development (a new DA will be required with the rezone of
the property) and attach a new concept plan that depicts how the northern half of the site may
develop. Staff will be looking to ensure compatibility between the northern half and southern half
of the site.
In addition, a transitional zone cannot be provided to buffer the future commercial uses from the
residential uses to the east. Staff is also recommending a DA provision that limit certain uses on
the property to ensure compatibility with the surrounding residences.
Currently, the site is governed by an existing development agreement recorded as Ada County
instrument #1 03 1 84 1 42. After reviewing the recorded DA, a majority of the DA provisions
reference the subdivision improvements. Staff believes there is some validity to the existing
recorded DA however; it should apply only to the residential portion that is currently developed.
Staff recommends the commercial portion of the site (currently zoned C-N) be removed from the
recorded DA (#103184142).
Staff is of the opinion that the commercial portion (proposed C-C portion attached in Exhibit C)
be subject to a separate DA. Staff believes the proposed development for the southern portion of
the property will set the standard for the remaining commercial portion of the development. With
the adoption of the UDC and the Meridian Design Manual, City Staff has better tools for
development review. If the Commission or Council feel that additional development agreement
provisions are necessary, staff recommends a clear outline of the commitments of the developer
being required. Staff has included the recommended DA provisions in Exhibit B.
Hours of Operation: Currently the subject property is zoned C-N and limits business hours of
operation between the hours of six o'clock (6:00) A.M. and ten o'clock (10:00) P.M. The
applicant is proposing to operate from five o'clock (5:00) A.M. and twelve o'clock (12:00) A.M.,
which is one of the reasons for seeking the rezone to C-C. If the proposed rezone is granted the
applicant will be able to operate the facility as proposed with the exception of the vehicle washing
facility. Staff is unaware of any objections from the adjacent residential property owners
regarding to the applicant's development proposal. Therefore, staff is supportive of the hours of
operation as proposed.
CUP: Per the recorded development agreement, the applicant has submitted a CUP application.
The site plan depicts fuel islands and canopy, a new 6,287 square foot convenience store with
drive-through and a 3,495 vehicle washing facility and associated site improvements on 1.89
acres of land. The total square footage of the proposed structures is approximately 9,782 square
Fast Eddy's Ten Mile Station PAGE 6
feet.
The applicant has included some pedestrian amenities to serve the patrons that may visit the site.
The submitted site plan depicts a large patio area with seating benches located at the rear of the
convenience store. In addition, the applicant has also communicated to staff that the proposed
planter islands located in front of the store will be developed with patio seating for visiting
patrons. Staff is supportive of the proposed site design as it provides pedestrian amenities
consistent with the Meridian Design Manual. With a future CZC application the applicant will
include more details of the proposed patio areas in front of the store.
Drive-Through Establishment: The applicant has indicated that the proposed drive-through is
intended to serve patrons of the convenience store and is not intended for a restaurant use. Per
UDC 11-4-3-11, the following Specific Use Standards apply to the proposed drive-through use of
the property as follows:
A. All establishments providing drive-through service shall identify the stacking lane,
speaker location, and window location on the plans submitted with the Certificate of
Zoning Compliance application. The stacking lane, speaker location and window
location are shown on the submitted site plan and comply with this requirement.
The current location of the menu board may potentially block patrons who want to
use the outdoor seating area located in the rear of the convenience store. Staff
recommends the applicant relocate to menu board to not impede the pedestrian
circulation to the rear of the building. The new location of the menu board shall be
included on the revised site plan with the submittal of a CZC application.
B. Stacking lanes shall have sufficient capacity to prevent obstruction of the public
right-of--way by patrons. The stacking lane is located along the east side of the
proposed convenience store. The submitted site plan dimensions the drive aisle width
between the proposed vehicle washing facility and back of curb for the stacking lane
at 37'6 ". The typical width for a two way drive aisle is 25 feet. If the 25 feet is
subtracted from the 37'6' of the total width; this leaves 12'6' width for the stacking
lane. Staff believes there is sufficient stacking capacity for the proposed drive-
through use.
C. The stacking lane shall be a separate lane from the circulation lanes needed for access
and parking. The stacking lanes are separate from the circulation lanes and comply
with this requirement.
D. The stacking lane shall not be located within ten feet (10') of any residential district
or existing residence. NA (The proposed stacking lane is not within 10' of a
residential district or residence.)
