Staff Report - PZItem #4D: Sonic Drive -In (CUP -15-005)
Application(s):
➢ Conditional Use Permit
Size of property, existing zoning, and location: This site consists of 0.97 of an acre of land zoned C -G, and is
located at 4936 N. Linder Road off the northeast corner of N. Linder/W. McMillan Roads, north of the Walgreen's.
Adjacent Land Use & Zoning:
North: Vacant/undeveloped commercial property, zoned C -G
East: Linder Springs apartments, zoned C -G
South: Walgreen's pharmacy, zoned C -G
West: N. Linder Road & SFR properties, zoned R-8 & vacant commercial property, zoned C -G
Comprehensive Plan FLUM Designation: Commercial
Summary of Request: A CUP is requested for a drive-through for the Sonic Drive -In. A CUP is required because the
drive-through is proposed within 300 feet of an existing drive-through establishment (Walgreen's pharmacy) and
residential uses (Linder Springs apartments) in the C -G zoning district.
The site plan submitted by the applicant depicts how the site is proposed to develop with a 2,308 s.f. restaurant with
a drive-thru, indoor & outdoor seating, and drive-in stalls where customers can order and eat in their cars.
Access is proposed via a north/south backage driveway along the east boundary of the site within a cross -access
easement recorded with the plat; and via a shared access with Walgreen's from N. Linder Road.
Parking is proposed in excess of the UDC minimum requirements. A total of 22 drive-in stalls with speakers and 22
regular parking stalls are depicted on the site plan. A drive-thru with a
The landscape buffer along Linder Road was installed with the plat improvements. Because this site is zoned C -G
and residential uses abut the site on the east, a 25 -foot wide landscape buffer is required to be provided on this site
with dense landscaping. The applicant's plans originally showed a 5' wide buffer along the east boundary where
driveways aren't proposed; revised plans have since been submitted that depict a 43.5'x 6' tall masonry wall within a
10' wide buffer adjacent to the drive-thru area. The UDC gives the City Council authority to reduce the buffer width at
a public hearing with notice to surrounding property owners; the applicant plans to make this request. The
Commission does not have authority to reduce the buffer width.
The drive-thru is required to comply with the specific use standards listed in the UDC for drive-thru facilities. Staff has
reviewed these standards and finds the drive-thru complies with all standards except for one. The stacking lane is
required to be a separate lane from the circulation lanes needed for access and parking. Although the stacking lane
separates into 2 order lanes that merge back into one pick-up lane, traffic stacking in this lane during peak hours will
block the parking stalls and drive aisle on the south side of the building and hinder vehicles existing the site via the
one-way drive -aisle to the east. To remedy this issue, staff recommends the row of parking directly south of the
building is removed and a dedicated stacking lane for the drive-through is provided in its place. A minimum 13 -foot
wide one-way drive aisle should also be maintained for vehicles exiting the site from the drive-in order spaces.
Building elevations were submitted for the proposed structure; materials consist primarily of stucco with stone veneer
accents. The type of stone is proposed to be the same as that used on the Walgreen's building to the south.
Hours of operation are restricted from 6:00 am to 11:00 pm because the site abuts a residential use.
Written Testimony: None
Staff Recommendation: Approval w/conditions
STAFF REPORT
Hearing Date:
TO:
FROM:
SUBJECT:
April 2, 2015
Planning & Zoning Commission
Sonya Watters, Associate City Planner
208-884-5533
CUP -15-005 — Sonic Drive -In at Paramount
I. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST
E IDIAN�--
10AH4
The applicant, Ken Lenz, has applied for a conditional use permit (CUP) for a drive-through
establishment for the Sonic Drive -In restaurant in a C -G zoning district. A CUP is required because
the proposed drive-through is within 300 feet of another drive-through establishment and existing
residences. See Section IXAnalysis for more information.
II. SUMMARY RECOMMENDATION
Staff recommends approval of the proposed CUP with the conditions listed in Exhibit B, based on the
Findings of Fact and Conclusions of Law in Exhibit C of the Staff Report.
