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Meridian Planning and Zoning Meeting March 15
2018.
Meeting of the Meridian Planning and Zoning Commission of Thursday, March 15,
2018, was called to order at 6:02 p.m. by Chairman Rhonda McCarvel.
Members Present: Chairman Rhonda McCarvel, Commissioner Steven Yearsley,
Commissioner Ryan Fitzgerald, Commissioner Jessica Perreault and Commissioner
Lisa Holland.
Members Absent: Commissioner Bill Cassinelli, Commissioner and Gregory Wilson.
Others Present: Chris Johnson, Andrea Pogue, Bill Parsons, Sonya Allen and Dean
Willis.
Item 1: Roll -call Attendance
X Lisa Holland X Steven Yearsley
Gregory Wilson X Ryan Fitzgerald
X Jessica Perreault Bill Cassinelli
X Rhonda McCarvel - Chairman
McCarvel: Good evening, ladies and gentlemen. At this time I would like to call to order
the regularly scheduled meeting of the Meridian Planning and Zoning Commission on
March 15th, 2018. Let's begin with roll call.
Item 1: Adoption of Agenda
McCarvel: Thank you. The first item on the agenda is the adoption of the agenda.
Could I get a motion to adopt the agenda?
Holland: So moved.
Fitzgerald: Madam Chair -- yeah. So moved.
Perreault: Second.
Fitzgerald: Second. Third.
McCarvel: It has been moved and seconded to adopt the agenda. All those in favor
say aye. Opposed? Motion carries.
MOTION CARRIED: FIVE AYES. TWO ABSENT.
Meridian City Council Meeting Agenda April 5, 2018 — Page 78 of 161
Meridian Planning & Zoning Commission
March 15, 2018
Page 2 of 22
Item 2: Consent Agenda
McCarvel: Next item on the agenda is the Consent Agenda and we just have one item,
the approval of minutes for March 1 st, 2018. Can I get a motion to accept the Consent
Agenda as presented --
Yearsley: Do we have --
Fitzgerald: So moved.
Perreault: Second.
Johnson: Madam Chair, there is no -- it came in after the -- we will have them on the
next Consent.
Fitzgerald: I will remove my motion.
McCarvel: Yeah. I will remove my request for a motion. There is nothing on the
Consent Agenda. Okay. So, at this time I would like to briefly explain the hearing
process for this evening. We will open each item individually and, then, start with the
staff report. The staff will report their findings regarding how the item adheres to our
Comprehensive Plan and Uniform Development Code, with the staff's
recommendations. After the staff has made their presentation the applicant will come
forward to present their case for the approval of their application and respond to any
staff comments. The applicant will have 15 minutes to do so. After the applicant has
finished we will open to public testimony. There is a sign-up sheet in the back as you
enter for anyone wishing to testify. Any person testifying will come forward and be
allowed three minutes. If they are speaking for a larger group, like an HOA, and there is
a show of hands to show -- to represent that group, they will be given up ten minutes.
After all testimony has been heard, the applicant will be given another ten minutes to
have the opportunity to come back and respond if they desire. After that we will close
the public hearing and the Commissioners will have the opportunity to discuss and,
hopefully, be able to make a recommendation to City Council.
Item 3: Action Items
A. Public Hearing Continued from February 15, 2018 for
Summertown Subdivision (H-2017-0142) By 745 W Ustick, LLC,
Located at 745 W Ustick Road
1. Request: An Annexation and Zoning of 15.13 Acres of Land
with a TN -R Zoning District
McCarvel: So, at this time I would like to continue Item H-2017-0142, Summertown
Subdivision, and we will begin -- no. Is that where we are -- could we have the staff
report.
Meridian City Council Meeting Agenda April 5, 2018 — Page 79 of 161
Meridian Planning & Zoning Commission
March 15, 2018
Page 3 of 22
Parsons: Thank you, Madam Chair, Members of the Commission. I'm filling in for Mr.
Beach this evening, so if you recall this project -- you heard both of this item on the
February 15th hearing. During that meeting there was discussions around the open
space and the appropriateness of this development and whether it was in the right
location and, ultimately, the Commission wanted the applicant to come back with
revisions to the elevations. Staff has prepared a memo for you to show those
elevations to you, but I briefly want to go over some of the history of the project, so we
have some members in the audience here just to kind of get you oriented with the
development again and kind of refresh you on what was discussed and I will go ahead
and transition into those elevations and let you take deliberation on this project. So, this
property does consist of 15.13 acres of land. Currently is zoned RUT in Ada county.
It's located on the west -- or, excuse me, the south side of West Ustick Road, midway
between Linder Road and Meridian Road. The applicant is asking to annexed it into --
with a TN -R zoning designation and if you recall at our previous Commission hearing
we discussed with you that once the zoning is in place for this property it does not have
to come back before this body in order to construct a multi -family portion of the
development. During that hearing you guys did deliberate or at least discuss the
proposed concept plan for the development. It consisted of 272 multi -family dwellings
contained within ten buildings and the amenities included a clubhouse, a pool, a couple
tot lots, a dog park, multiple play areas that measured -- or open space areas that were
50 by 100 and, then, there were also nine residential lots that will be subdivided at a
later date. So, if I could just step back a little bit. Again, the applicant as part of this
application is requesting to get -- if approved and get this annexed in with the TN -R
zone, they are recommending that they are allowed to get under construction with the
multi -family portion prior to subdividing the property. We have a recommended DA
provision in the staff report that they would have to record a final plat prior to getting
occupancy of the first structure on the site. So, I did want to share that with you as we -
- as we go through the proceedings tonight. So, going into kind of what transpired at
the last hearing, there was a lot of discussion -- if you recall, this is a mixed use
community designation on the comp plan, but what makes it different is it has a
neighborhood center designation on it and we spent a lot of time about how we were
going to get a mixed use on this property where we are only having residential, but we
noted there were some other commercials on the north side of Ustick and so, then, all of
a sudden the discussion transitioned into, well, is the multi -family and the single family
enough of a transition on this particular property because the applicant is proposing to
construct four story and three story structures. Our presentation to you at that time --
staff in our staff report currently is recommending that they construct nothing over three
story and along the perimeter of the development limit them to two story and that is how
it's currently written in our staff report and that's how it was conveyed to you at the last
hearing. So, tonight the applicant gave us some revised elevations. Staff did prepare a
memo for you. Basically, the difference -- it's still a very modern design as far as the
elevations go. There is no elevation -- or they are still proposing four and three story
structures this evening and they did add more mix of materials and tried to break up
those roof lines for you, because I think Commissioner Yearsley was asking to see how
they would transition on the bulk of that building, especially for the larger buildings that
Meridian City Council Meeting Agenda April 5, 2018 — Page 80 of 161
Meridian Planning & Zoning Commission
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Page 4 of 22
were up against the street if you recall on the site plan. So, here is some of the
proposed changes here and we also touched a little bit on the design of the structures
and how they would have to comply with our architectural standards manual. So, the
applicant has added more of those details for you this evening. I will quickly go through
these. We did prepare that memo for you as I mentioned to you. So, really, for
purposes of tonight -- you primarily continued this to discuss the elevations and to
determine whether or not this was still the appropriate location for this -- this project.
Something that if you are considering making a recommendation for approval on this
project, there will be several conditions of approval that need to be modified in the staff
report. I will go ahead and allow you to deliberate and, then, if you would like me to
reference those particular conditions we can do that. I will go ahead and conclude my
presentation and stand for any questions you may have or -- and have the applicant
have their say as well.
McCarvel: Any questions for staff? Okay. Would the applicant like to come forward?
Brown: For the record Ken Brown. 3161 East Springwood, Meridian, Idaho, is my
address. These elevations are what you asked us to -- to come back with. As you look
at these, we have stepped to the edges that I talked about previously, down to the three
stories on the -- the end of the buildings. So, where we were at 39.9 feet on the four
story portion, we go down below 28 feet on those three story portions and, then, you
have ability for those four stories to have patios, if you will, balconies up there on top of
those third story units. With those changes and putting those along the perimeter, along
Venable, and along Ustick Road, that drops our number of units down also. We are yet
to work all of those numbers out, but it's over 250 -- we lose around 20 units when we --
we drop those down and the -- this design is a contemporary design. We have -- since
our last meeting we -- we spoke with the highway district. Again -- Bill, if you could go
back to the colored landscape one. There was a -- there is a condition that asked us to
take our southern road that splits between our single family and our multi -family and to
align that with the intersection of Stanhope. In discussions with the highway district they
are okay with us coming in at that location, because the road isn't extending any further
south, as long as we use that right of way. We are using up some of the stuff that's
already dedicated there and that means that we don't have to come back and do a
vacation of right of way that has already been done on our side. We would prefer that.
You have a site condition that asks us to close the middle entrance. We asked that we
could close the one closest to Ustick Road and leave the center one open and that's
where we want the traffic to come in, focused in on our common area, our clubhouse,
pool and patios that sit there in the center with all the grass and green space. Also on
the south side of that entrance is a water feature that is called out also in that area.
think we have done everything that you asked us to do and understanding that these
drawings and the architecture still have to go through a design review process and
zoning certificates when we have to move forward in the future. So they will continue to
tweak if we do that. Are there any questions for me?
McCarvel: Any questions for the applicant? Okay. Thank you.
Meridian City Council Meeting Agenda April 5, 2018 — Page 81 of 161
Meridian Planning & Zoning Commission
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Page 5 of 22
Brown: Thank you.
McCarvel: Okay. And now we will have public testimony and just to remind people, this
is just a continuation from our other hearing. So, if there is somebody who did not
testify at the last hearing, you are welcome to speak and the only issue at hand is the
design -- the changes in the design that the applicant has made.
McCarvel: So, with that being said is there anyone you wants -- who would like to
speak on that issue? Okay. As you approach the mic, please, state your name and
address for the record.
Haron: Tamara Haron. 3464 --
McCarvel: Yeah. Can you pull the microphone down.
Haron: Tamara Haron. 3464 West Fieno Drive in Eagle, Idaho. 83616. 1 -- my biggest
thing is that I don't know if I can even address it -- is I'm the property to the west and the
traffic -- they only have that one -- Venable is the only exit onto Ustick, so if that is 200
plus units that are there, all the traffic exits onto that street and the front -- I don't have a
picture of it. The front where they do propose -- where you had said that they needed to
close off that entrance, that may cause a huge traffic jam up with adding -- I'm 80 units,
so adding 290 on the other side is a lot of units. I'm two stories next door. I am fine
with development. I love development. I'm doing it myself. But I don't understand why
four stories rather than three. The three stories probably should get them enough units.
But there, again, I'm fine with the -- the amount of units that they can get, I just worry
about the traffic in that front exit because of the amount of units there are going to be
and the four stories -- I would love to see three and if they could get them extra units
elsewhere that would be awesome, too. Fine with me. But those are my concerns.
McCarvel: Okay. Thank you. And Cathrine Garcia had indicated would like to speak.
Do you have anything to add to this design change?
Garcia: Cathrine Garcia. 2970 Northwest 8th Avenue in Meridian. I'm the house that is
right on the corner. I am 8th Street, Stanhope, and Venable. So, the design will directly
affect me. It was proposed last time -- or not proposed, but that somehow this would
increase my property value. I fail to see how having four balconies one, two, three, four
across in one of the renderings -- will increase -- looking directly into my backyard,
having direct access to my house and all of that, in addition to the additional traffic
because people will find other ways to go -- will have any positive impact with regards to
me living in the neighborhood and my three boys as well. So, there is a lot of children
that are on my street. A lot of children. They are building up that and finishing that out
and there is a lot of young families moving in there and if there are two hundred and --
two hundred plus units trying to get in and out -- the cars trying to get in and out, people
barely stop as it is for the stop sign that's there. They fly through it all the time. I don't
suspect it's going to get any better with all of these vehicles and all of the additional
traffic. The concern for my children and the safety, the lack of schools, the lack of
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Meridian Planning & Zoning Commission
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infrastructure as listed before. I know it's for the design, but the design also goes with
nothing within I would venture to say one or two mile radius. It goes with nothing.
There is nothing that is that tall that's in that much of a residential community. So, it's --
I'm not good at politics. You can put lipstick on a pig, but it's still kind of a pig. They
have done a beautiful rendering. I don't feel that it belongs there at all. I don't feel that
it's safe for the community. I don't feel it's safe for my children. That's a lot of traffic.
McCarvel: Thank you.
Garcia: Thank you.
McCarvel: Okay. That's all we had to -- sign up to speak this evening. Would the
applicant like to come forward again? Do you have anything else to add?
Brown: Kent Brown again. 3161 East Springwood. Just wanted to remind you when
we talked about this before, we -- we looked at the two story apartments that are next
door to us and that there are 34 feet and ours being at 39, nine inches, that we -- so we
are five feet, roughly, difference between their heights at the -- at tallest point of our
buildings and with us stepping those same buildings down that's adjacent to them, we
are lower than those existing buildings that are in that location. We have completed the
traffic study. We have submitted it to the highway district. And looking at -- at a higher
number, actually, than if we, you know, remove some of these down and step that down
and we lose 16, 20 -- 20 units, our numbers are a little bit less, but we have already
submitted that traffic study onto the -- to the highway district, so -- so that they could be
knowledgeable on -- about the approval of it. That's all I have.
McCarvel: Okay. Any questions for the applicant?
Brown: Thank you.