E. Any stacking lane greater than one hundred feet (100') in length shall provide for an
escape lane. The proposed site plan depicts an escape lane.
F. A letter from the Transportation Authority indicating the site plan is in compliance
with the authority's standards and policies shall be required. ACHD's comments are
provided in Exhibit B below.
Fuel Sales Facility: Per UDC 11-4-3-20, there are Specific Use Standards that apply to the
proposed fuel sales facility use of the property as follows:
A. When allowed as an accessory use, gasoline or diesel fuel sales facilities shall not
occupy more than twenty-five percent (25%) of the subject property. Not applicable
Fast Eddy's Ten Mile Station PAGE 7
B. The total height of any overhead canopy or weather protection device shall not
exceed twenty feet (20'). The proposed canopy is approximately 20'6", which does
not comply with this requirement. The canopy should be redesigned to meet the
requirement of the UDC.
C. Vehicle stacking lanes shall be available on the property but outside the fueling areas.
Stacking lanes shall have sufficient capacity to prevent obstruction of the public
right-of--way by patrons. Such stacking lanes shall be separate from areas required for
access and parking. The stacking lanes shall not be located within ten feet (10') of
any abutting residential districts. The submitted site plan shows adequate stacking
area on the site outside of the fueling areas and does not abut a residential district.
D. If the use is unattended, the standards in accord with Section 11-3A-11 of this Title
shall also apply. Not applicable.
Vehicle Washing Facility: Per UDC 11-4-3-39, there are Specific Use Standards that apply to
the proposed vehicle washing facility use of the property as follows:
A. A site plan shall be submitted that demonstrates safe pedestrian and vehicular access
and circulation on the site and between adjacent properties. At a minimum, the plan
shall demonstrate compliance with the following standards:
1. Stacking lanes shall have sufficient capacity to prevent obstruction of the
public right of way by patrons. The proposed facility is located on the east
end of the site. The proposed facility is separated from the main use of the
site (fuel sales facility). In addition, the proposed site will be serviced with
four access points for patrons and pedestrian to enter the site. Therefore,
staff believes the washing facility will not obstruct the public right of way.
2. The stacking lane shall be a separate lane from the circulation lanes needed
for access and parking. The proposed facility has four bays; two automated
and two self-service. Stacking lanes in front of the facility are adequate to
accommodate additional vehicles in queue. In addition, the stacking lanes
do not impede vehicular circulation through the site.
3. The stacking lane shall not be located within ten feet (10') of any
residential district or existing residence. Stacking lanes are not 10 feet of a
residential district. The submitted site plan complies with this requirement.
4. A letter from the transportation authority indicating the site plan is in
compliance with the highway district standards and policies shall be
required. See section B for the transportation authority comments.
B. Within the industrial districts, a vehicle washing facility shall be allowed only as an
accessory use to a gasoline or diesel fuel sales facility for the use by nonpassenger
vehicles. The vehicle washing facility shall be limited in capacity to a single vehicle.
The intent is to discourage facilities that cater to passenger vehicles. N/A. The site is
not zoned industrial.
C. Any use that is not fully enclosed shall be located a minimum one hundred feet
(100') from any residential district and shall be limited in operating hours from six
o'clock (6:00) A.M. to eleven o'clock (11:00) P.M. Currently the proposed
residential district boundary is along the western edge of the subject property. The
proposed facility is setback 13 feet from the residential district. However, the
applicant is proposing to rezone the property which moves the commercial boundary
Fast Eddy's Ten Mile Station PAGE 8
to the centerline of the adjoining roadway. If the rezone is approved the facility will
be setback from the residential district by 40 feet.
Because the facility does not comply with the 100' setback, the applicant has
proposed to enclose three of the four washing bays with doors to comply with this
requirement. It is important to note the physical separation between the future facility
and the habitable space of the adjacent residences is approximately 140 feet. Thus
staff is supportive of the applicant's request to place the vehicle washing facility in
the proposed location.
Due to the proximity of the residential district, the operations of the proposed facility
shall comply with the hours of operation as stated above.
D. If the use is unattended, the standards set forth in section 11-3A-16 of this title shall
also apply. The proposed vehicle washing facility will be developed in conjunction
with the fuel sales facility and convenience store. Personnel will be placed on the site
to oversee the operation of the facilities.