III. PROPOSED MOTION
Approval
After considering all staff, applicant and public testimony, I move to approve File Number CUP -15-
005 as presented in the staff report for the hearing date of April 2, 2015, with the following
modifications: (Add any proposed modifications.) I further move to direct Staff to prepare an
appropriate findings document to be considered at the next Planning and Zoning Commission hearing
on April 16, 2015.
Denial
After considering all staff, applicant and public testimony, I move to deny File Number CUP -15-005
as presented during the hearing on April 2, 2015, for the following reasons: (You should state specific
reasons for denial and what the applicant could do to gain your approval with another application.)
Continuance
I move to continue File Number CUP -15-005 to the hearing date of (insert continued hearing date
here) for the following reason(s): (You should state specific reason(s) for continuance.)
IV. APPLICATION AND PROPERTY FACTS
A. Site Address/Location:
The subject property is located at 4936 N. Linder Road, in the SW 1/4 of Section 25, Township 4
North, Range 1 West
B. Owner(s):
Brighton Corporation
12601 W. Explorer Drive
Boise, ID 83713
Sonic Drive -In at Paramount CUP -15-005 PAGE 1
C. Applicant:
Ken Lenz, White -Leasure Development Company
8385 W. Emerald St.
Boise, ID 83713
D. Applicant's Statement/Justification: Please see applicant's narrative for this information.
V. PROCESS FACTS
A. The subject application is for a conditional use permit. A public hearing is required before the
Planning & Zoning Commission on this matter, consistent with Meridian City Code Title 11,
Chapter 5.
B. Newspaper notifications published on: March 16 and 30, 2015
C. Radius notices mailed to properties within 300 feet on: March 12, 2015
D. Applicant posted notice on site by: March 23, 2015
VI. LAND USE
A. Existing Land Use(s) and Zoning: The subject property is currently vacant/undeveloped and is
zoned C -G.
B. Character of Surrounding Area and Adjacent Land Use and Zoning:
North: Vacant/undeveloped commercial property, zoned C -G
East: Multi -family development (Linder Springs), zoned C -G
South: Walgreen's pharmacy, zoned C -G
West: N. Linder Road and single-family residential properties, zoned R-8 and vacant commercial
property, zoned C -G
C. History of Previous Actions:
• In 2004, this property was annexed as part of Paramount Subdivision (AZ -03-006) with a
Development Agreement, recorded as Instrument No. 103137116.
• In 2003, a preliminary plat (PP -03-004) and conditional use permit/planned development
(CUP -03-008) was approved for Paramount Subdivision which include the subject property.
This property was designated on the conceptual site plan for retail/office uses.
• In 2007, this property was included in the following approvals:
➢ Preliminary plat (PP -07-011) for 18 commercial building lots on 18.5 acres of land in a
C -G zoning district;
➢ Development Agreement modification (MI -07-007) to remove the conditional use permit
requirement and require design review approval instead for all commercial development
in the C -G and L -O zoning districts, recorded as Instrument No. 107145935.
• In 2012, a final plat (FP -12-019) was approved for Commercial Southwest Subdivision No. 2
which includes the subject property as Lot 2, Block 2.
• A property boundary adjustment (PBA -15-001) application has been tentatively approved to
adjust the property line between Lots 1 and 2, Block 2, Commercial Southwest Subdivision
No. 2; final approval is required to complete the process. This adjustment was requested to
allow development of this site as proposed with the subject application.