McCarvel: Thank you. So, at this time could I get a motion to close the public hearing
H-2017-0142?
Holland: So moved.
Fitzgerald: Second.
McCarvel: It has been moved and seconded to close the public hearing on H-2017-
0142. All those in favor say aye. Opposed? Motion carries.
MOTION CARRIED: FIVE AYES. TWO ABSENT.
McCarvel: I got to -- you know, I truly like the overall design of this layout if it was
somewhere else. I just -- I don't see enough difference in adding that little elevation to
the roof to negate what is going to be -- and I get it. It's -- it's 40 feet and the buildings
around it maybe 40 feet, but they have got pitch to a roof. They have got more variation
Meridian City Council Meeting Agenda April 5, 2018 — Page 83 of 161
Meridian Planning & Zoning Commission
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Page 7 of 22
of design and it's not a 40 foot wall and this is a 40 foot wall I just feel like in the middle
of a neighborhood. You know, I'm sure the surrounding subdivisions have rules about
pitch on a roof and design and this many variations and I just -- I think this is going to be
a massive presence in amongst a residential area. But I love the idea and the concept,
just not in this location. My two cents.
Perrault: Madam Chair?
McCarvel: Commissioner Perreault.
Perreault: I agree. The buildings are -- are beautiful and -- but I don't think it's going to
fit into the area. I -- I'm a little bit surprised I guess. I felt like we communicated in our
last meeting that we -- that that's what we were looking for was for it to integrate better
into the surrounding area as far as the design went and I'm not seeing much of a
difference, other than changes to the ends of the building -- ends of the buildings with
the three stories instead of the four, but it's still, essentially, four stories. Most of the
building still has that height and it just doesn't seem like this is the right location for it.
McCarvel: Any other thoughts? Comments?
Yearsley: Madam Chair?
McCarvel: Want to think out loud.
Yearsley: No. I like it.
McCarvel: Commissioner Yearsley.
Yearsley: I like the design. I think the area fits where we have got the commercial to
the -- to the north and the other apartments to the -- the west. I think it fits. It is a little
big, but I -- I don't think it would be that bad personally. So, I like how they stepped the
end. I like how they put the patios on the rooftop on the ends for -- for them to be out on
the patio in the evening and stuff like that. I think it -- I think it's a good look. I like the
project.
McCarvel: Okay.
Hollman: Madam Chair?
McCarvel: Commissioner Holland.
Holland: I agree with Commissioner Yearsley. I actually really like this project, too,
because I think they have done a nice job of trying to put some open space in the
middle, which I appreciate how they laid it out. I agree maybe it's a lot of density for that
area, but I think being next to a park, being next to the commercial area that's across
the street and the apartments that are adjacent to it, I think they have done a thoughtful
Meridian City Council Meeting Agenda April 5, 2018 — Page 84 of 161
Meridian Planning & Zoning Commission
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Page 8 of 22
job of trying to keep it within five feet of what the neighboring structures look like, so I'm
okay with the project as well.
McCarvel: Okay.
Fitzgerald: Madam Chair?
McCarvel: Commissioner Fitzgerald.
Fitzgerald: And I -- I appreciate the applicant -- I agree with you. I would like to have
picked it up and moved it somewhere else. If it was directly next to a neighborhood and
not next to additional multi -family, I would have a bigger concern. I do really like the
design. I like the modern look. And we are talking about five or six feet difference with
the pitch of the roofs, whether that's a wall or it -- I think the different design is
refreshing. That's just my like of modern. So, I -- I do think there is some density there
that might be stepped down a little bit, but I like the overall design. I like the -- and it
lives -- MEW lives to the middle and so I like the changes and so I would tend to agree
with Commissioner Yearsley and Commissioner Holland.
McCarvel: Okay. With that, if there is a motion to be made in favor it sounds like Bill
has got some items that need to be changed or addressed.
Parsons: Madam Chair, Members of the Commission, yeah, it's certainly -- as the
applicant pointed out, there is a couple items. One, we had addressed the alignment of
the driveways that we have specified in the staff report. As you mentioned -- as he
mentioned, we recommended that the center one get closed and the two -- the south --
the southern driveway and, then, both northern most driveway should align with the two
across from them -- across the other side of Venable. So, if -- if you're going to, again,
make a positive recommendation to move forward, then, we ask that either they close
that northern one, as I have testified to, or make it an emergency access only and leave
the other two alone. And, then, the other -- I'm looking at Provision D in the staff report
or at least the recommendation in the development agreement and as I mentioned to
you, we -- the applicant would like to proceed with construction ahead of a subdivision
and currently we have two conditions that conflict with themselves. We have Item D, it
says the property shall be subdivided prior to receipt of any building permits for the
project and that's not the intent. The intent was to -- if this is approved and gets
forwarded -- it's moving towards construction, the intent was to allow them to get moving
forward on the multi -family portion and later come back and subdivide that and take that
in front of you at that time and, then, ultimately have that plat recorded prior to the first
occupancy permit for one of those -- the first structure on the site. We have that
addressed in -- I believe we have that one addressed in Item G -- Item G-5, but what I'm
recommending is if you like that recommendation we strike that last sentence in Item D
and keep it as written in item G-5 and, then, the other item -- or the other action -- or the
other condition or provision we need to get struck through is the one that requires the
transition with three and two story structures and that would be Item G, number seven.
Are you saying six? I have the staff report up here and I'm seeing that --
Meridian City Council Meeting Agenda April 5, 2018 — Page 85 of 161
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March 15, 2018
Page 9 of 22
Fitzgerald: Madam Chair?
McCarvel: Commissioner Fitzgerald.
Fitzgerald: Bill, can I ask you a question real quick?
Parsons: Sure.
Fitzgerald: Because Venable is not going to -- going to come to a -- isn't expected to go
anywhere else, it's going to end, having a break between Stanhope and not having it be
a direct -- I guess an S curve there and having a stop on both sides, would that give
some of the neighbors a break? Because there is green space on the current layout.
That, hopefully, gives some buffer to some of the neighbors, so they are not looking at a
wall, instead of having to bring that S right into their area. I'm just trying to look at a
different way of laying this out. If you have a road dead ends into the back of the
properties, instead of having an S curve that goes to Stanhope, maybe that gives them
some green space and less of building behind them, so it's not looking down their
houses. Does staff have an opinion?
Parsons: Madam Chair, Members of the Commission, as I mentioned to you last time,
there is some right of way already dedicated along a portion of that open space lot that
is up against the residences, if you can see my cursor here. In speaking with the
highway district, they are amenable to that being vacated, but as the applicant
mentioned, they also have to provide drainage for the roadway and so they thought that
was a good dual purpose to incorporate that right of way into that green space, leave it -
- leave it the way it is, don't align that road as staff has recommended and, then, create
some kind of -- have that sidewalk or a multi -use pathway go down that side. So, that --
you're right, Venable won't get extended, but we would get maybe an interconnected
pathway through that area. So, yes, staff is comfortable with that terminating -- having
that intersection -- the T intersection there and not having that roadway align --
Fitzgerald: Okay.
Parsons: -- per ACHD's recommendation.
Fitzgerald: Madam Chair?
McCarvel: Commissioner Fitzgerald.
Fitzgerald: And I think that -- to me that makes sense. It does provide some additional
buffer to the neighbors that are on that corner, so there isn't balconies looking right in
their backyard and it does provide some additional green space. So, interconnectivity
with the pathway would make sense to me.
Meridian City Council Meeting Agenda April 5, 2018 — Page 86 of 161
Meridian Planning & Zoning Commission
March 15, 2018
Page 10 of 22
Parsons: And, Madam Chair, Members of the Commission, just for clarification, it would
still allow the property owner to the south to have his driveway access to Venable Lane.
Fitzgerald: That makes sense.
McCarvel: Would anyone care to make a motion?
Yearsley: Can you bring the staff report back up?
McCarvel: You didn't write all that down?
Parsons: So, Madam Chair, Members of the Commission, primarily strike number
seven in the last sentence and number A, provision D, would have to subdivide prior to
getting issuance of building permits.
Yearsley: So, you said DA provision D? Is that what you were saying?
Parsons: Yes. D.
Yearsley: Oh. Okay. Right there.
Parsons: D says the property shall be divided -- yeah. We want to strike that last
sentence in that. And, then, if -- then we have item again G-1 that speaks to the
alignment of the driveway, so we have to get -- change that to allow it as is -- allow it the
way they show it on the concept plan, with the exception of the emergency access for
the northern most and, then, item G-7 strike it, if that's what you choose to do.
Yearsley: Madam Chair?
McCarvel: Commissioner Yearsley.
Yearsley: After considering all staff, applicant, and public testimony, I move to
recommend approval to the City Council of file number H-2017-0142 as presented in
the staff report for the hearing date of March -- what is it today, the 15th? 2018. With
the following provisions: That Item D, the last sentence, be removed. Item G to be
strike -- be stricken. G.1 to be removed. And to add that the northern driveway to be
removed or to provide a fire lane. Item G-5, that -- are we removing G-5? Or is that --
or just -- G-7. Except for the last sentence on that one. Because to leave the proposed
garage structures along the -- leave that last -- leave that one there with those.
Fitzgerald: Second.
McCarvel: It has been moved and seconded to approve Item H-2017-0142 with
modifications. All those in favor say aye. Opposed?
Perreault: Nay.
Meridian City Council Meeting Agenda April 5, 2018 — Page 87 of 161
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McCarvel: Nay. Motion carries.
Fitzgerald: Madam Chair?
McCarvel: Commissioner Fitzgerald.
Fitzgerald: Just per Commissioner Cassinelli's comments before, on votes like that, do
you want a roll call vote?
McCarvel: Yeah. I mean it's -- yeah. Yeah, I would -- probably this is -- we had enough
public interest in this, we probably -- let's make sure the record reflects --
Johnson: Absolutely.
McCarvel: The yeas and nays.
Roll call: McCarvel, nay; Yearsley, yea; Fitzgerald, yea; Perreault, nay; Holland, yea;
Wilson, absent, Cassinelli, absent.
McCarvel: Yeah. Usually it's clear enough from the discussions, but somebody could
change their mind at the last minute.
MOTION CARRIED: THREE AYES. TWO NAYS. TWO ABSENT.
B. Public Hearing for Oberg Subdivision (H-2018-0012) by DevCo,
LLC located at 2855 N. Wingate Lane
1. Request: Annexation and Zoning of 4.79 acres of land with
an R-15 zoning district; and
2. Request: Preliminary Plat consisting of 25 single-family
residential building lots, 3 common lots and 1 other lot on
4.79 acres of land in the proposed R-15 zoning district
McCarvel: Okay. Okay. So, at this time we would like to open the public hearing for
Item H-2018-0012, Oberg Subdivision, and we will begin with the staff report.
Allen: Thank you, Madam Chair, Members of the Commission. The next application
before you is a request for annexation and zoning and a preliminary plat. This site
consists of 4.79 acres of land, zoned RUT in Ada county, located at 2855 North Wingate
Lane. Adjacent land use and zoning. To the north and east are rural residential
properties, zoned RUT in Ada county. To the south is single family residential property
zoned R-4. And to the west are also single family residential properties zoned R-4 and
R-8. The Comprehensive Plan future land use map designation for this property is
medium density residential, which is three to eight units per acre. The applicant is
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requesting annexation and zoning of 4.79 acres of land with an R-15 zoning district for
the development of single family homes, 22 attached and three detached units, at a
gross density of 5.21 units per acre, consistent with the medium density designation. A
preliminary plat is proposed as shown that consists of 25 single family residential
building lot, three common lots, and one other lot on 4.79 acres of land. The
subdivision is proposed to develop in one phase. Access is proposed via the extension
of East Kamay Street at the west boundary of the property and emergency access only
is proposed at the east boundary via the existing private street which runs north -south
to Ustick Road, which is Wingate Lane. Two stub streets are proposed to the properties
to the east for future extension and interconnectivity upon redevelopment of those
properties and that is the Kamay Street at the north boundary and, then, the street at
the south. Staff is recommending an additional stub street is provided to the north
boundary and that's the extension of North Lapis Avenue. A 15 foot wide road access
for Wingate Lane and a utility easement exists along the east boundary of this site and
is proposed to be located within adjacent building lots until such time as it's no longer
needed for access to adjacent properties. At that time the easement may be vacated in
the area absorbed by the adjacent building lots. Until that time the easement area is to
remain as is for use by adjacent property owners for access to their properties.
Because this property is below five acres in size, qualified open space and site
amenities are not required by the UDC. However, the applicant is proposing .86 of an
acre or 17.95 percent of open space, consisting of the common area where the South
Slough and the Finch Lateral is located through the middle of this site. A segment of
the city's multi -use pathway system is also proposed along the north boundary of the
waterway. Conceptual building elevations for the proposed single family homes were
submitted as shown that demonstrate the quality and style of development proposed.
All single family residential attached homes are required to obtain designer review
approval and comply with the standards in the architectural standards manual. Written
testimony has been received from Laren Bailey, DevCo, the applicant, in agreement
with the staff report, except for condition number 1.3.5, which is requested to be
modified to reflect that the homeowners association, not the applicant, will have an
ongoing obligation to maintain all pathways. Staff is recommending approval of the
applicant's request for an amendment to 1.3.5 as stated and per the conditions of
approval on Exhibit B of the staff report. Staff will stand for any questions.
McCarvel: Any questions for staff? Would the applicant like to come forward?