Meridian Pathways Master Plan: The City's Master Pathways Plan has identified this site as
having the potential to extend the pathway network along south side of Pine Avenue. A 10-foot
wide concrete pathway was constructed with the recent intersection improvements. Thus, staff
finds the site complies with the requirements of the Meridian Master Pathways Plan.
Sidewalks: The concept plan depicts existing 7-foot wide attached sidewalks along Ten Mile
Road. The Comprehensive Plan (page 55) and UDC 11-3A-17C requires detached sidewalks
along all arterial streets within the City. Because the existing sidewalk along Ten Mile Road was
recently constructed with adjacent road improvements, new detached sidewalks are not required
to be constructed at this time. The attached sidewalks along W. Treva Drive and N. Grey Cloud
Way were installed with the subdivision improvements.
Access: Access to the site was granted with approval of the Courtyards at Ten Mile Subdivision.
With that approval, right-in/right-out access points were granted to Ten Mile Road and Pine
Avenue. In addition, four (4) full access points were approved to W. Treva Drive and N. Grey
Cloud Way. All access points are currently constructed for the site.
Typically, the standards outlined in UDC 11-3A-3 would restrict access to Ten Mile Road and
Pine Avenue. However, the proposed right-in/right-out access points to the aforementioned
roadways were reviewed and approved with the Courtyard at Ten Mile Subdivision. The recorded
plat depicts the granted access points. Therefore, staff is supportive of the proposed access points
to the adjoining roadways.
The applicant is also proposing to construct the internal drive aisle that bisects the north half of
the site and the south half of the site. The proposed drive aisle is meant to provide connectivity to
the adjacent roadways (Ten Mile Road and N. Grey Cloud Way). A portion of this drive aisle is
proposed to be constructed on the adjacent owner's property. The applicant needs to provide a
signed affidavit of legal interest from the adjoining property owner allowing the construction of
the drive aisle on his property with the submittal of a CZC application. Further, a recorded cross
access agreement will be required at the time of CZC submittal to ensure access is granted to the
adjoining property owners to the north of the proposed development.
Parking: Per UDC 11-3C-6B, in commercial districts, one off-street parking space is required
per 500 square feet of gross floor area. Based on the total square footage of structures on the site
(9,287 s.£), 20 parking stalls are required; 27 spaces are proposed on the submitted site plan. The
proposed parking for the site complies with the parking requirements outlined in the UDC.
Additionally, per UDC 11-3C-6G, one bicycle parking space is required to be provided for every
Fast Eddy's Ten Mile Station PAGE 9
25 vehicle spaces, in compliance with the standards listed in UDC 11-3C-SC. Staff is
recommending the applicant provide sufficient bike parking on the site.
Existing Structure: The site is developed with a single family home. UDC 11-2B-2 does not list
detached single family homes as a conditional or principally permitted use in the C-C zoning
district. The existing residential structure shall be removed upon development of the site.
Site Plan: Staff has reviewed the site plan (prepared by Roger Foster, LLC, dated 07/22/10,
labeled as Sheet SS1.0, included as 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:
• Comply with the bicycle parking requirements stated in UDC 11-3C-6G and UDC 11-
3C-SC.
• Provide signed affidavit of legal interest from the adjoining property owner (northern pad
site) allowing the construction of the shared drive aisle on his property with the submittal
of a CZC application.
• Submit a recorded cross access agreement granting access to the adjoining properties
access through the property with the submittal of a CZC application.
• Relocate the menu board as to not impede pedestrian traffic to the rear patio area.
• Call-out patio areas adjacent to the four parking stalls in front of the store on the revised
plan.
Landscaping: Staff has reviewed the landscape plan (prepared by Harvest Design, dated
07/19/2010, labeled as Sheet LS-1, included as Exhibit A.3) submitted with this application. The
following items should to be shown on a revised landscape plan submitted with the Certificate of
Zoning Compliance application:
• Include the a detail for the proposed patio areas located adjacent to the four parking stalls
in front of the store on the revised landscape plan.
• Construct a 25- foot wide landscape buffer adjacent to Ten Mile Road as proposed.
• Construct the landscape buffer along the W. Treva Drive and N. Grey Cloud as proposed.
In no case shall the buffer width be reduced less than 10 feet.