Sonic Drive -In at Paramount CUP -15-005 PAGE 2
D. Utilities:
1. Public Works:
a. Location of sewer: Sewer service was provided to this lot with the development of the
subdivision.
b. Location of water: Water service was provided to this lot with the development of the
subdivision.
c. Issues or concerns: None
E. Physical Features:
1. Canals/Ditches Irrigation: There are no canals or ditches on this site.
2. Hazards: Staff is not aware of any hazards that exist on this site.
3. Flood Plain: This site is not within a flood plain.
VII. COMPREHENSIVE PLAN POLICIES AND GOALS
This property is designated "Commercial" on the Comprehensive Plan Future Land Use Map. Per the
Comprehensive Plan, commercial designated areas provide a full range of commercial and retail to
serve area residents and visitors. Uses may include retail, wholesale, service and office uses, multi-
family residential, as well as appropriate public uses such as government offices. Within this land use
category, specific zones may be created to focus commercial activities unique to their locations.
These zones may include neighborhood commercial uses focusing on specialized service for
residential areas adjacent to that zone.
The proposed use of the property as a restaurant with a drive-through is consistent with the uses
desired in Commercial designated areas and therefore is consistent with the Comprehensive Plan.
Staff finds the following Comprehensive Plan policies to be applicable to this property and apply to
the proposed use (staff analysis in italics):
• `Require all commercial and industrial businesses to install and maintain landscaping."
(2.01.03B)
There is a 25 foot wide landscaped street buffer on this site along N. Linder Road that was
installed with the development of the subdivision in accord with UDC Table 11-2C-3.
Additional parking lot and perimeter landscaping will be required with the development of
the subject site.
• "Locate industrial and commercial uses where adequate water supply and water pressure are
available for fire protection." (3.04.02A)
There is adequate water supply and pressure available to the site for fire protection.
• "Plan for and encourage services like health care, daycare, grocery stores and recreational
areas to be built within walking distance of residential dwellings." (2.01.01 C)
The proposed restaurant will be located within walking distance of several near -by
residential neighborhoods.
• "Reduce the number of existing access points onto arterial streets by using methods such as
cross -access agreements, access management, and frontage/backage roads." (3.03.020)
Direct lot access is not proposed or allowed via N. Linder Road. A cross -access easement is
depicted on the plat along the east boundary of this site for a north/south backage road for
access to the north and via W. McMillan Road to the south. A recorded cross -access
Sonic Drive -In at Paramount CUP -15-005 PAGE 3
easement should be submitted for the frontage driveway shown on the plans for access from
the south and to the north in the future.
• "Require all new and reconstructed parking lots to provide landscaping in internal islands and
along streets."
Planter islands are proposed in the parking area and will be landscaped in accord with the
standards listed in UDC 11 -3B -8C.
• "Minimize noise, odor, air pollution, and visual pollution in industrial and commercial
development adjacent to residential areas." (3.06.01B)
There is an apartment complex (Linder Springs) to the east of this site. The proposed drive-
through is separated from the dwellings by a 35 foot wide backage road and a 45 foot wide
open space area with trees and a 6 -foot tall solid wood fence. A 25 foot wide landscape
buffer is required to be provided on this site to buffer the residential uses from the proposed
commercial use. Staff believes this separation in addition to the buffer should minimize odors
and noise from this site to the residential uses.
• "Plan for a variety of commercial and retail opportunities within the Area of City Impact."
(3.05.01J)
The proposed restaurant with a drive-through will contribute to the variety of services
available in the northern portion of the City.
For the above -stated reasons, staff believes the proposed use is consistent with the applicable
comprehensive plan policies and is appropriate in this location.
VIII. UNIFIED DEVELOPMENT CODE
A. Purpose Statement of Zone: The purpose of the commercial districts is to provide for the
retail and service needs of the community in accordance with the Meridian
comprehensive plan. Six (6) 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 in proximity to streets and highways.
B. Schedule of Use: Unified Development Code (UDC) 11-2B-2 lists the permitted,
accessory, conditional, and prohibited uses in the C -G zoning district. A restaurant is a
principal permitted use in the C -G zoning district; a drive-thru establishment requires
conditional use permit approval when located within 300 feet of a residence, residential
use, or another drive-thru establishment.
C. Dimensional Standards: The dimensional standards listed in UDC Table 11-213-3 for the C -G
zoning district apply to development of this site.