Conger: Madam Chair, Members of the Commission, Jim Conger, 4824 West Fairview
Avenue. Good evening. First I would like to thank Sonya and all the team at the City of
Meridian for assisting us through this project and numerous neighbors and adjacent
neighbors that afforded us a lot of time. We actually are in full acceptance of the
conditions of approval, with the one modification as Sonya noted, and with that I would
stand for any questions.
McCarvel: Any questions for the applicant? Mr. Yearsley.
Meridian City Council Meeting Agenda April 5, 2018 — Page 89 of 161
Meridian Planning & Zoning Commission
March 15, 2018
Page 13 of 22
Yearsley: Madam Chair. Can you tell me which ones are the three lots that are going
to be -- or did I just read that wrong? So, you have 22 attached and three detached.
Can you tell me which ones are the three detached?
Conger: Yeah. Madam Chair, Commissioner Yearsley, that one that Sonya is
identifying there -- and I will let her move the mouse -- that item -- lot right there on the
waterway and in Lot 4 we are still debating between Lot 4 -- if you slide down further to
Lot 8. That -- that's just a pod of five right there. So, it will be either number four or
number eight. We will identify that with the final plat.
Yearsley: Okay.
Perrault: Madam Chair?
McCarvel: Commissioner Perreault.
Perreault: So, is Lot 9 the access to Lots 10, 11 and 12?
Conger: Madam Chair, Commissioner Perreault, yes, that is a typical common
driveway that can have up to six homes on it and will be fully laid out with the final plat
as well.
Yearsley: Madam Chair?
Conger: That should be color gray.
McCarvel: Commissioner Yearsley.
Yearsley: One more quick comment. On these homes -- I know what some of the
homes like this style -- they don't have much of an eave or very -- or zero eaves. Are
you planning to have eaves on these properties -- or these homes or are you -- because
I know with the R-15 you can have the really close setbacks, so you have to have fire
rated -- so, I wasn't quite sure what you were planning.
Conger: Madam Chair, Mr. Yearsley, yes, we have worked with Black Rock and their
design team to kind of put the money where the value is with the homeowners. So, yes,
this has eaves in the front portion of the home. They do have minimized eaves from the
side -- in the sides to the rest of the back of the home. With the setbacks and the fire
code, you would have to basically fire rate those. That's a cost of about 2,000 dollars
per lot. We have worked hard to be innovative and figure out product that becomes,
you know, as affordable as possible in Meridian. We have sold over 400 -- about 350 of
these homes in as far as granite countertops, tile backsplash, everything that we put
and as you can also see where we put the money in the stone on the front of the homes
and -- and there is just so many more places to put the money, 2,000 dollars out of a
homeowner's budget for eaves, we don't understand that. We understand your -- your
eyesight, as much as my builder's eyesight is a little more keen than most, but the -- the
Meridian City Council Meeting Agenda April 5, 2018 — Page 90 of 161
Meridian Planning & Zoning Commission
March 15, 2018
Page 14 of 22
value that would take away -- 2,000 dollars -- I mean for trying to hit the affordable
pocket in the core of Meridian, we don't -- we aren't able to build these on the outskirts
and compete with the -- the lesser houses and bigger lots. This is in the core and we
just decided the money is better spent in the product of the house.
Yearsley: Okay. Thank you.
McCarvel: Any other questions for the applicant? Okay. Thank you.
Conger: Thank you all.
McCarvel: Okay. And I don't have anybody that has signed up to testify. Is there
anyone here in the room that wishes to testify on this application? Okay. Unless we
have any recent thought up questions for the applicant, could I get a motion to close the
public hearing?
Fitzgerald: Madam Chair, I move to close the public hearing.
Holland: Second.
McCarvel: It has been moved and seconded to close the public hearing on H-2018-
0012. All those in favor say aye. Opposed? Motion carries.
MOTION CARRIED: FIVE AYES. TWO ABSENT.
McCarvel: It think it's a pretty simple little subdivision. It's, obviously, a good transition
with the lots to the north and the ones to the south are a little bit bigger, but I think they
would appreciate having the single story homes lining up to them, even though it's
probably more lots.
Holland: Madam Chair?
McCarvel: Commissioner Holland.
Holland: I tend to agree and I like that they added some open space when they didn't
necessarily have to with the five acre lots. So, I think having some of the green space
in between some of those homes is a nice touch.
Yearsley: Madam Chair?
McCarvel: Commissioner Yearsley.
Yearsley: When I first initially looked at this application I was a little concerned. My
initial thought was, well, the R-15 would be good on the north side, but the south side
should be an R-4. However, I know a lot of people don't like them, but where are they
doing that detached homes it makes the lots look bigger and not so -- not so small a lot.
Meridian City Council Meeting Agenda April 5, 2018 — Page 91 of 161
Meridian Planning & Zoning Commission
March 15, 2018
Page 15 of 22
So, I have a tendency to lean more towards, yeah, this would be okay given that they
have the bigger -- the bigger homes, the combined homes, to make them look a little
bigger than just individual small little rows of homes.
Fitzgerald: Madam Chair?
McCarvel: Commissioner Fitzgerald.
Fitzgerald: And I agree. That's -- it does -- it provides sizeability comparison to the
other houses that are behind it and so I -- I think these -- I know a number of these units
right across and Champion Park have base -- every time they are in the market they are
gone immediately. So, there is, obviously, a need for them and I think it matches into
the -- the current subdivision that's already being built. So, I think it looks good and I
mean going across that lateral right there, it's got to be tough as it is and so
understand for the detached houses being on that water it kind of is a unique spot, but
think it works well.
McCarvel: And I agree with staff's recommendation that there needs to be probably that
stub street up there for future connectivity to those other -- the property in the future. Is
there any other intention -- Sonya, anything else we needed to address?
Allen: No. Nothing else.
McCarvel: This is pretty --
Fitzgerald: Madam Chair?
McCarvel: Commissioner Fitzgerald.
Fitzgerald: Just clarification. Sonya, you're okay with the change in 1.3.5; correct?
Okay. Madam Chair?
McCarvel: Commissioner Fitzgerald.
Fitzgerald: After considering all staff, applicant, and public testimony, I move to
recommended approval to City Council of file number H-2018-0012 as presented in the
staff report for the hearing date of March 15th with the modification of changing 1.3.5 to
be HOA ongoing maintenance versus the applicant.
Holland: Second.
McCarvel: It has been moved and seconded to approve H-2018-0012 with
modifications. All those in favor say aye. Opposed? Motion carries.
MOTION CARRIED: FIVE AYES. TWO ABSENT.
Meridian City Council Meeting Agenda April 5, 2018 — Page 92 of 161
Meridian Planning & Zoning Commission
March 15, 2018
Page 16 of 22
C. Public Hearing for Fast Eddy's (H-2018-0006) by ALC
Architecture, Located at 3775 N. Eagle Road
Request: Annexation and Zoning of 1.63 acres with a C -G
zoning, and
2. Request: A Conditional Use Permit for a Drive -Through
Establishment within 300 Feet of a Residential Use and
Extended Hours of Operation in the C -G zoning district of 24
Hours a Day/7 Days a week
McCarvel: At this time we would like to open H-2018-0006. Fast Eddy's.
Allen: Madam Chair, Members of the Commission, the next applications before you are
a request for annexation and zoning and a conditional use permit. The site consists of
1.63 acres of land, zoned RUT in Ada county, located at 3775 North Eagle Road.
Adjacent land use and zoning. To the north is a rural residential property, zoned A-1 in
Boise. To the east is State Highway 55 and Eagle Road and across that a church,
zoned A-1 in Boise. To the south is undeveloped commercial property, zoned C -G
that's also part of this property owner's development site. And to the west is future
multi -family residential development in the development process. That was the
brickyard subdivision that was before you guys a while back. It's zoned C -G. This
property was previously de -annexed from Boise and included in Meridian's area of city
impact boundary. The Comprehensive Plan future land use map does not include a
designation for this property, because it was not within our area. So, staff has
determined that floating the mixed use regional designation on the adjacent property to
the south that's under the same ownership would be appropriate for this property also.
The applicant requests annexation and zoning of 1.63 acres of land with a C -G zoning
district, consistent with the mixed use regional future land use map designation. A site
plan has been submitted as shown that demonstrates how the annexation area, as well
as the overall site is proposed to develop and, again, just this north part here is the
subject of the annexation and the conditional use permit application. The annexation
area is proposed to develop with a 16,399 square feet convenience retail store, with a
drive-thru establishment and a fuel sales facility along the south boundary there. An
associated car wash and quick lube is planned on the abutting property to the south that
is not a part of this application, but is under the same ownership. A conditional use
permit is requested for a drive-thru establishment within 300 feet of an existing
residence and extended business hours of operation within the C -G zoning district for
the convenience store and fuel sales facility to operate 24 hours a day, seven days a
week, instead of 6:00 p.m. -- excuse me -- 6:00 a.m. to 11:00 p.m. as required when
abutting a residential use or district, unless otherwise approved through a conditional
use permit. So, I'm just going to go back to the aerial property -- or aerial map here for
a minute. This is the existing residence right here that is kicking the conditional use
permit into effect there. The drive-thru is proposed along the north side of the retail
store and that is right here in this area along the north boundary of the site. That is
within the 300 feet of the existing residence, as I pointed out. A right -in, right -out
Meridian City Council Meeting Agenda April 5, 2018 — Page 93 of 161
Meridian Planning & Zoning Commission
March 15, 2018
Page 17 of 22
access is proposed by an existing driveway from State Highway 55 and Eagle Road and
from a driveway that runs along the south boundary the site by Eagle Road. Both of
these accesses from the state highway were approved through a prior variance
application several years back. Because this site abuts a state highway and access is
limited, staff recommends a driveway stub is provided to the property to the north, along
with the property -- excuse me -- pathway connection. Staff also recommends a
pedestrian walkway is provided along the southern boundary of the site for connection
to the pathway along Eagle Road. There was some notes in the -- in the staff report
about the applicant submitting a pedestrian circulation plan that is shown here on this
site plan, so that they are showing the pathway connection from the north here as
requested and, then, also the pathway connection along the southern boundary of the
site and, then, they were already showing a pathway connection here kind of midway in
the site and this all ties into the sidewalk that's proposed to the west on the brickyard
property, as well as the multi -use pathway planned along Eagle Road. Conceptual
building elevations were submitted as shown here and a Welcome to Meridian
monument sign is proposed at the northeast corner of the site within the buffer along
Eagle Road at the entryway into the city. Written testimony has been received from
James Doolin, FIG Development, LLC. He is the property owner to the west. States
that he is in favor of the proposed development plan with the driveway along the west
property line, because a landscape buffer and six foot tall privacy fence is planned
along the east boundary of the future residential property to buffer the commercial uses.
Typically the -- I shouldn't say typically. It is required by the UDC that the buffer be
placed on the commercial property to buffer the residential uses. In this case the
residential property is providing a buffer and they are saying they are okay with it being
on their property. So, the applicant is requesting that the City Council approve a
modified buffer on this. Written testimony was also received from Steve Eddy, the
applicant. He is requesting that they be allowed to leave the existing office building on
this site for use as a construction office to be demolished before a certificate of
occupancy is issued and staff is in agreement with this request. It is condition of
approval number 1.1.1A and that is -- you can see here where this arrow is pointing,
that is the existing office building right here. He also requests that they be allowed to do
a property boundary adjustment for two parcels, instead of one. Staff is in agreement
with that request as well. That is a condition of approval 1.1.1C. Third, they not be
required to provide a driveway stub and cross -access easement to the property to the
north, as he feels it will negatively impact internal circulation to the development and will
be a safety concern to pedestrian access to the site. Staff is not in support of that
request. The UDC requires cross -access to adjacent properties to reduce access
points to state highways. So, that is condition of approval 1.1.1E and staff is not in
support of that, as I stated. The last issue is a reduction in the landscape buffer along
the north property boundary. Again, that's a landscape buffer to residential uses. It's
required to be 25 feet. The applicant is requesting a modified buffer to 12 feet with a
berm and four foot tall fully screened fence. That is condition of approval 1.1.3D and
Council approval of a modification to the buffer width is required to remove that. Staff is
recommending approval with the requirement of the development agreement and the
conditions of approval in Exhibit B. Staff will stand for any questions.
Meridian City Council Meeting Agenda April 5, 2018 — Page 94 of 161
Meridian Planning & Zoning Commission
March 15, 2018
Page 18 of 22
McCarvel: Sonya, can you go back to that slide you just had. So, when I was just
reading in there, it said residential to the north, but, really, it's the one house there. Do
you know what that is -- is that a house that's likely to stay or is that something that's --
Allen: Madam Chair, that property is currently designated on the future land use map --
on Boise's -- for residential uses, but staff does anticipate that that will go commercial in
the future.
McCarvel: Okay.
Allen: But it is currently residential. So, the code requires a buffer.
McCarvel: Okay. Any other questions for staff?
Perreault: Madam Chair?
McCarvel: Commissioner Perreault.
Perreault: Sonya, can you show where that driveway stub to the north would be?
Allen: Yes. Chairman, Commissioner Perreault, it would be right in this area right here.
Perreault: Okay. Thank you.
Allen: I will just flip back to the aerial here and show you on this as well. So, it would be
approximately in this location.
Perreault: Okay.
McCarvel: Any other questions for staff? Okay. Would the applicant like to come
forward?