Building Elevations: The Applicant has submitted building elevations with this application that
are included in Exhibit A. Building materials for the convenience store include wood shingle
siding and stucco, cultured stone veneer as a wainscot, and a combination of metal and cloth
awnings and standing seam metal roofing material. The proposed building is highlighted with two
tower features detailed in wood shingle siding and stained roof brackets and a covered entry
feature with a raised parapet for definition. The roof line of the proposed building includes
detailed cornices with an accent band along the towers. The paint scheme for the building
includes two body colors and a trim color.
The vehicle washing facility is proposed to be constructed of the same building materials
excluding the stucco. Instead of the stucco, the applicant is proposing to use split face block and
wood shingle siding as the primary building materials for the building. The roofing material
matches the tower detail of the convenience store and incorporates the same stained roof brackets
for a uniform design.
For the fuel canopy the applicant has not fully integrated it into the design of the site. However
the canopy does incorporate the cornice detail that is used along the roof line of the convenience
store. The canopy includes the corporate colors of the chevron brand which is blue, grey and
Fast Eddy's Ten Mile Station PAGE 10
white. Because the applicant has done such a nice job with the design of the primary structure,
staff believes this will define the proposed development and sets the tone for future development
north of this site.
Staff is supportive of the proposed elevations as they comply with the design standards listed in
UDC 11-3A-19 and Meridian Design Manual. The future buildings constructed on this site shall
substantially comply with these elevations.
Design Review: The proposed development is subject to Administrative Design Review in
accordance with UDC 11-SB-8. Further, the buildings, the site design and the landscape design
are subject to the standards and guidelines in accordance with UDC 11-3A-19 and the Meridian
Design Manual. Staff has reviewed the site design, landscape design and elevations for
compliance with both the UDC standards and Design Manual guidelines.
Staff finds the site complies with the standards in the UDC and the guidelines contained section C
Urban/Suburban Design Guidelines in the Meridian Design Manual.
In summary staff is supportive of the applicant's CUP and design review with the conditions
contained herein. To ensure that all of the conditions of approval listed in Exhibit B are
complied with and the site plan is amended, the applicant will be required to obtain a CZC
from the Planning Department prior to receiving a building permit.
10. EXHIBITS
A. Drawings
1. Vicinity Map
2. Site Plan
3. Landscape Plan
4. Elevations
B. Conditions of Approval
1. Planning Department
2. Public Works Department
3. Fire Department
4. Police Department
5. Parks Department
6. Sanitary Service Company
7. Ada County Highway District
C. Legal Description and Exhibit Map
D. Required Findings from Unified Development Code
Fast Eddy's Ten Mile Station PAGE 11
A. Drawings
1. Vicinity Map
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B. Conditions of Approval
1. PLANNING DEPARTMENT
1.1 REZONE
1.1.1 The legal description for the proposed annexation submitted with the application (prepared on
July 22, 2010, by Dale Meyers, PLS) shows the property within the existing corporate boundary
of the City of Meridian (see Exhibit C).
1.1.2 A Development Agreement (DA) will be required as part of the rezone of this property. Prior to
the rezone ordinance approval, a DA shall be executed between the City of Meridian, the property
owner(s) at the time of rezone ordinance adoption, and the developer. The Applicant shall contact
the City Attorney's Office, 898-5506, to initiate this process. Said DA shall be signed by the
property owner and returned to the City within one year of the city granting the rezone. Currently,
a fee of $303.00 shall be paid by the applicant to the City Attorney's office prior to
commencement of the DA. The DA shall, at minimum, incorporate the following provisions:
1. Future construction and development of the site shall comply with the standards listed in
UDC 11-3A-19 and the objectives and guidelines of the Meridian Design Manual in
effect at the time of development.
2. Certificate of Zoning Compliance and Administrative Design Review applications are
required to be submitted to the Planning Department for approval of all future
buildings/uses on the site, prior to issuance of building permits.
3. Development of the subject property shall comply with the C-C standards listed in UDC
11-2B-3. The uses allowed pursuant to this agreement are those uses allowed in the C-C
zoning district listed in UDC Table 11-2B-2 except for the following: drinking
establishments, minor vehicle repair, equipment rental, sales and service, wireless
communication facility and vehicle sales and rentals.
4. All future development of the subject property shall comply with City of Meridian
ordinances in effect at the time of development.