IX. ANALYSIS
A. Analysis of Facts Leading to Staff Recommendation:
The applicant has submitted an application for a conditional use permit (CUP) for a drive-through
establishment for the Sonic Drive -In restaurant in a C -G zoning district. The CUP is required
because the proposed drive-through is within 300 feet of an existing drive-through establishment
(Walgreen's pharmacy) and residential uses (Linder Springs apartments), per UDC Table 11-213-
2.
Site Plan: A site plan is included in Exhibit A.2 that depicts how the site is proposed to develop
with a 2,308 square foot (s.f.) restaurant with a drive-through and indoor and outdoor seating. The
Sonic Drive -In at Paramount CUP -15-005 PAGE 4
indoor seating area can be accessed through man doors and one roll -up door that will be open as
weather permits. Drive-in stalls are also proposed to be provided where customers can order and
eat in their cars.
Access: Access is proposed via a north/south backage road along the east boundary of the site
within a cross -access easement depicted on the plat for Commercial Southwest Subdivision No. 2
to/from W. McMillan Road; and via a frontage road along the west boundary of the site via N.
Linder Road. Direct lot access is not proposed or allowed via N. Linder Road. A recorded cross -
access easement with the properties to the north and south should be submitted for access via the
frontage driveway shown on the plans.
Parking: Based on the overall square footage of the building (2,308 s.f.), a minimum of 4 vehicle
parking spaces are required to be provided on the site per the standards listed in UDC 11 -3C -6B.
A total of 22 drive-in stalls and 22 regular parking stalls are proposed, well in excess of the UDC
minimum requirements.
Based on the number of vehicle parking stalls (44), a bicycle rack capable of holding a
minimum of 2 bicycles is required to be provided per UDC 11 -3C -6G in accord with the
standards listed in UDC 11 -3C -5C.
Landscaping: A 25 -foot wide landscaped street buffer exists along N. Linder Road, an arterial
street that was installed with Commercial Southwest Subdivision No. 2. All existing landscaping
is required to be protected during construction in accord with UDC 11-3B-1OC.
Parking lot landscaping is required to comply with the standards listed in UDC 11 -3B -8C. The
landscape plan should be revised to include one tree within the planter island at the south
end of the row of parking on the west side of the building and within the planter island at
the west end of the row of parking on the north side of the building.
If wheel stops aren't provided within parking stalls that abut street or perimeter buffers,
the buffer(s) should be widened an additional 2 feet to allow for vehicle overhang in accord
with UDC 11 -3C -5B.4.
A 25 -foot wide landscape buffer to adjoining residential uses is required along the east side of the
site adjacent to the apartments in Linder Springs as set forth in UDC Table 11-2B-3 and is
required to be planted in accord with the standards listed in 11 -3B -9C. A buffer ranging from 5
to 10 -feet in width is depicted along the east side of the site where driveways aren't
proposed; the width of this buffer should be increased to 25 feet and planted with a mix of
evergreen and deciduous tree, shrubs, lawn and other vegetative groundcover that result in
a barrier that allows trees to touch at the time of tree maturity. Because there are 24 speakers
proposed on this site, staff believes it's especially important to buffer the noise from the adjacent
residential uses. Note: A letter has been received by the City on behalf of the property owner to
the east where the apartments are being developed concerning the noise impact on the adjacent
residents from the speakers on the site and the traffic flow on the east side of the site. (See letter
in the public record for more information)
Note: The addition of the required buffer to residential uses will significantly affect the layout
of the site. The easternmost order lane will have to be removed or both order lanes shifted to
the west, the trash enclosure will need to be relocated outside of the buffer, and at least one
drive-in parking stall at the southeast corner of the site will need to be removed in order to
comply with the buffer requirements. Staff recomwex& the SW and _ P**OO;
revised in accord with the conditions listed in Exp E prier ta tete V'4,wr
Trash Enclosure: A dumpster to serve the proposed restaurant is depicted on the site plan at the
northeast corner of the site. The applicant should obtain approval from Republic Services for the
Sonic Drive -In at Paramount CUP -15-005 PAGE 5
location and design of the enclosure (note the requirement above for relocation of the trash
enclosure outside of the buffer to residential uses).