Eddy: I'm Steve Eddy. 3775 North Eagle Road, Boise, Idaho. Today hopefully to be
Meridian, Idaho, soon. I'm the applicant and owner of this facility and I think the only
thing I want to address that Sonya didn't cover -- Sonya and Bill worked hard on this
and I think we have pretty much covered everything and the access point that Sonya
brought up, the reason that I would prefer not doing that is this is probably one of the
biggest -- we don't want to be really classified as a convenience store, we are more of a
market and with the size of this and the magnitude and hopefully as busy as we will be
with the drive-thru and what we had going on there, I just felt like it would an unsafe
condition to put traffic through to the north and that's the only reason why. The property
owner to the north, you know, if we need a letter he has been in support of my project.
have met with him numerous times in his house. He is totally in support of the project.
We have -- when I met with him we said ten feet of landscaping and a fence. It's 12.
So, we have exceeded what I have told him all along the way and he is acceptable with
that with no problem. I think the only other thing is what Sonya brought up is the office
Meridian City Council Meeting Agenda April 5, 2018 — Page 95 of 161
Meridian Planning & Zoning Commission
March 15, 2018
Page 19 of 22
building. We would just like to leave and utilize as an office for during construction and,
then, you know, that will be torn down before the facility receives occupancy and I think
the only other thing -- she's covered everything else -- is questions from you guys, if you
have any questions.
McCarvel: Any questions for the applicant? Okay. I do have one, Steve. What -- what
time are most of your deliveries -- the bigger trucks coming in here? I know you said
you want to operate 24/7 and you just don't have a residential component close to you,
so what's your scheduling for those big trucks?
Eddy: The only trucks we would have come in in the middle of the night that I typically
do is just fuel deliveries, just to not obstruct the site, but all other delivers would be
daylight hours. Our facilities that we had before -- and I will do the same thing here --
10:00 to 5:00 p.m. is the only time I will have trucks in for delivery of the products we will
use in the store. But nothing in the middle of the night or outside of normal business
hours. Other than fuel and the fuel is more in the center of the site, so it won't be up
against the residential area at all.
McCarvel: They won't what?
Eddy: It won't be up against the residential area.
McCarvel: Okay. And those are typically in the middle of the night? Yeah.
Eddy: And that's just -- the delivery for fuel would prefer the middle of night, because of
traffic and the valley we live in now and it's just easier.
McCarvel: Okay. Any other questions for the applicant? All right.
Eddy: Thank you.
McCarvel: We don't have anybody signed up. Is there anybody in the room who
wishes the testifying on this application? All right. And unless we have additional
questions for the applicant, can I get a motion to close the public hearing?
Holland: So moved.
Fitzgerald: Second.
McCarvel: It has been moved and seconded to close the public hearing on H-2018-
0006. All those in favor say aye. Opposed? Motion carries.
MOTION CARRIED: FIVE AYES. TWO ABSENT.
McCarvel: I guess a big part of me says, well, what took so long. This site has been
there forever and I think everybody would love to see it come. I do -- I do think we need
Meridian City Council Meeting Agenda April 5, 2018 — Page 96 of 161
Meridian Planning & Zoning Commission
March 15, 2018
Page 20 of 22
to -- I would be in support of staff in recommending keeping that cross -access to the
north. I just think that's important along Eagle Road to have cross -access along all that
stuff behind there.
Fitzgerald: Madam Chair?
McCarvel: Commissioner Fitzgerald.
Fitzgerald: Yeah. No. I agree. I -- Mr. Eddy -- he has built great product in the past
around our valley and so it's a -- we know what kind of neighbor he will be to the people
around him, but I do agree, having a -- depending on what happens to the north, you
need to have an access there and so I agree with that. But I think all the rest of the
requested changes I think Sonya is good with, so I think we are good to move forward.
McCarvel: Okay.
Yearsley: Madam Chair?
McCarvel: Commissioner Yearsley.
Yearsley: I agree. I think it's good and we really enjoy the facility there at Overland and
Locust Grove. So, it's -- so, I think it would be a good fit and I agree with the same --
the stuff to the north is good, so -- and I would even -- I know it's not our action, but
think the reduced buffer would be acceptable as well.
McCarvel: Yeah. Yeah. I think especially if the neighbor has the buffer and is in
agreement.
Fitzgerald: And we have it in writing.
McCarvel: Yeah. Okay. And I think -- you know, Eagle is probably busy enough.
think whatever residential -- I mean the traffic is what it is and deliveries of fuel -- I
guess, you know, you're close enough to Eagle Road it's -- you're going to get that kind
of noise. Okay. Okay. Would anybody like to make a motion?
Perreault: Madam Chair?
McCarvel: Commissioner Perreault.
Perreault: So, no modifications to the staff report; correct? Is that what I'm
understanding?
Yearsley: No.
Perreault: Where -- I'm sorry.
Meridian City Council Meeting Agenda April 5, 2018 — Page 97 of 161
Meridian Planning & Zoning Commission
March 15, 2018
Page 21 of 22
Fitzgerald: We have a few.
McCarvel: 1.1.1 --
Fitzgerald: A.
Perreault: So, they have already required this.
Fitzgerald: Yes.
McCarvel: A. E.
Fitzgerald: C.
Perreault: In agreement with this one. Okay.
Yearsley: Go for it. You can do it.
Fitzgerald: Go forth.
Perreault: Madam Chair, after considering all staff, applicant, and public testimony
move to recommend approval to City Council of file number H-2018-0006 as presented
in the staff report for the hearing date of March 15th, 2018, with the following
modifications: That the applicant be allowed to leave the existing office building on this
site for use as a construction office and to be demolished before a certificate of
occupancy is issued. That's 1.1.1A. That the applicant be allowed to do a property
boundary adjustment for two parcels instead of one, which is number 1.1.1 C. And that
the applicant -- that there be -- the applicant be allowed to make a reduction in the
landscape buffer along the northern property boundary from 25 feet to 12 feet with a
berm and a four feet tall fully screened fence, which is number 1.1.3D.
Fitzgerald: Second.
McCarvel: Do we need anything in there about the access to the north or is that in the
staff report as written?
Allen: In the staff report as written.
McCarvel: Okay. It has been moved and seconded to approve file number H-2018-
0006 with modifications. All those in favor say aye. Opposed? Motion carries.
MOTION CARRIED: FIVE AYES. TWO ABSENT.
Fitzgerald: Madam Chair?
McCarvel: Commissioner Fitzgerald.
Meridian City Council Meeting Agenda April 5, 2018 — Page 98 of 161
Meridian Planning & Zoning Commission
March 15, 2018
Page 22 of 22
Fitzgerald: I move we adjourn.
Holland: Second.
McCarvel: It has been moved and seconded to adjourn the meeting. All those in favor
say aye. Opposed? Motion carries.
MOTION CARRIED: FIVE AYES. TWO ABSENT.
MEETING ADJOURNED AT 7:03 P.M.
(AUDIO RECORDING ON FILE OF THESE PROCEEDINGS.)
APPROVED
RHO DA McCARVEL - CHAIRMAN
ATTEST;
C. JAY C0LIN3�rTY CLERK
DATE APPROVED
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Planning and Zoning
Commission Meeting
March 15, 2018
Item #4A: Summertown Subdivision
Vicinity/Zoning Map
Proposed Concept Plan
Conceptual Building Elevations
Conceptual Building Elevations
Conceptual Building Elevations
Item #4B: Oberg Subdivision
Preliminary
Plat
Conceptual Renderings/Photos
Item #4C: Fast Eddy’s
Site Plan
Landscape Plan
Conceptual Elevations
(convenience store)
Planning and Zoning Commission Meeting
Meeting Date: 3/15/2018
Agenda/Item Number: 4A
Project/File Number: H-2017-0142
Item Title: Summertown Subdivision
1. Request: An Annexation and Zoning of 15.13 Acres of Lane with a TN -R Zoning District
Meeting Notes
'Changes to Agenda: None
Item #4A: Summertown Subdivision (H-2017.0142)
Application(s):
➢ Annexation & Zoning
Size of property, existing zoning, and location: This site consists of [#] acres of land, zoned [district], located at [address/general
location].
Adjacent Land Use & Zoning:
History: [if applicable]
Comprehensive Plan FLUM Designation: [details]
Summary of Request: [details]
Written Testimony: [name(s)] - [issue(s)]
Staff Recommendation: [Approval/Denial]
Notes:
Possible Motions:
Approval
After considering all staff, applicant and public testimony, I move to recommend approval to the City Council of File Number [#], as
presented in the staff report for the hearing date of [date], with the following modifications: (Add any proposed modifications to
conditions)
Denial
After considering all staff, applicant and public testimony, I move to recommend denial to the City Council of File Number [#], as
presented during the hearing on [date], for the following reasons: (You should state specific reasons for denial)
Continuance
I move to continue File Number [#] to the hearing date of (insert continued hearing date here) for the following reason(s): (You
should state specific reason(s) for continuance)
1
Charlene Way
From:Joshua Beach
Sent:Wednesday, February 14, 2018 4:00 PM
To:kentlkb@gmail.com; Devan Robnett (devanrobnett@gmail.com); Shannon Robnett
(shannonrobnett@gmail.com)
Cc:Barbara Shiffer; Bill Parsons; C.Jay Coles; Charlene Way; Christopher Johnson
Subject:Summertown Subdivision
Attachments:Summertown Subdivision - AZ.pdf
Attached is the staff report for the proposed annexation for Summertown Subdivision H-2017-0035. This item
is scheduled to be on the Commission agenda on 2/15/18. The public hearing will be held at City Hall, 33 E.
Broadway Avenue, beginning at 6:00 pm. Please call or e-mail with any questions.
Kent/Devan - Please submit any written response you may have to the staff report to the City Clerk’s office
(cjcoles@meridiancity.org ) and myself (e-mail or fax) as soon as possible.
Josh Beach | Associate City Planner
City of Meridian | Community Development Department
33 E. Broadway Ave., Meridian, Idaho 83642
Phone: 208-489-0576
Built for Business, Designed for Living
www.opportunitymeridian.org
All e-mail messages sent to or received by City of Meridian e-mail accounts are subject to the Idaho law,
in regards to both release and retention, and may be released upon request, unless exempt from disclosure by law.
Page | 1
STAFF REPORT
Hearing Date: February 15, 2018 (Continued from
December 7 and 21, 2017; January 4,
2018)
TO: Planning and Zoning Commission
FROM: Bill Parsons, Planning Supervisor
(208) 884-5533
Bruce Freckleton, Development Services Manager
208-887-2211
SUBJECT: H-2017-0142 – Summertown – AZ
1. SUMMARY DESCRIPTION OF APPLICANT’S REQUEST
The applicant, 745 W. Ustick, LLC, has submitted an application for annexation and zoning (AZ) of
15.13 acres of land with a TN-R zoning district. A concept plan, landscape plan and elevations have
been submitted with the annexation request that depicts a 272-unit multi-family development and nine
(9) single family residential lots.
2. SUMMARY RECOMMENDATION
Staff recommends approval of the proposed AZ application with the requirement of a Development
Agreement that includes the provisions noted in Exhibit B of the staff report, 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 of File
Number H-2017-0142 as presented in staff report for the hearing date of February 15, 2018 with the
following modifications: (Add any proposed modifications.)
Denial
After considering all staff, applicant and public testimony, I move to recommend denial of File
Number H-2017-0142 as presented in staff report for the hearing date of February 15, 2018 for the
following reasons: (You should state specific reason(s) for denial.)
Continuance
I move to continue File Numbers H-2017-0142 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: 745 W. Ustick Road (Parcel # S1201121103)
The site is located in the NE ¼ of Section 1, Township 3N., Range 1W.
b. Owner/Applicant:
Ruby E. Ward
745 W. Ustick Road
Meridian, ID 83646
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c. Representative:
Devan Robnett, Phoenix Commercial Construction, LLC
1307 N. 39th Street Suite 102
Nampa, ID 83687
d. Applicant's Request: Please see applicant’s narrative for this information.
5. PROCESS FACTS
a. The subject application is for annexation and zoning. A public hearing is required before the
Planning and Zoning Commission and City Council on this matter, consistent with Meridian City
Code Title 11, Chapter 5.
b. Newspaper notifications published on: January 26, 2018
c. Radius notices mailed to properties within 300 feet on: January 19, 2018
d. Applicant posted notice on site by: January 29, 2018
6. LAND USE
a. Existing Land Use(s): The subject property consists of a rural residence and several outbuildings;
zoned RUT in Ada County.
b. Description of Character of Surrounding Area and Adjacent Land Uses and Zoning:
1. North: Commercial property, zoned C-N
2. East: Commercial property, zoned C-2; and agricultural land, zoned RUT
3. South: Single family residential property in the Vallin Court Subdivision, zoned R-8
4. West: Single family residential homes and the Crossfield Apartments in the Crossfield
Subdivision, zoned TN-R and R-8.
c. History of Previous Actions: None
d. Utilities:
1. Public Works:
Location of sewer: A sewer main intended to provide service to the subject parcel currently
exists to the south in N. Ridgebury Avenue.
Location of water: Water mains intended to provide service to the subject site currently exists
in W. Ustick Road and in N. Ridgebury Avenue.