5. The applicant shall be responsible for all costs associated with sewer and water service
installation.
6. Development of the southern portion (parcel 3 recorded with ROS #8823) of the site shall
comply with the site plan, the elevations and the landscape plan attached in Exhibit A of
the staff report, as amended herein, and with the requirements of the subject
Development Agreement and Conditional Use Permit. A Certificate of Zoning
Compliance application shall be submitted to the Planning Department for approval prior to
issuance of a building permit.
7. Prior to commencing development on the northern portion of the site (parcels 1 and 2,
recorded with ROS #8823), the developer/owner shall modify the development
agreement and attach a new concept plan depicting future development of the north
portion of the site. The future concept plan shall be compatible with the development
proposed for the southern half of the site.
1.2 CONDITONAL USE PERMIT
1.2.1 The site plan, prepared by Rogers Foster, LLC dated 07/22/10, is approved, with the conditions
listed herein. The applicant shall revise the site plan as follows:
• Comply with the bicycle parking requirements in accord with UDC 11-3C-6G and UDC
11-3C-SC.
Exhibit B - 1 -
• Provide signed affidavit of legal interest from the adjoining property owner (northern pad
sites) allowing the construction of the shared drive aisle on his property with the
submittal of a CZC application.
• Submit a recorded cross access agreement granting access to the adjoining properties
access through the property with the submittal of a CZC application.
• Relocate the menu board as to not impede pedestrian traffic to the rear patio area.
• Call-out patio areas adjacent to the four parking stalls in front of the store on the revised
site plan.
1.2.2 The landscape plan, prepared by Harvest design, dated 07/19/10, shall be revised as
follows:
• Include the a detail for the proposed patio areas located adjacent to the four parking stalls
in front of the store on the revised landscape plan.
• Construct a 25-foot wide landscape buffer adjacent to Ten Mile Road as proposed.
• Construct the landscape buffer along the W. Treva Drive and N. Grey Cloud as proposed.
In no case shall the buffer width be reduced less than 10 feet.
1.2.3 The applicant shall comply with the specific use standards listed in UDC 11-4-3-20 and UDC 11-
4-3-39 for the fuel sales facility and the vehicle washing facility.
1.2.4 Building elevations of the proposed convenience store and vehicle washing facility shall comply
with the elevations shown in Exhibit A.4. The proposed fuel canopy shall be lowered 6 inches to
comply with the height requirements outlined in UDC 11-4-3-20A.2.
1.2.5 The applicant shall submit a Certificate of Zoning Compliance application with revised plans that
comply with the conditions of approval listed herein, prior to establishment of the new uses.
1.2.6 All required improvements must be complete prior to obtaining a Certificate of Occupancy for the
proposed development. A temporary Certificate of Occupancy may be obtained by providing
surety to the City in the form of a letter of credit or cash in the amount of 110% of the cost of the
required improvements (including paving, striping, landscaping, and irrigation). A bid must
accompany any request for temporary occupancy.
1.2.7 Provide temporary fencing around the perimeter of the building sites to contain debris during
construction and shall be installed around the site prior to release of building permits.
1.2.8 Underground year-round pressurized irrigation must be provided within this development. The
City of Meridian requires that pressurized irrigation systems be supplied by a year-round source
of water. The applicant shall 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 used, 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 9-1-28.
1.2.9 The applicant shall comply with the outdoor lighting standards shown in UDC 11-3A-11.
1.2.10 The request for Administrative Design Review approval for the site and landscape design, and
proposed buildings are approved as modified by the conditions of approval herein. Any
modifications to the site design, landscape design or building alterations shall not occur without
written approval from the Planning Department.
Exhibit B - 2 -
1.2.11 Staff s failure to cite specific ordinance provisions or terms of approval of the Courtyard at Ten
Mile development does not relieve the applicant of responsibility for compliance. The applicant
shall comply with all prior conditions of approval for this site.
1.2.12 Applicant shall have a maximum of 18 months to commence the use as permitted in accord with
the conditions of approval listed above (iTDC 11-SB-6F). If the approved use 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 that are
constructed in N Gray Cloud Way. 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 Departments Standard Specifications.
2.2 Water service to this site is being proposed via extension of mains in N Gray Cloud Way and W
Treva Dr. If approved fire flows can not be achieved 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 for all public water/sewer mains outside of public
right of way (include all water services and hydrants).