Materials for the enclosure are proposed to consist of split face CMU block to match the building
with metal doors as shown in Exhibit A.4.
Specific Use Standards: The proposed use is subject to the specific use standards listed in UDC
11-4-3-11, Drive -Through Establishment. Staff has reviewed these standards and believes the
proposed site design is consistent with these standards, except for the following standard:
"The stacking lane shall be a separate lane from the circulation lanes needed for access and
parking." Although the stacking lane separates into 2 order lanes that merge back into one
pick-up lane, traffic stacking in this lane during peak hours of operation will block the
parking stalls and drive aisle on the south side of the building and hinder vehicles exiting
the site via the one-way drive aisle to the east. To remedy this issue, Staff recommends the
row of parking directly to the south of the building is removed and a dedicated stacking
lane for the drive-through is provided in its place. In addition, a minimum 13 -foot wide one-
way drive aisle shall be maintained for vehicles exiting the site to the east.
Hours of Operation: The proposed hours of operation are from 6:00 am to 11:00 pm seven days
a week. Because the site is adjacent to residential uses to the east (Linder Springs apartments), the
hours of operation are restricted to those hours per UDC 11 -2B -3A.4. Extended hours of
operation in the GG zoning district may be requested through a future conditional use permit.
Sidewalk: A 5 -foot wide detached sidewalk exists along N. Linder Road on this site in accord
with UDC 11-3A-17. A pedestrian walkway is depicted on the site plan from the perimeter
sidewalk along N. Linder Road to the main building entrance as required by UDC 11 -3A -19A.4.
Building Elevations: Building elevations were submitted for the proposed structure as shown in
Exhibit A.4. Building materials consist primarily of stucco with stone veneer accents. The type of
stone is proposed to be the same as that used on the Walgreen's building to the south. The
proposed building elevations appear to generally comply with the design standards listed in UDC
11-3A-19 and the Meridian Design Manual.
Certificate of Zoning Compliance (CZC): The applicant is required to submit a CZC
application for approval of the proposed use, site layout and building elevations from the
Planning Division prior to submittal of a building permit application.
Design Review: The applicant is required to submit a Design Review application concurrent with
the CZC application for final approval of the site layout and building elevations. The proposed
site layout and structures are required to comply with the design standards listed in UDC 11-3A-
19 and the guidelines contained in the Meridian Design Manual.
Staff recommends approval of the proposed CUP with the conditions listed in Exhibit B.
X. EXHIBITS
A. Drawings
1. Vicinity Map
2. Site Plan
3. Landscape Plan (dated: 3/6/15)
4. Building Elevations
B. Conditions of Approval
Sonic Drive -In at Paramount CUP -15-005 PAGE 6
1. Planning Department
2. Public Works Department
3. Fire Department
4. Police Department
5. Sanitary Service Company
6. Ada County Highway District
7. Parks Department
C. Required Findings from Unified Development Code
Sonic Drive -In at Paramount CUP -15-005 PAGE 7
Exhibit A.1: Vicinity Map
Sonic Drive -In at Paramount CUP -15-005 PAGE 8
Exhibit A.2: Site Plan
Sonic Drive -In at Paramount CUP -15-005 PAGE 9
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Exhibit AA Building Elevations (dated: 3/3/15)
Sonic Drive -In at Paramount CUP -15-005 PAGE 11
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B. Conditions of Approval
1. PLANNING DEPARTMENT
1.1 The applicant shall comply with all previous conditions of approval associated with this site (AZ -
03 -006; PP -07-011; MI -07-007; FP -12-019; PBA -15-001).