Issues or concerns: Applicant shall be required to make water connections with each of the
available sources, as well as install a 12-inch diameter water mainline in N. Venable Lane.
e. Physical Features:
1. Canals/Ditches Irrigation: Staff is unaware of any canals/ditches that may exist on the site.
2. Hazards: Staff is unaware of any hazards that may exist on the site.
3. Flood Plain: This property is not within the floodplain overlay district.
7. COMPREHENSIVE PLAN POLICIES AND GOALS
This property is currently designated “Mixed Use – Community” (MU-C) with a Neighborhood
Center (N.C.) overlay on the Comprehensive Plan Future Land Use Map. In these areas the City seeks
a centralized, pedestrian-oriented, identifiable and day-to-day, service-oriented focal point for
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neighborhood scale development. Neighborhood Centers should serve as public transit locations for
future park-and-ride lots, bus stops, shuttle bus stops or other alternative modes of transportation.
Neighborhood Center developments are encouraged to be designed according to the conceptual
neighborhood center plan. The grid street pattern within the neighborhood allows traffic to disperse,
eases congestion, slows traffic, and is safer for residents.
In addition to the items listed for the MU-C designation, the following items will be used in
reviewing development applications in all MU-C areas with an N.C. overlay:
Four specific design elements should be incorporated into a Neighborhood Center
development: a) street connectivity, b) open space, c) pathways, and d) residential density
that is eight dwelling units per acre or more.
Most blocks should be no more than 500’ to 600’, similar to Old Town and Heritage
Commons; larger blocks are allowed along arterial streets.
Reduced travel lane widths are encouraged.
The design should provide an interconnected circulation pattern that is convenient for
automobiles, pedestrians, and transit.
The centers should offer an internal circulation system that connects with adjacent
neighborhoods and regional pathways, connecting to and integrated with the larger street and
pathway system.
Developments should provide neighborhood accessible commercial services that do not force
residents onto arterial streets.
Developments should provide a variety of housing choices and types.
Housing within developments should be arranged in a radiating pattern of lessening densities
from the core.
Alleys and roadways should be used to transition from dissimilar land uses, or residential
densities.
The applicant is proposing a mix of multi-family and single-family residential uses at an overall gross
density of 18.57 dwelling units per acre, which is slightly above the density of 3 to 15 dwelling units
desired in the MU-C designation. Most of the density is in the form of the multi-family development.
Staff believes that interconnectivity between this development and the development to west could be
enhanced if the applicant would align the intersections at W. Stanhope and the driveway constructed
with the Crossfield Apartment complex to the west.
There is not a small-scale commercial/entertainment/office component planned for the site as detailed
in the NC designation, only a mix of residential. However, there is commercial property zoned C-C
and C-N across the street on the north side of Ustick Road, which should provide the commercial
component of the NC designated area. It is important to note that when the apartments to west came
through as part of a rezone application, staff contemplated a commercial component as part of this
property which provided a justification to allow additional residential units to the west. A commercial
component is not proposed as part of this application.
Staff finds the following Comprehensive Plan policies to be applicable to this property and apply to
the proposed development (staff analysis in italics below policy):
“Require all new and reconstructed parking lots to provide landscaping in internal islands and
along streets.” (2.01.04B)
Landscaping is proposed within planter islands in the parking areas on this site as shown on
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the landscape plan attached in Exhibit A.4.
“Restrict curb cuts and access points on collectors and arterial streets.” (3.06.02D)
Direct lot access is not proposed to W. Ustick Road, an arterial street. The concept plan
depicts 3 access points N. Venable Lane which is designated as a residential collector on
ACHD’s Master Street Map. If the applicant would align the northern driveway with the
adjacent apartment complex to the west and the public street with W. Stanhope to the west,
staff finds the applicant could eliminate the middle access to N. Venable Lane.
“Require appropriate landscape and street buffers along transportation corridors (setback,
vegetation, low walls, berms, etc.).” (3.06.02F)
Ustick Road is designated as an arterial roadway and Venable Ave is classified as a collector
roadway. By City Ordinance, a 25-foot wide landscape buffer is required adjacent to Ustick
Road and a 20-foot wide landscape buffer is required along Venable Ave. The landscape
buffers must deigned in Accord with UDC 11-3B-7C and Table 11-2D-6.
“Permit new development only where urban services can be reasonably provided at the time
of final approval and development is contiguous to the City.” (3.01.01F)
This parcel is contiguous to the city. Sanitary sewer and water are available to this parcel.
“Review new development for appropriate opportunities to connect local roads and collectors
to adjacent properties (stub streets).” (3.03.020)
The applicant has provided a conceptual street design for this development and the adjacent
County properties. The proposed concept plan depicts the extension of N. Ridgebury Ave.
and the extension of W. Stanhope Street that will stub to the east. Further, the applicant has
demonstrated how the adjacent County properties could develop without the need for an
additional stub street. Since there is an adjacent County parcel to the east, commercially
zoned, staff recommends that the applicant grant that parcel cross access so that property
has access to Venable Lane in the future (see exhibit A.3).
“Evaluate comprehensive impact of growth in all land use decisions (e.g., traffic impacts,
school enrollment, parks, etc).” (3.01.01B)
Staff recognizes the proposed development will impact traffic, schools and parks in the area.
“Locate small-scale neighborhood commercial areas within planned residential developments
as part of the development plan.” (3.05.01E)
The proposed development does not have a commercial component as anticipated by MU-C
designated areas. However, there are adjacent commercial uses to the north that can provide
small scale neighborhood uses to support the proposed development. Additional employment
in the area is unknown until actual uses develop in the area.
“Require new urban density subdivisions which abut or are proximal to existing low density
residential land uses to provide landscaped screening or transitional densities with larger,
more comparable lot sizes to buffer the interface between urban level densities and rural
residential densities.” (3.05.02F)
The applicant is proposing to provide a block of residential lots along the south boundary to
provide transitional zoning to the adjacent residential lots. However, as designed the
applicant is proposing to construct four-story structures that may not provide an appropriate
transition between the County residents and the adjacent single family homes. Staff
recommends that the applicant construct apartment buildings that are two stories along
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Venable Lane and Ustick Road to provide a transition to the adjacent uses. The internal
buildings should not exceed three stories in height.
“Develop incentives for high-density development along major transportation corridors to
support public transportation system.” (3.06.02G)
In the future Ustick Road will be a mobility corridor. The applicant should coordinate with
VRT to see if a future bus stop is desired in this location.
“Coordinate with ACHD, ITD, COMPASS, and other agencies to determine future
infrastructure plans, transportation corridors, highway alignments, etc. and allow only
compatible adjacent land uses, appropriate site designs and traffic patterns.” (3.06.02H)
ACHD, ITD and COMPASS have provided comments on the subject application. Please
review the public record for this information.
“Provide housing options close to employment and shopping centers.” (3.07.02D)
The proposed development is near some employment and vacant commercial property that
may develop with uses that could provide other employment.
“Locate high-density development, where possible, near open space corridors or other
permanent major open space and park facilities, Old Town, and near major access
thoroughfares.” (3.07.02L)
The proposed development is near Settlers Park and Ustick Road is slated for widening this
year from two lanes to five lanes.
“Provide for a wide diversity of housing types (single-family and multi-family arrangements)
and choices between ownership and rental dwelling units for all income groups in a variety of
locations suitable for residential development.” (3.07.03B)
The proposed multi-family residential development will contribute to the variety of housing
types available within this part of the City.
“Require open space areas within all development.” (6.01.01A)
The proposed development is required to comply with the minimum common open space
design standards listed in UDC 11-4-3-27C for multi-family developments as well as the
qualified open space standards listed in 11-3G-3 for residential developments. As designed
the single family portion of the development doesn’t appear to have access to the amenities or
open space proposed for the multi-family residences. Per the mixed-use standards above,
opens space and interconnectivity is encouraged. At the hearing, the applicant should clarify
if the residents of the single family portion of the development will have access to the open
space and amenities proposed for the multi-family development.
In accord with the above policies and for the above-stated reasons/recommendations, staff finds
the proposed use is appropriate in this location.
8. UNIFIED DEVELOPMENT CODE
A. Purpose Statement of Zone: The purpose of the TN-R district is to provide for a variety of
residential land uses including attached and detached single-family residential, duplex,
townhouse, and multi-family. A TN-R district includes open spaces and promotes pedestrian
activity through well designed and varied streetscapes that also provide for the safe and efficient
movement of vehicular traffic. Most dwelling units should be accessed from alleys. The
minimum density is six (6) units per acre. Density should decrease away from the center and
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closer to conventional residential districts. The TN-R district should be generally located adjacent
to a TN-C district, along a transit corridor, or within a mixed use neighborhood. For the purposes
of this title, the term residential district shall also include the traditional neighborhood residential
district.
B. Schedule of Use: Unified Development Code (UDC) 11-2D-2 lists the permitted, accessory, and
conditional uses in the TN-R zoning district. The proposed multi-family and single-family
detached dwellings are listed as principal permitted uses in the proposed TN-R zoning district.
C. Dimensional Standards: Development of the site shall comply with the dimensional standards
listed in UDC Table 11-2D-2 for the proposed TN-R zoning district.
D. Landscaping: Street buffer landscaping shall be installed in accordance with the standards listed
in UDC 11-3B-7C and Table 11-2D-6.
E. Off-Street Parking: Off-street parking is required in accord with UDC Table 11-3C-6 for multi-
family and single family detached dwellings.
F. Structure and Site Design Standards: Development of this site must comply with the design
standards in accord with UDC 11-3A-19 and the guidelines listed in the Architectural Standards
Manual (ASM).
G. The site must comply with the multi-family specific use standards set forth in UDC 11-4-3-27.
H. The site must comply with the subdivision standards set forth in UDC 11-6C-3.
I. Off-Street Parking: Off-street parking is required in accord with UDC Table 11-3C-6 for multi-
family and single family dwellings.
9. ANALYSIS
Analysis of Facts Leading to Staff Recommendation:
1. AZ: The applicant requests annexation and zoning of 15.13 acres of land with the TN-R
zoning district, generally consistent with the MU-C land use designation.
The legal description submitted with the application, included in Exhibit C, shows the boundaries
of the property proposed to be annexed. The property is contiguous to land that has been annexed
into the City and is within the Area of City Impact boundary.
The City may require a development agreement (DA) in conjunction with an annexation pursuant
to Idaho Code section 67-6511A. In order to ensure the site develops as proposed with this
application, staff recommends a DA as a provision of annexation with the conditions included in
Exhibit B.
Site Plan: The applicant has provided a concept plan, that depicts a 272-unit multi-family
consisting of ten (10) multi-family structures (three and four stories in height), a clubhouse and
nine (9) single family residential lots on approximately 15 acres of land as required by UDC 11-
5B-3C(3). On the submitted concept plan the applicant has provided the open space calculations
and depicted the amenities that are proposed for the future development. This information is
provided below.
In general, staff is supportive of the submitted concept plan. Because the multi-family use is a
principally permitted use and only requires CZC and DES approval upon annexation of the
property, staff is recommending that the applicant modify the concept plan as follows:
1. Align the northern and southern access with the accesses on the west side of N. Venable
Lane; remove the center access driveway.
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2. Venable Lane should be constructed as a complete residential collector street with the
first phase of development.
3. The applicant should comply with the open space and site amenities as depicted on the
submitted concept plan. Further, the site should comply with the common open space and
site amenity standards specified in UDC 11-3G and UDC 11-4-3-27.
4. Cross access should be granted to the Ada County parcel #S1201120651. Cross access will
not be required if the property annexes into the City with a residential district.
5. The applicant has indicated that the multi-family portion of the site is the first phase of
development. The applicant has been informed that the property must be further
subdivided in order to create the single family lots along the southern boundary. Staff
recommends a DA provision the applicant record a final plat prior to the issuance of the
first occupancy permit. Future subdivision should comply with the subdivision standards
set forth in UDC 11-6C-3.
6. The applicant should clarify at the public hearing if the single family residences will have
access to the amenities and open space proposed for the multi-family portion of the
development in accord with the mixed-use standards.
7. To provide an appropriate transition to the adjacent Ada County parcels and the single
family residences, no multi-family structure should exceed three stories in height and the
multi-family buildings that front along public streets shall not exceed two stories in height.
Further, the proposed garage structure along the south boundary of the multi-family
portion of the site shall be broken up into multiple structures to break-up the monotonous
appearance of structure.
Landscaping: A landscape plan was submitted with the application that shows approximately
3.114 acres of open space, or approximately 22.5% of the site. This area includes several areas of
open space that are larger than 50 feet by 100 feet as well as half of the landscape buffer along
Ustick Road. The applicant is required to comply with the open space requirements in both UDC
11-3-G-3 and 11-4-3-27.
Amenities: The amenities included in the project include a pool, two (2) play structures, a
clubhouse, an outdoor patio, dog park and water feature. The applicant is required to comply with
the open space requirements in both UDC 11-3-G-3 and 11-4-3-27. The open space and amenities
for the multi-family portion of the property shall be for the use of the multi-family development
as well as the single family homes.
Connectivity: The applicant provided an exhibit showing how future connectivity in the area.
With that exhibit, staff is supportive of the single-stub street to the property to the west with the
caveat that the commercial business near the northeast corner of the property be provided a cross -
access if that property is to be used for a commercial use if/when the property annexes into the
City.
Dimensional Standards: The TN-R zoning requested by the applicant requires specific lot sizes
and design elements not typically required by other zoning designations. The applicant is advised
to review section 11-2D-6 of the UDC and to ensure that any proposed development conforms to
this section. Future development of this site should comply with the dimensional standards set
forth in UDC 11-2D-6.