2.4 The City of Meridian requires that pressurized irrigation systems be supplied by a year-round
source of water (UDC 11-3A-6). 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.
2.5 Meridian Public Works specifications do not allow any large landscaping within a five foot radius
of water meters. The applicant shall make the necessary adjustments to achieve this separation
requirement and comply with all landscape requirements.
2.6 Street signs are to be in place, water system shall be approved and activated, fencing installed,
drainage lots constructed, and the road base approved, prior to applying for building permits.
2.7 All development improvements, including but not limited to sewer, water, fencing, micro-paths,
pressurized irrigation and landscaping shall be installed and approved prior to obtaining
certificates of occupancy.
2.8 Applicant shall be required to pay Public Works development plan review, and construction
inspection fees, as determined during the plan review process, prior to issuance of building
permits.
2.9 Applicant shall be responsible for application and compliance with and NPDES Permitting that
maybe required by the Environmental Protection Agency.
2.10 Applicant shall be responsible for application and compliance with any Section 404 Permitting
that maybe required by the Army Corps of Engineers.
2.11 Developer shall coordinate mailbox locations with the Meridian Post Office. Where mailboxes
are located on or near sidewalk the applicant shall comply with all American with Disabilities Act
requirements for unobstructed sidewalk access.
2.12 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.
2.13 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. .
Exhibit B - 3 -
2.14 100 Watt and 250 Watt, high-pressure sodium street lights shall be required per the City of
Meridian Department of Public Works, Improvement Standards for Street Lighting. All street
lights shall be installed at sub divider's expense. Final design shall be submitted to the Public
Works Department for approved. The street light contractor shall obtain the approved design on
file and an electrical permit from the Public Works Department prior to commencing
installations. The contractor's work and materials shall conform to the ISPWC and the City of
Meridian Supplemental Specifications to the ISPWC.
3. FIRE DEPARTMENT
3.1 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 specifications.
d. Fire Hydrants shall be placed on corners when spacing permits.
e. Fire hydrants shall not have any vertical obstructions to outlets within 10'.
£ Fire hydrants shall be place 18" above finish grade.
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.
3.2 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. The applicant shall confom fire flow
adequacy with the Public Works Department prior to submitting the CZC application.
3.3 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 support an imposed weight of 75,000
GVW.
3.4 Operational fire hydrants, temporary or permanent street signs and access roads with an all
weather surface are required before combustible construction is brought on site, as set forth in
International Fire Code Section (IFC) 501.4 and Meridian amendment to IFC 10-4-2J.
3.5 Commercial and office occupancies will require afire-flow consistent with the International Fire
Code to service the proposed project. Fire hydrants shall be placed per Appendix C.
3.6 Maintain a separation of 5' from the building to the dumpster enclosure as set forth in International
Fire Code Section 3D4.3.3.
3.7 All aspects of the building systems (including exiting systems), processes & storage practices shall
be required to comply with the International Fire Code Section 101.2.
3.8 Provide a Knox box entry system for the complex prior to occupancy as set forth in International Fire
Code Section 506.
4. POLICE DEPARTMENT
4.1 The Police Department did not provide comments on the subject application.
5. PARKS DEPARTMENT
5.1 The Parks Department did not provide comments on the subject application.
6. SANITARY SERVICE COMPANY
6.1 The applicant shall submit afull-size scaled site plan approved by SSC verifying compliance with
SSC's requirements with the CZC application.
Exhibit B - 4 -
7. ADA COUNTY HIGHWAY DISTRICT
7.1 The pork chop islands as shown in the applicant's site plan at N. Ten Mile Road and W. Pine
Avenue shall not be allowed. The intersection of N. Ten Mile Road and W. Pine Avenue is
currently under construction. As part of that construction project, six-inch concrete medians are to
be installed on N. Ten Mile Road and W. Pine Avenue. From the intersection of N. Ten Mile
Road and W. Pine Avenue the medians are to extend 265-feet south on N. Ten Mile Road and
255-feet east on W. Pine Avenue. The concrete median will restrict the driveway onto N. Ten
Mile Road to a right-in right-out only access.
7.2 STANDARD CONDITIONS OF APPROVAL
7.2.1 Any existing irrigation facilities shall be relocated outside of the right-of--way.
7.2.2 Private sewer or water systems are prohibited from being located within any ACRD roadway or
right-of--way.