1.2 The applicant shall comply with the specific use standards listed in UDC 11-4-3-11, Drive -
Through Establishment. Prior to the Planning & Zoning Commission boar, dwom"`
shall revise the submitted site plan to show compliance with the condlt w' The
site plan submitted with the Certificate of Zoning Compliance application shall also demonstrate
compliance with these standards and the conditions of approval.
1.3 The site and/or landscape plans included in Exhibit A, dated 3/6/15 shall be revised as follows (as
applicable):
a. Include one tree within the planter island at the south end of the row of parking on the west
side of the building and within the planter island at the west end of the row of parking on the
north side of the building in accord with UDC 11 -3B -8C.
b. A 25 -foot wide landscape buffer to adjoining residential uses is required along the east side of
the site along the backage road adjacent to the apartments in Linder Springs as set forth in UDC
Table 11-213-3, planted in accord with the standards listed in 11-313-9C.
c. Remove the row of parking directly to the south of the building and depict a dedicated
stacking lane for the drive-through in its place along with a minimum 13 -foot wide, one-way
drive aisle for traffic exiting the site to the east, in accord with UDC 11-4-3-11C.2.
d. Either provide wheel stops within parking stalls that abut street or perimeter landscape
buffers, or widen the buffers an additional 2 feet beyond the required width to allow for vehicle
overhang in accord with UDC 11 -3C -5B.4.
e. A bicycle rack capable of holding a minimum of 2 bicycles is required to be provided on the
site per UDC 11 -3C -6G in accord with the standards listed in UDC 11 -3C -5C.
1.4 All existing landscaping within the street buffer adjacent to N. Linder Road shall be protected
during construction in accord with UDC 11-313-10C.
1.5 The hours of operation for the proposed restaurant and drive-thru are restricted to the hours
between 6 am and 11 pm. Extended hours of operation may be requested through a future
conditional use permit in accord with UDC 11 -2B -3A.4.
1.6 Development of this site shall substantially comply with the approved site plan, landscape plan
and building elevations and the conditions of approval listed herein.
1.7 The applicant shall submit a copy of a recorded cross -access easement with the properties to the
north and south with the Certificate of Zoning Compliance application for access via the frontage
driveway to/from N. Linder Road as shown on the plans along the west boundary of the site.
1.8 The applicant shall obtain final approval of the property boundary adjustment (PBA -15-001)
application prior to submittal of a Certificate of Zoning Compliance/Design Review application
for this site.
1.9 The applicant is required to submit a Certificate of Zoning Compliance application for approval
of the proposed use and site layout from the Planning Division prior to submittal of a building
permit application.
1.10 The applicant shall submit a Design Review application concurrent with the Certificate of Zoning
Compliance application for approval of the site layout and building elevations. The proposed site
Sonic Drive -In at Paramount CUP -15-005 PAGE 13
layout and structures are required to comply with the design standards listed in UDC 11-3A-19
and the guidelines contained in the Meridian Design Manual.
1.11 Staff's failure to cite specific ordinance provisions or terms of the approved conditional use does
not relieve the applicant of responsibility for compliance.
1.12 The Applicant shall have a maximum of two (2) years to commence the use as permitted in
accord with the conditions of approval listed above. If the use has not begun within two (2) years
of approval, a new conditional use permit must be obtained prior to operation or a time extension
must be requested in accord with UDC 11 -5B -6F.
1.13 The applicant shall complete all required improvements prior to issuance of a Certificate of
Occupancy. It is unlawful to use or occupy any building or structure until the Building Official
has issued a Certificate of Occupancy.
2. PUBLIC WORKS DEPARTMENT
2.1 Public Works has no concerns with this application.
3. FIRE DEPARTMENT
3.1 The Fire Department has no comments on this application.
4. POLICE DEPARTMENT
4.1 The Police Department has no concerns with this application.
5. REPUBLIC SERVICES
5.1 The applicant shall coordinate with Bob Olson, Republic Services, on the design of the trash
enclosure.