Parking: The conceptual site plan indicates that there will be a total of 544 parking stalls which
is a ratio of 2 parking stalls per unit. Since this development is located adjacent to a collector and
arterial roads which does not allow for on-street parking, the applicant has provide more parking
than what is required by City ordinance. Staff is supportive of the proposed parking shown on the
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concept plan.
The applicant is also required to provide one (1) bicycle parking stall for every 25 proposed
parking stalls. On the submitted site plan the applicant has dispersed bike racks throughout the
proposed concept plan. The applicant will also need to meet any requirements for ADA stalls as
dictated by the International Building Code. Bile parking on the site must comply with the
standards set forth in UDC 11-3C-5C and 11-3C-6G.
Building Elevations: The multi-family structures within the proposed development that are
visible from the street or abutting properties are required to comply with the design review
standards set forth in UDC 11-3A-19 and the guidelines contained in the Architectural Standards
Manual.
Building materials for the proposed structures were not provided. Prior to the Commission
hearing, the applicant shall provide greater detail with further development to ensure that the
architecture complies with the Architectural Standards Manual.
Staff is not supportive of the approved elevations for several reasons including the proposed
height, and the 12-plex structures do not appear to have the required 80 square foot of private
open space. At the time of this staff report staff had not yet received carport elevations.
In summary staff finds the proposed project complies with the future land use map and applicable
policies of the Comprehensive Plan and the UDC with the conditions of approval listed in Exhibit
B. Based on the aforementioned analysis, staff recommends approval of the subject application.
10. EXHIBITS
A. Drawings
1. Vicinity Map
2. Proposed Concept Plan
3. Conceptual Street Layout
4. Landscape Plan (dated: 01/04/2018)
5. Proposed Elevations (NOT APPROVED)
B. Conditions of Approval
1. Planning Division
2. Public Works Department
3. Fire Department
4. Police Department
5. Parks Department
6. Republic Services
7. Ada County Highway District
C. Legal Description and Exhibit Map
D. Required Findings from Unified Development Code
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A. Drawings
1. Vicinity/Zoning Map
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2. Proposed Concept Plan
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3. Proposed Conceptual Road Layout
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4. Proposed Landscape Plan (dated: 01/04/2018)
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5. Proposed Elevations (Not Approved)
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B. Conditions of Approval
1. PLANNING DIVISION
1.1.1 A Development Agreement (DA) is required as a provision of annexation and zoning of this
property. Prior to annexation ordinance approval, a DA shall be entered into between the City of
Meridian, the property owner(s) at the time of ordinance adoption, and the developer. A
Certificate of Zoning Compliance application will not be accepted until the ordinance and
development agreement are recorded.
Currently, a fee of $303.00 shall be paid by the applicant to the Planning Division prior to
commencement of the DA. The DA shall be signed by the property owner and returned to the
Planning Division within six (6) months of the City Council granting annexation, approved by
City Council and recorded. The DA shall, at minimum, incorporate the following provisions:
a. Future development of the site shall be consistent with the design standards listed in UDC 11-
3A-19 and the guidelines in the City of Meridian Architectural Standards Manual (or any
updated versions thereof).
b. Future development of this site shall be generally consistent with the conceptual site plan and
landscape plans depicted in Exhibit A and the revisions noted in the staff report.
c. The project shall comply with all of the standards of the TN-R zoning district as set forth in
11-2D-6.
d. Prior to the Commission hearing, the applicant shall provide greater detail with further
development to ensure that the architecture complies with the Architectural Standards
Manual. The property shall be subdivided prior to receipt of any building permits for the
project.
e. Prior to the Planning and Zoning Commission the applicant shall provide conceptual
elevations for carports.
f. If the properties to the east of the subject property develop as commercial uses, the applicant
shall provide a cross access between the properties.
g. The site plan shall be revised as follows:
1. 1Align the northern and southern access with the accesses on the west side of
N. Venable Lane; remove the center access driveway.
2. Venable Lane should be constructed as a complete residential collector street
with the first phase of development.
3. The applicant should comply with the open space and site amenities as
depicted on the submitted concept plan. Further, the site should comply with
the common open space and site amenity standards specified in UDC 11-3G
and UDC 11-4-3-27.
4. Cross access should be granted to the Ada County parcel #S1201120651.
Cross access will not be required if the property annexes into the City with a
residential district.
5. The applicant has indicated that the multi-family portion of the site is the first
phase of development. The applicant has been informed that the property
must be further subdivided in order to create the single family lots along the
southern boundary. Staff recommends a DA provision the applicant record a
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final plat prior to the issuance of the first occupancy permit. Future
subdivision should comply with the subdivision standards set forth in UDC
11-6C-3.
6. The applicant should clarify at the public hearing if the single family
residences will have access to the amenities and open space proposed for the
multi-family portion of the development in accord with the mixed-use
standards.
7. To provide an appropriate transition to the adjacent Ada County parcels and
the single family residences, no multi-family structure should exceed three
stories in height and the multi-family buildings that front along public streets
shall not exceed two stories in height. Further, the proposed garage structure
along the south boundary of the multi-family portion of the site shall be
broken up into multiple structures to break-up the monotonous appearance of
structure.
h. Any future development of the site must comply with the City of Meridian ordinances in
effect at the time of development.
i. Direct access to W. Ustick Road is prohibited.
j. The site shall develop with a multi-family development and shall comply with the specific
use standards as set forth in the UDC 11-4-3-27.
2. PUBLIC WORKS DEPARTMENT
2.1.1 Applicant shall be required to make water connections with each of the available sources, as well
as install a 12-inch diameter water mainline in N. Venable Lane.
2.1.2 The applicant shall provide easement(s) for all public water/sewer mains outside of public right of
way (include all water services and hydrants). The easement widths shall be 20-feet wide for a
single utility, or 30-feet wide for two. The easements shall not be dedicated via the plat, but
rather dedicated outside the plat process using the City of Meridian’s standard forms. The
easement shall be graphically depicted on the plat for reference purposes. Submit an executed
easement (on the form available from Public Works), a legal description prepared by an Idaho
Licensed Professional Land Surveyor, which must include the area of the easement (marked
EXHIBIT A) and an 81/2” x 11” map with bearings and distances (marked EXHIBIT B) for
review. Both exhibits must be sealed, signed and dated by a Professional Land Surveyor. DO
NOT RECORD. Add a note to the plat referencing this document. All easements must be
submitted, reviewed, and approved prior to development plan approval.
2.1.3 Applicant shall be responsible for application and compliance with and NPDES permitting that
may be required by the Environmental Protection Agency.
2.1.4 The City of Meridian requires that pressurized irrigation systems be supplied by a year -round
source of water (MCC 12-13-8.3). The applicant should be required to use any existing surface or
well water for the primary source. If a surface or well source is not available, a single -point
connection to the culinary water system shall be required. If a single -point connection is utilized,
the developer will be responsible for the payment of assessments for the common areas prior to
development plan approval.
2.1.6 All irrigation ditches, canals, laterals, or drains, exclusive of natural waterways, intersecting,
crossing or laying adjacent and contiguous to the area being subdivided shall be tiled per UDC
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11-3A-6. In performing such work, the applicant shall comply with Idaho Code 42-1207 and any
other applicable law or regulation.
2.1.7 Any existing domestic well system within this project shall be removed from domestic service per
City Ordinance Section 9-1-4 and 9-4-8 contact the City of Meridian Engineering Department at
(208)898-5500 for inspections of disconnection of services. Wells may be used for non-domestic
purposes such as landscape irrigation if approved by Idaho Department of Water Resources
Contact Robert B. Whitney at (208)334-2190.
2.1.8 Any existing septic systems within this project shall be removed from service per City Ordinance
Section 9-1-4 and 9-4-8. Contact Central District Health for abandonment procedures and
inspections (208)375-5211.
2.1.9 All improvements related to public life, safety and health shall be completed prior to occupancy
of the structures. Where approved by the City Engineer, an owner may post a performance surety
for such improvements in order to obtain City Engineer signature on the final plat as set forth in
UDC 11-5C-3B.
2.1.10 Applicant shall be required to pay Public Works development plan review, and construction
inspection fees, as determined during the plan review process, prior to the issuance of a plan
approval letter.
2.1.11 It shall be the responsibility of the applicant to ensure that all development features comply with
the Americans with Disabilities Act and the Fair Housing Act.
2.1.12 Applicant shall be responsible for application and compliance with any Section 404 Permitting
that may be required by the Army Corps of Engineers.
2.1.13 Developer shall coordinate mailbox locations with the Meridian Post Office.
2.1.14 All grading of the site shall be performed in conformance with MCC 11-1-4B
2.1.15 Compaction test results shall be submitted to the Meridian Building Department for all building
pads receiving engineered backfill, where footing would sit atop fill material.
2.1.16 The applicants design engineer shall be responsible for inspection of all irrigation and/or
drainage facility within this project that do not fall under the jurisdiction of an irrigation district
or ACHD. The design engineer shall provide certification that the facilities have been installed in
accordance with the approved design plans. This certification will be required before a certificate
of occupancy is issued for any structures within the project.
2.1.17 At the completion of the project, the applicant shall be responsible to submit record drawings
per the City of Meridian AutoCAD standards. These record drawings must be received and
approved prior to the issuance of a certification of occupancy for any structures within the
project.
2.1.18 Street light plan requirements are listed in section 6-5 of the Improvement Standards for Street
Lighting (http://www.meridiancity.org/public_works.aspx?id=272). All street lights shall be
installed at developer’s expense. Final design shall be submitted as part of the development plan
set for approval, which must include the location of any existing street lights. The contractor’s
work and materials shall conform to the ISPWC and the City of Meridian Supplemental
Specifications to the ISPWC. Contact the City of Meridian Transportation and Utility
Coordinator at 898-5500 for information on the locations of existing street lighting.
2.1.19 The City of Meridian requires that the owner post to the City a Warranty Surety in the amount of
20% of the total construction cost for all completed sewer, water and reuse infrastructure for
duration of two years. This surety will be verified by a line item cost estimate provided by the
owner to the City. The surety can be posted in the form of an irrevocable letter of credit, cash
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deposit or bond. Please contact Land Development Service for more information at 887-2211.
3. FIRE DEPARTMENT
3.1 All entrances, internal roads, drive aisles, and alleys shall have a turning radius of 28’ inside and
48’ outside, per International Fire Code Section 503.2.4.
3.2 All common driveways shall be straight or have a turning radius of 28’ inside and 48’ outside and
have a clear driving surface of 20’ in width capable of supporting an imposed weight of 75,000
GVW, per International Fire Code Section 503.2.
3.3 Private Alleys and Fire Lanes shall have a 20’ wide improved surface capable of supporting an
imposed load of 75,000 lbs. All roadways shall be marked in accordance with Appendix D
Section D103.6 Signs.
3.4 Commercial and office occupancies will require a fire-flow consistent with International Fire
Code Appendix B to service the proposed project. Fire hydrants shall be placed per Appendix C.
4. POLICE DEPARTMENT
4.1 The Police Department has no concerns related to this application.
5. PARKS DEPARTMENT
5.1 The Parks Department has no concerns related to this application.
6. REPUBLIC SERVICES
6.1 Republic Services has no comment on this application,
7. ADA COUNTY HIGHWAY DISTRICT
7.1 Site Specific Conditions of Approval
1. Submit a traffic impact study to ACHD for this project prior to submittal of a future development
application.
2. Obtain approval by the ACHD Pavement Cut Committee prior to permitting for all cuts on Ustick
Road.
3. Construct Venable Lane aligned centerline-to-centerline with Venable Avenue to the north as a
36-foot street section, with vertical curb, gutter and 5-foot wide detached concrete sidewalk (or 7-
foot wide attached concrete sidewalk) extending south to the existing driveway on the west. Right
of way should be dedicated extending 2-feet past the back edge of sidewalk.
4. Construct Venable Lane south of the existing driveway to the neighboring apartment complex as
a 29-foot street section with vertical curb, gutter and a 5-foot wide detached concrete sidewalk (or
7-foot wide attached concrete sidewalk). Right-of-way should be dedicated extending 2-feet past
the back edge of sidewalk.
5. Provide written fire department approval for the reduced 29-foot street section.
6. Sign Venable Lane for “No Parking” on both sides.
7. Construct internal streets as 33-foot street sections, with curb, gutter and 5-foot wide concrete
sidewalk within 47-feet of right-of-way.
8. Construct a public street providing access from Ridgebury Avenue to Venable Lane.
Page | 20
9. Provide a minimum 45-foot radius for the proposed cul-de-sac, extend right-of-way to the eastern
property line, serving as a future stub street to the property to the east. Install a sign at the
terminus of the stub street stating that, "THIS ROAD WILL BE EXTENDED IN THE
FUTURE.”
10. Construct any public street connection to Venable Lane in alignment with Stanhope Street.
11. Note on the final plat that other than the access specifically approved with this application, direct
lot access is prohibited to Ustick Road and Venable Avenue.
12. Obtain a permit for any work in the right-of-way prior to the construction, repair, or installation
of any roadway improvements (curb, gutter, sidewalk, pavement widening, driveways, culverts,
etc.)
13. Payment of impact fees is due prior to issuance of a building permit.
14. Comply with all Standard Conditions of Approval.
7.2 Standard Conditions of Approval
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).