7.2.3 All utility relocation costs associated with improving street frontages abutting the site shall be
borne by the developer.
7.2.4 Replace any existing damaged curb, gutter and sidewalk and any that maybe damaged during the
construction of the proposed development. Contact Construction Services at 387-6280 (with file
number) for details.
7.2.5 Comply with the District's Tree Planter Width Policy.
7.2.6 Utility street cuts in pavement less than five years old are not allowed unless approved in writing
by the District. Contact the District's Utility Coordinator at 387-6258 (with file numbers) for
details.
7.2.7 All design and construction shall be in accordance with the Ada County Highway District Policy
Manual, ISPWC Standards and approved supplements, Construction Services procedures and all
applicable ACHD Ordinances unless specifically waived herein. An engineer registered in the
State of Idaho shall prepare and certify all improvement plans.
7.2.8 The applicant shall submit revised plans for staff approval, prior to issuance of building permit
(or other required permits), which incorporates any required design changes.
7.2.9 Construction, use and property development shall be in conformance with all applicable
requirements of the Ada County Highway District prior to District approval for occupancy.
7.2.10 Payment of applicable road impact fees are required prior to building construction. The assessed
impact fee will be based on the impact fee ordinance that is in effect at that time.
7.2.11 It is the responsibility of the applicant to verify all existing utilities within the right-of--way. The
applicant at no cost to ACHD shall repair existing utilities damaged by the applicant. The
applicant shall be required to call DIGLINE (1-811-342-1585) at least two full business days
prior to breaking ground within ACHD right-of--way. The applicant shall contact ACHD Traffic
Operations 387-6190 in the event any ACHD conduits (spare or filled) are compromised during
any phase of construction.
7.2.12 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.
7.2.13 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
Exhibit B - 5 -
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.
Exhibit B - 6 -
C. Legal Description and Exhibit Map
EXHIBIT A
LEGAL DESCRIPTION FOR RE20NE
A PORTION OF
THE COURTYARDS AT TEN MILE SUBDIVISION
A parcel of land being a portion of The Courtyards at Ten Mlle Subdivision located in the
Northwest 1/4 of the Southwest 114 of Section 11, Township 3 North, Range 1 West, Boise
Meridian, Cliy of Meridian, Ada County, Idaho, described as follows:
BASiS OF BEARINGS:
The West line of the Southwest 1/4 of Section 11, Township 3 North, Range 1 West, Boise
Meridian, derived from found monuments and taken as South 00°42'44" West with the distance
between monuments found to be 2646.35 feet.
BEGINNING at the Northwest corner of be Northwest 1/4 of the Southwest 1/4 of Section 11,
T. 3 N., R. 1 W., Boise Meridian from which the Southwest corner of said Southwest 1/4 gears
South 00°42'44" West a distance of 2646.35 feet;
Thence along the north line of Bald Southwest 1/4 South 89°20'02" East b the centerline of N.
Gray Cloud Way a distance of 458.60 feet;
Along the centerlines of N. Gray Cloud Way and W. Treva Dr. the following:
Thence South 00°41'42" West a distance of 108.12 feet to a point of curvature;
Thence along a curve to the left with a radius of 55.00 feet and a central angle of 25°25'50" an
arc length of 24.41 feet (with a chord bearing of South 12°01'13" East, and a chord distance of
24.21 feet) to a point of tangency;
Thence South 24°44'08" East a distance of 33.40 feet to a point of curvature;
Thence along a curve to the right with a radius of 55.00 feet and a central angle of 25°25'50" an
arc length of 24.41 feet (with a chord bearing of South 12°01'13" East, and a chord distancx~ of
24.21 feet) to a point of tangency;
Thence South 00°41'42" West a distance of 181.80 feet b a point of curvature;
Thence along a curve b the right with a radius of 80.00 feet and a central angle of b4°51'25° art
arc length of 78.58 feet (with a chord bearing of South 28°07'25" West, and a chord distance of
73.70 feet) to a point of tangency;
Thence South 85°33'07" West a distance of 208.52 feet to a point of curvature;
Thence along a curve to the right with a radius of 70.00 feet and a central angle of 35°08'34" an
arc length of 42.84 feet (with a chord bearing of South 73°07'25" West, and a chord distance of
42.27 feet) to a point of tangency;
Thence North 88°18'18" West to a point on the west line of said Southwest i/4 a distance of
238.82 feet;
Thence leaving said centerlines North 00°42'44" East a distance of 575.29 feet to the
POINT OF BEGINNING.