6. ADA COUNTY HIGHWAY DISTRICT
6.1 SITE SPECIFIC CONDITIONS OF APPROVAL
6.1.1 Comply with all ACHD Standard Conditions of Approval (attached) as well as all ACHD
Policies.
6.1.2 Prior to the construction, repair, or installation of any roadway improvements (curb, gutter,
sidewalk, pavement widening, driveways, culverts, etc.), a permit must be obtained from ACRD.
6.2 STANDARD CONDITIONS OF APPROVAL
6.2.1 All proposed irrigation facilities shall be located outside of the ACHD right-of-way (including all
easements). Any existing irrigation facilities shall be relocated outside of the ACHD right-of-
way (including all easements).
6.2.2 Private Utilities including sewer or water systems are prohibited from being located within the
ACHD right-of-way.
6.2.3 In accordance with District policy, 7203.6, the applicant may be required to update any existing
non-compliant pedestrian improvements abutting the site to meet current Americans with
Disabilities Act (ADA) requirements. The applicant's engineer should provide documentation of
ADA compliance to District Development Review staff for review.
6.2.4 Replace any existing damaged curb, gutter and sidewalk and any that may be damaged during the
construction of the proposed development. Contact Construction Services at 387-6280 (with file
Sonic Drive -In at Paramount CUP -15-005 PAGE 14
number) for details.
6.2.5 A license agreement and compliance with the District's Tree Planter policy is required for all
landscaping proposed within ACHD right-of-way or easement areas.
6.2.6 All utility relocation costs associated with improving street frontages abutting the site shall be
borne by the developer.
6.2.7 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 ACRD 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.
6.2.8 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.
6.2.9 All design and construction shall be in accordance with the ACHD Policy Manual, ISPWC
Standards and approved supplements, Construction Services procedures and all applicable ACHD
Standards unless specifically waived herein. An engineer registered in the State of Idaho shall
prepare and certify all improvement plans.
6.2.10 Construction, use and property development shall be in conformance with all applicable
requirements of ACHD prior to District approval for occupancy.
6.2.11 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 ACHD. The burden shall be upon the applicant to obtain written confirmation
of any change from ACHD.
6.2.12 If the site plan or use should change in the future, ACHD Planning Review will review the site
plan and may require additional improvements to the transportation system at that time. Any
change in the planned use of the property which is the subject of this application, shall require the
applicant to comply with ACHD Policy and Standard Conditions of Approval in place at that time
unless a waiver/variance of the requirements or other legal relief is granted by the ACHD
Commission.
7. PARKS DEPARTMENT
7.1 The Parks Department did not submit comments on this application.
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C. Required Findings from Unified Development Code
1. Conditional Use Permit (UDC 11 -5B -6E)
The Commission shall base its determination on the Conditional Use Permit request upon
the following:
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 the subject property is large enough to accommodate the proposed use and the
dimensional & development regulations of the C -G district as required by the UDC (see
Analysis Section IX for more information).
b. That the proposed use will be harmonious with the Meridian Comprehensive Plan and
in accord with the requirements of this Title.
Staff finds that the proposed use is consistent and harmonious with the UDC and
Comprehensive Plan Future Land Use Map designation of Commercial for this site if
designed in accord with the conditions listed in Exhibit B.
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 if the applicant complies with the conditions outlined in this report, the
proposed use should be compatible with other uses in the general neighborhood, with the
existing and intended character of the area, and with other existing and future uses in the C -G
zoning district.
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 if the applicant complies with the conditions outlined in this report, the
proposed use will not adversely affect other property in the area.
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, refuse disposal, and irrigation are currently
provided to the subject property. Staff finds that the proposed use will be served adequately
by all of the public facilities and services listed above.
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.
If approved, the applicant will be financing any improvements required for development.
Staff finds there will not be excessive additional requirements at public cost and that the
proposed use will not be detrimental to the community's economic welfare.
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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 the proposed use will not be detrimental to any persons, property or the general
welfare of the area.
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 there should not be any health, safety or environmental problems associated
with the proposed use. Further, 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.
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