2. Private Utilities including sewer or water systems are prohibited from being located within the
ACHD right-of-way.
3. In accordance with District policy, 7203.3, 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.
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
number) for details.
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. All utility relocation costs associated with improving street frontages abutting the site shall be
borne by the developer.
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 ACHD right-of-way. The applicant shall contact ACHD Traffic
Operations 387-6190 in the event any ACHD conduits (spare or filled) are compromised during
any phase of construction.
8. 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.
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.
Page | 21
10. Construction, use and property development shall be in conformance with all applicable
requirements of ACHD prior to District approval for occupancy.
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.
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.
Page | 22
C. Legal Description and Exhibit Map
Page | 23
Page | 24
D. Required Findings from Unified Development Code
1. Annexation & Zoning 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;
Staff finds the proposed annexation to TN-R is consistent with the proposed MU-C future
land use designation.
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 the TN-R zoning district is consistent
with the purpose statement of the traditional neighborhood residential district and the
proposed uses will provide a needed service to area residents.
c. The map amendment shall not be materially detrimental to the public health, safety,
and welfare;
Staff finds that the proposed zoning amendment will not be detrimental to the public
health, safety, or welfare if the applicant complies with conditions outlined in this report.
However, Staff recommends that the Commission and Council consider 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 11-5B-3.E).
Per the above findings, Staff finds the proposed annexation is in the best interest of the
City if the applicant enters into a DA with the City and develops the property as outlined
in Exhibit B above.
CITY OF MERIDIAN
PLANNING AND ZONING
PUBLIC HEARING SIGN -IN SHEET
Date: March 15, 2018 Item # 4A
Project Number:
Project Name:
H-2017-0142
Summertown Subdivision
Please print your name
For
Against
Neutral
Do you wish
to testify (Y/N)
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Planning and Zoning Commission Meeting
Meeting Date: 3/15/2018
Agenda/Item Number: 413
Project/File Number: H-2018-0012
Item Title: Oberg Subdivision
1. Request: An Annexation and Zoning of 4.79 Acres of Land with an R-15 Zoning District,
and
2. Request: A Preliminary Plat Consisting of 25 Single -Family Residential Building Lots, 3
Common Lots and 1 Other Lot on 4.79 Acres of Land in the Proposed R-15 Zoning
District
Meeting Notes
Item #4B: Oberg Subdivision (H-2018-0012)
Application(s):
➢ Annexation & Zoning
➢ Preliminary Plat
Size of property, existing zoning, and location: This site consists of 4.79 acres of land, zoned RUT in Ada County, located at 2855
N. Wingate Ln.
Adjacent Land Use & Zoning:
North & East: Rural residential properties, zoned RUT in Ada County
South: Single-family residential properties, zoned R-4
West: Single-family residential properties, zoned R-4 & R-8
History: None
Comprehensive Plan FLUM Designation: MDR
Summary of Request: The applicant requests annexation & zoning of 4.79 acres of land with an R-15 zoning district for the
development of single-family homes (22 attached & 3 detached units) at a gross density of 5.21 units/acre consistent with the MDR
FLUM designation.
A preliminary plat is proposed that consists of 25 SFR building lots, 3 common lots and 1 other lot on 4.79 acres of land. The
subdivision is proposed to develop in one phase.
Access is proposed via the extension of E. Kamay Street at the west property boundary; an emergency only access is proposed at the
east boundary via the existing private street (Wingate Ln.) from Ustick Rd. Two (2) stub streets are proposed to the properties to the
east for future extension ad interconnectivity upon redevelopment of those properties. Staff is recommending an additional stub street
(N. Lapis Ave.) is provided to the north boundary. A 15' wide road access for Wingate Ln. & utility easement exists along the east
boundary of this site and is proposed to be located within adjacent building lots until such time as it's no longer needed for access to
adjacent properties. At that time, the easement may be vacated and the area absorbed by the adjacent building lots — until that time,
the easement area is to remain as -is for use by adjacent property owners for access to their properties.
Because this property is below 5 acres in size, qualified open space & site amenities are not required by the UDC; however, the
applicant is proposing 0.86 of an acre (or 17.95%) of open space consisting of the common lot where the South Slough/Finch Lateral is
located through the middle of this site. A segment of the City's multi -use pathway system is also proposed along the north boundary of
the waterway.
Conceptual buildings elevations for the proposed SFR homes were submitted that demonstrate the quality & style of development
proposed. All SFR attached homes are required to obtain design review approval & comply with the standards in the ASM.
Written Testimony: Laren Bailey, DevCo (Applicant) — in agreement except for condition #1.3.5 which is requested to be modified to
reflect that the HOA, not the applicant, will have an ongoing obligation to maintain all pathways.
Staff Recommendation: Approval w/the Applicant's request for an amendment to #1.3.5 as previously stated.
Possible Motions:
Approval
After considering all staff, applicant and public testimony, I move to recommend approval to the City Council of File Number H-
2018-0012, as presented in the staff report for the hearing date of March 15, 2018, with the following modifications: (Add any
proposed modifications to conditions)
Denial
After considering all staff, applicant and public testimony, I move to recommend denial to the City Council of File Number H-2018-
0012, as presented during the hearing on March 15, 2018, for the following reasons: (You should state specific reasons for denial)
Continuance
I move to continue File Number H-2018-0012 to the hearing date of (insert continued hearing date here) for the following
reason(s): (You should state specific reason(s) for continuance)
1
Charlene Way
From:Sonya Allen
Sent:Monday, March 12, 2018 12:13 PM
To:C.Jay Coles; Charlene Way; Christopher Johnson
Cc:Bill Parsons; jeff@alcarchitecture.com; Steve Eddy
Subject:RE: Fast Eddy's - AZ, CUP H-2018-0006 Staff Recommendation to Commission for
March 15th Commission Mtg
Attachments:Fast Eddy's - AZ, CUP H-2018-0006 Staff Recommendation to Commission.pdf
Please delete the previous email I sent and replace it with this one. thx
From: Sonya Allen
Sent: Monday, March 12, 2018 12:06 PM
To: C. Jay Coles; Charlene Way; Christopher Johnson
Cc: Bill Parsons; jeff@alcarchitecture.com ; Steve Eddy
Subject: Fast Eddy's - AZ, CUP H-2018-0006 Staff Recommendation to Commission for March 15th Commission Mtg
Attached is the staff report for the proposed annexation & zoning and conditional use permit for Fast Eddy’s.
This item is scheduled to be on the Commission agenda on March 15 th . The public hearing will be held at City
Hall, 33 E. Broadway Avenue, beginning at 6:00 pm. Please call or e-mail with any questions.
Jeff/Steve - Please submit any written response you may have to the staff report to the City Clerk’s office
(cjcoles@meridiancity.org , cway@meridiancity.org , cjohnson@meridiancity.org and myself (e-mail or fax) as
soon as possible.
Thanks,
Sonya
Fast Eddy’s – AZ, CUP H-2018-0006 PAGE 1
STAFF REPORT Hearing Date: March 15, 2018
TO: Planning & Zoning Commission
FROM: Sonya Allen, Associate City Planner
208-884-5533
Bruce Freckleton, Development Services Manager
208-887-2211
SUBJECT: Fast Eddy’s – AZ, CUP (H-2018-0006)
I. SUMMARY DESCRIPTION OF APPLICANT’S REQUEST
The applicant, ALC Architecture, has submitted an application for annexation and zoning (AZ) of
1.63 acres of land from the RUT zoning district in Ada County to the C-G zoning district in the City.
A conditional use permit (CUP) for a drive-through establishment within 300 feet of a residential use;
and extended hours of operation in the C-G zoning district of 24 hours a day/7 days a week is also
requested.
See Section IX of the staff report for more information.
II. SUMMARY RECOMMENDATION
Staff recommends approval of the proposed AZ and CUP applications in accord with the conditions
of approval in Exhibit B and the Findings of Fact and Conclusions of Law in Exhibit D.
III. PROPOSED MOTION
Approval
After considering all staff, applicant and public testimony, I move to recommend approval to the City
Council of File Number H-2018-0006, as presented during the hearing on March 15, 2018, with the
following modifications: (Add any proposed modifications).
Continuance
I move to continue File Number H-2018-0006 to the hearing date of (insert continued hearing date
here) for the following reason(s): (You should state specific reason(s) for continuance.)
Denial
After considering all staff, applicant and public testimony, I move to recommend denial to the City
Council of File Number H-2018-0006, as presented during the hearing on March 15, 2018, for the
following reasons: (You should state specific reasons for denial)
IV. APPLICATION AND PROPERTY FACTS
A. Site Address/Location:
The site is located at 3775 N. Eagle Rd., in the southeast ¼ of Section 32, Township 4 North,
Range 1 East. (Parcel #: R4582530280 & S0532417375)
B. Owner(s):
ST Investments
2151 N. Greenview Ct.
Eagle, ID 83616
Fast Eddy’s – AZ, CUP H-2018-0006 PAGE 2
C. Applicant:
Jeff Likes, ALC Architecture
1119 E. State #120
Eagle, ID 83616
D. Representative:
Same as Applicant
E. Applicant’s Statement/Justification: Please see applicant’s narrative for this information.
V. PROCESS FACTS
A. The subject application is for annexation and zoning and a conditional use permit. A public
hearing is required before the Planning & Zoning Commission and City Council on these
applications, consistent with Meridian City Code Title 11, Chapter 5.
B. Newspaper notifications published on: February 23, 2018
C. Radius notices mailed to properties within 300 feet on: February 20, 2018
D. Applicant posted notice on site(s) on: March 3, 2018
VI. LAND USE
A. Existing Land Use(s) and Zoning: There is currently an office building on the eastern portion of
this site, zoned RUT in Ada County.
B. Character of Surrounding Area and Adjacent Land Use and Zoning:
1. North: Rural residential property, zoned A-1 in Boise
2. East: A church, zoned A-1 in Boise
3. South: Undeveloped commercial property, zoned C-G
4. West: Future multi-family development in the development process (Brickyard), zoned C-G
C. History of Previous Actions: This property was previously de-annexed from Boise and included
in Meridian’s Area of City Impact boundary.
D. Utilities:
1. Public Works:
a. Location of sewer: Sanitary sewer mains intended to provide service to the subject site
are currently being installed adjacent to the subject site in the Brickyard Development.
b. Location of water: Domestic water mains intended to provide service to the subject site
from the City of Meridian are currently being installed adjacent to the subject site in the
Brickyard Development. However, the site of the convenience store and fuel islands
currently falls within Suez Water’s service area, and Suez has expressed their position of
retaining service to the area.
c. Issues or concerns: None
E. Physical Features:
1. Canals/Ditches Irrigation: There are no waterways on this site.
2. Hazards: Staff is not aware of any hazards that exist on this property.
3. Flood Plain: This site is not located in the Meridian Floodplain Overlay District.
Fast Eddy’s – AZ, CUP H-2018-0006 PAGE 3
VII. COMPREHENSIVE PLAN POLICIES AND GOALS
As stated above, the subject property was de-annexed from Boise and is now within the City of
Meridian’s Area of City Impact boundary. For this reason, the subject property is not included on the
City’s Future Land Use Map (FLUM) and does not have a future land use designation. Because land
use designations on the FLUM are not parcel specific and the site abuts the Mixed Use – Regional
(MU-R) designation to the south, and because the same property owner owns the property to the
south and is developing that site as well as part of the overall development plan, staff has determined
it’s appropriate to “float” the MU-R designation to the subject property.
The Applicant proposes to develop a retail (convenience) store and fuel sales facility on this site; an
associated vehicle washing facility and vehicle service (i.e. quick lube) use is proposed on the
abutting property to the south that is part of the Applicant’s overall development plan.
Staff finds the following Comprehensive Plan policies to be applicable to this application and apply to
the proposed use of this property (staff analysis in italics):
“Protect existing residential properties from incompatible land use development on adjacent
parcels.” (3.06.01F)
There is an existing residence on the abutting property to the north of this site. The UDC
(Table 11-2B-3) requires a 25-foot wide buffer to be provided on C-G zoned property to
residential uses, landscaped in accord with the standards listed in UDC 11-3B-9C. The
buffer with dense landscaping will assist in buffering and protecting the residential from the
commercial use.
“Reduce the number of existing access points onto arterial streets by using methods such as
cross-access agreements, access management, and frontage/backage roads.
Staff recommends the north/south driveway proposed along the west boundary of the site is
extended to the north property line and a cross-access/ingress-egress easement is provided
to the property to the north. This driveway will serve as a backage road and will reduce
access points to N. Eagle Rd./SH-55 and will allow for interconnectivity between properties
without accessing the state highway.
“Plan for a variety of commercial and retail opportunities within the Area of City Impact.”
(3.05.01J)
The proposed convenience store and fuel sales facility (and associated vehicle washing
facility and vehicle service on the abutting property to the south) will contribute toward the
variety of commercial and retail opportunities available within the northeast boundary of the
City’s Area of Impact.
“Consider needed sidewalk, pathway, landscaping, and lighting improvements with all land-
use decisions along SH-55.” (3.03.02Q)
A 10-foot wide pedestrian pathway and pedestrian-scale lighting is proposed as required
within the street buffer along N. Eagle Rd./SH-55 in accord with UDC 11-3H-4C.