Said Parcel containing 266,848 square feet or b.80 acres, more or less and is subject b all
existing easements and rights-of--ways of record or implied.
END OF DESCRIPTION REVI / AP~ROVAL
Dale P. Meyers, P.L.S. 13553 BY
Timberline Surveying
847 Park Centre Way, Suite
Nampa, Idaho 83851
(208) 485-5887
JUL 2 3 2010
MERIDIAN PUBLIC
WORKS DEPT.
Exhibit C - 1 -
RED PPROHAL
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WORKS OEar.
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REZONE EXHIBIT FOR
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Exhibit C - 2 -
D. Required Findings from Unified Development Code
1. Rezone Findings:
Upon recommendation from the Commission, the Council shall make a full investigation
and shall, at the public hearing, review the application. In order to grant an annexation
and/or rezone, the Council shall make the following findings:
a. The map amendment complies with the applicable provisions of the Comprehensive
Plan;
The Applicant is proposing to rezone the subject property from C-N to C-C. Staff finds
that the proposed zoning map amendment complies with the applicable provisions of the
Comprehensive Plan.
b. The map amendment complies with the regulations outlined for the proposed
district, specifically the purpose statement;
Staff finds that the proposed map amendment to C-C will provide for services for
residents in this area of the city, consistent with the purpose statement for the commercial
districts.
c. The map amendment shall not be materially detrimental to the public health, safety,
and welfare;
Staff fmds that the proposed zoning amendment will not be detrimental to the public
health, safety, or welfare. Staff recommends that the Commission and Council rely on
any oral or written testimony that may be provided when determining this finding.
d. The map amendment shall not result in an adverse impact upon the delivery of
services by any political subdivision providing public services within the City
including, but not limited to, school districts; and,
Staff finds that the proposed zoning amendment will not result in any. adverse impact
upon the delivery of services by any political subdivision providing services to this site.
e. The annexation is in the best of interest of the City (UDC 11-SB-3.E).
This finding is not applicable as the applicant is requesting approval of a rezone, not
annexation.
2. Conditional Use Permit Findings:
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:
a. 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 if the site is designed according to the conditions of approval in Exhibit
B, the site will be large enough to accommodate the proposed use and meet the
dimensional and development regulations of the C-C zoning district and the fuel sales
facility and vehicle washing facility Specific Use Standards.
b. That the proposed use will be harmonious with the Meridian Comprehensive Plan
and in accord with the requirements of this Title.
Exhibit D - 1 -
Staff finds that the proposed uses in the proposed C-C zone meets the objectives of 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 proposed commercial development is compatible with other uses in
the general area and will not adversely change the 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 finds that the proposed development should not adversely affect other property in
the vicinity if the applicant complies with all conditions of approval listed in Exhibit B of
this staff report and constructs all improvements and operates the use in accordance with
the UDC standards.
e. 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 sanitary sewer, domestic water and irrigation can be made available to the
subject property. Please refer to comments prepared by the Public Works Department,
Fire Department and other agencies.
f. 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.
Staff finds that the applicant will pay to extend the sanitary sewer and water mains into
the site. No additional capital facility costs are expected from the City. The applicant
and/or future property owners will be required to pay highway impact fees.
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 the
general welfare by reason of excessive production of traffic, noise, smoke, fumes,
glare or odors.
Staff finds that the proposed development will not involve uses that will create nuisances
that would be detrimental to the general welfare of the surrounding area.
Staff recognizes the fact that traffic and noise will increase with the approval of this
development; however, Staff does not believe that the amount generated will be
detrimental to the general welfare of the public.
h. That the proposed use will not result in the destruction, loss or damage of a natural,
scenic or historic feature considered to be of major importance.
Staff finds that the proposed development will not result in the destruction, loss or
damage of any natural feature(s) of major importance. Staff recommends that the
Commission and Council reference any public testimony that may be presented to
determine whether or not the proposed development may destroy or damage a natural or
scenic feature(s) of major importance of which staff is unaware.
Exhibit D - 2 -