“Require all new and reconstructed parking lots to provide landscaping in internal islands and
along streets.” (2.01.04B)
Landscaping is proposed within planter islands in the parking areas on this site as shown on
the landscape plan attached in Exhibit A.4; landscaping is required to comply with the
standards listed in UDC 11-3B-8C.
Fast Eddy’s – AZ, CUP H-2018-0006 PAGE 4
“Require pedestrian access connectors in all new development to link subdivisions together to
promote neighborhood connectivity as part of a community pathway system.” (3.03.03B)
A pedestrian walkway is proposed between the subject property and the future multi-family
development (i.e. Brickyard) to the west for interconnectivity. Staff recommends a pedestrian
walkway is provided from the north and northwest boundaries to the main entrance of the
retail store; and along the south boundary of the overall project site from the walkway
planned to be constructed with the development to the west (i.e. Brickyard multi-family
development) along the east/west driveway to the pathway along N. Eagle Rd./SH-55.
“Require appropriate landscaping and buffers along transportation corridor (setback,
vegetation, low walls, berms, etc.).” (3.06.02F)
A 25-foot wide street buffer is required adjacent to N. Eagle Rd./SH-55, a state highway,
landscaped in accord with the standards listed in UDC 11-3B-7C.
“Plan for and encourage services like health care, daycare, grocery stores and recreational
areas to be built within walking distance of residential dwellings.” (2.01.01C)
The proposed convenience store will provide convenience retail options within walking
distance of existing and future residential neighbors.
“Permit new development only where urban services can be reasonably provided at the time
of final approval and development is contiguous to the City.” (3.01.01F)
This property is contiguous to land that has already been annexed into the City. Urban
services can be provided to this property upon development.
VIII. UNIFIED DEVELOPMENT CODE (UDC)
A. Purpose Statement of Zoning District: 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.
B. Schedule of Use: UDC Table 11-2B-2 lists the principal permitted (P), accessory (A), conditional
(C), and prohibited (-) uses in the proposed C-G zoning district. Any use not explicitly listed is
prohibited. The proposed retail (convenience) store and fuel sales facility is listed as a principal
permitted use in the C-G zoning district; compliance with the specific use standards listed in
UDC 11-4-3-20, Fuel Sales Facility, is required. A drive-through establishment is listed as a
conditional use when it’s within 300 feet of a residential use or district or another drive-through
establishment; compliance with the specific use standards listed in UDC 11-4-3-11, Drive-
Through Establishments, is required.
C. Dimensional Standards: Development of the site should be consistent with the dimensional
standards listed in UDC Table 11-2B-3 for the C-G district.
D. Landscaping: Landscaping is required to be provided on the site in accord with the standards
listed in UDC 11-3B as applicable.
E. Off-Street Parking: Off-street parking is required in accord with UDC Table 11-3C-6B for non-
residential uses.
IX. ANALYSIS
Analysis of Facts Leading to Staff Recommendation:
A. Annexation & Zoning (AZ):
The applicant requests approval to annex & zone 1.63 acres of land with a C-G zoning district. As
Fast Eddy’s – AZ, CUP H-2018-0006 PAGE 5
discussed above, staff deems it appropriate to “float” the Mixed Use – Regional FLUM
designation from the abutting property to the south to this property; the proposed C-G zoning
district is compatible with the MU-R designation.
The applicant proposes to develop the site with a 16,399 square foot retail store with a drive-
through establishment and a fuel sales facility. An associated vehicle washing facility and vehicle
service (i.e. quick lube) use is also planned to be constructed by the applicant on the abutting
property to the south. A site plan has been submitted that demonstrates how the overall site is
proposed to develop (see Exhibit A.2).
Because the subject property owner also owns the two (2) parcels to the south, staff recommends
after this property is annexed into the City, a property boundary adjustment (PBA) application is
processed to consolidate all of the parcels into one parcel. Final approval of the PBA should be
obtained prior to issuance of the first Certificate of Occupancy.
The legal description submitted with the application, included in Exhibit C, shows the boundaries
of the property proposed to be annexed and zoned. The property is contiguous to land that has
been annexed into the City and is within the Area of City Impact boundary.
The City may require a development agreement (DA) in conjunction with an annexation pursuant
to Idaho Code section 67-6511A. In order to ensure the site develops as proposed and
recommended by staff with this application, staff recommends a DA is required as a provision of
annexation with the provisions included in Exhibit B. Staff has included recommended provisions
for the DA that include requirements for “off-site” (i.e. outside of the annexation area but within
the overall site owned by the applicant) improvements.
B. Conditional Use Permit (CUP):
A CUP is requested for a drive-through establishment within 300 feet of an existing residence as
required by UDC 11-4-3-11A. Extended business hours of operation within the C-G zoning
district are also requested of 24 hours a day/7 days a week. The UDC (11-2B-3A.4) limits
business hours of operation in the C-G district from 6:00 am to 11:00 pm when the property
abuts a residential use or district, unless extended hours are approved through a CUP.
The applicant has submitted a site plan that proposes a drive-through along the north side of the
retail store depicted at the north end of the property within 300 feet of an existing residence to the
north (see Exhibit A.2).
Specific Use Standards: There are specific use standards listed in the UDC that apply to
development of this site as follows: (Staff’s comments in italics)
UDC 11-4-3-11, Drive-Through Establishment:
All establishments providing drive-through service shall identify the stacking lane, menu
and speaker location (if applicable), and window location on the certificate of zoning
compliance or the conditional use permit. Speakers are prohibited in the O-T zoning
district.
The stacking lane, menu and order board are depicted on the site plan – the location of
the window is not clear (there appears to be two windows); all of the aforementioned
items should be depicted on the site plan submitted with the Certificate of Zoning
Compliance application.
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:
Fast Eddy’s – AZ, CUP H-2018-0006 PAGE 6
Stacking lanes shall have sufficient capacity to prevent obstruction of driveways,
drive aisles, and the public right of way by patrons.
The stacking lane shall be a separate lane from the circulation lanes needed for access
and parking, except stacking lanes may provide access to designated employee
parking.
The stacking lane shall not be located within ten feet (10') of any residential district
or existing residence.
Any stacking lane greater than one hundred feet (100') in length shall provide for an
escape lane.
The site should be designed so that the drive-through is visible from a public street
for surveillance purposes.
The proposed drive-through design complies with the above-requirements.
UDC 11-4-3-20: Fuel Sales Facility:
A. General standards:
1. 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.
2. The total height of any overhead canopy or weather protection device shall not
exceed twenty feet (20').
3. 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.
4. If the use is unattended, the standards in accord with section 11-3A-16 of this title
shall also apply.
B. Additional standards for fuel sales facility, truck stop:
1. The use shall be located on a principal arterial or near an interstate interchange.
2. The use shall be located a minimum of six hundred feet (600') from any residential
district and a minimum of one thousand feet (1,000') from any hospital.
Access: Access for this site is proposed via an existing driveway from Eagle Rd./SH-55 on the
adjacent property to the south (under the same ownership), as depicted on the site plan in Exhibit
A.2. A variance was approved in 2005 for this access (VAR-05-021, Kohl’s Department
Store/CentrePoint Marketplace).
Another access via N. Eagle Rd./SH-55 exists off-site adjacent to the south boundary of the
overall site (also approved with VAR-05-021). A north/south access driveway is proposed along
the west boundary of the overall site to this driveway.
In accord with the Comprehensive Plan as noted above in Section VII and the UDC (11-3A-3,
Access to Streets), Staff recommends a driveway stub is provided to the property to the north for
interconnectivity and to reduce access points to the state highway. This driveway will serve as a
backage road to N. Eagle Rd./SH-55.
Parking: Off-street parking is required for the proposed use in accord with the standards listed in
UDC Table 11-3C-6B for non-residential uses in commercial districts (1 space for every 500
square feet of gross floor area). Based on the square footage of the proposed structure (16,399), a
Fast Eddy’s – AZ, CUP H-2018-0006 PAGE 7
minimum of 33 spaces are required; a total of 55 spaces are proposed in accord with this
requirement.
A minimum of one bicycle parking space for every 25 proposed vehicle spaces or portion thereof
is required to be provided on the site per UDC 11-3C-6G in accord with the standards listed in
UDC 11-3C-5C. Based on 55 vehicle spaces provided, a minimum of 2 bicycle spaces are
required; a rack is proposed that will hold a minimum of 3 bicycles in accord with this
requirement.
Landscaping: Landscaping is required to be provided on the site as set forth in UDC Table 11-
2B-3 per the standards listed in UDC 11-3B as noted below.
Parking Lot: Parking lot landscaping is required to be provided in accord with the standards
listed in UDC 11-3B-8C. Staff recommends a minimum of one (1) tree is added within
one of the planter islands proposed in front of the entry to the retail store in accord with
UDC 11-3B-8C.2. Vegetative groundcover is required within all required landscape
areas and shall have a minimum coverage of 70% at maturity, per UDC 11-3B-5N.
Buffer to Residential Uses: A 25-foot wide landscape buffer is required on C-G zoned
property to residential uses planted in accord with the standards listed in UDC 11-3B-9C.
There is a residential property to the north of this site; therefore, a 25-foot wide buffer
is required along the north property boundary; a 12-foot wide buffer is proposed. The
buffer should be widened to 25 feet; or, a reduced buffer may be requested from City
Council as set forth in UDC 11-3B-9C.2. The buffer is required to planted with a mix of
evergreen and deciduous trees, shrubs, lawn or other vegetative groundcover; the buffer
area shall result in a barrier that allows trees to touch at maturity; additional trees
should be added within the buffer to achieve this barrier.
Street Buffer: A minimum 25-foot wide street buffer is required along N. Eagle Rd., an
arterial street, as set forth in UDC Table 11-2B-3. A 40+ buffer is proposed. Landscaping is
proposed in accord with UDC standards.
Mitigation: There are existing trees on this site. The applicant is required to comply with the
mitigation standards listed in UDC 11-3B-10C.5 for any existing trees 4-inch caliper or greater
that are removed from the site. Contact Elroy Huff, City Arborist (208-371-1755), prior to
removal of any existing trees from the site to schedule an inspection. A mitigation plan
should be identified on the landscape plan submitted with the CZC application.
Sidewalks/Pedestrian Walkways: Sidewalks/pathways are required to be constructed on the site
as set forth in UDC 11-3A-17 and 11-3H-4C.
In areas where outdoor seating is proposed around the retail store, the walkway area
between the wall where the seating area is proposed and the parking area is only 5-feet
wide. Without wheel stops within parking spaces in these areas, vehicles will overhang onto
the sidewalk area reducing the width of the walkable area below that allowed. Wheel stops
should be provided in affected spaces to prevent overhang; or, the sidewalk should be
widened an additional 2 feet to allow for vehicle overhang so that a minimum 5 feet area
remains clear for pedestrians, in accord with the standards listed in UDC 11-3C-5B.4.
A 10-foot wide multi-use pathway with a public use easement and pedestrian lighting is required
along N. Eagle Rd./SH-55 as set forth in UDC 11-3H-4C.3. The site plan depicts a pathway and
pedestrian lighting within the street buffer as required.
An “emergency and pedestrian access only” is depicted at the northeast corner of the
development plan for the Brickard multi-family development at the west boundary of this site but
no connection is proposed on this site (see red arrow “1” on site plan below). This access would
allow for a direct pedestrian connection to the retail store from the multi-family development and
Fast Eddy’s – AZ, CUP H-2018-0006 PAGE 8
provide an emergency access only for the residential development. A cross-access/ingress-egress
easement should be provided.
A pedestrian connection is proposed to the west to the multi-family development on the adjacent
property to the south within this development to connect to the pathway planned to this site (see
arrow “2” on site plan below). This walkway provides a connection to the pathway along Eagle
Road along the north side of the vacuum area. A cross-access easement should be provided.
A sidewalk is also planned to stub to the west boundary of this site along the south boundary
adjacent to the east/west driveway via N. Eagle Rd./SH-55 (see arrow “3” on the site plan above);
an extension of this sidewalk is not depicted on the site plan.
Staff recommends as provisions of the development agreement associated with the
annexation of the subject property the following on-site and off-site improvements: extend
the sidewalk along the south boundary of this overall site from the west boundary to the
pathway along Eagle Rd.; provide a pedestrian walkway from the sidewalk on the west side
of the retail store to the north property boundary along the east side of the north/south
driveway recommended by staff; and, provide a minimum 20-foot wide emergency access
and pedestrian connection at the west boundary of the site on the north end of the property
in alignment with the same proposed on the property to the west.
1
2
3
Fast Eddy’s – AZ, CUP H-2018-0006 PAGE 9
Staff further recommends a pedestrian circulation plan is submitted for this site that
demonstrates compliance with the above recommended provisions prior to the Commission
meeting.
Building Elevations: Conceptual building elevations for the proposed retail store were submitted
with this application (see Exhibit A.4); an elevation of the proposed fuel station canopy was not
submitted. Building materials are proposed to consist of stucco with cultured stone wainscot.
The architectural character of the structures is required to comply with the standards listed in
UDC 11-3A-19 and the Architectural Standards Manual.
Welcome to Meridian: A “Welcome to Meridian” monument sign is desired at the northeast
corner of this site, the entryway into the City as depicted on the landscape plan within the street
buffer along N. Eagle Rd./SH-55. The sign should be constructed in accord with the
specifications required by the City of Meridian.
Certificate of Zoning Compliance: The applicant is required to obtain approval of a Certificate
of Zoning Compliance application for establishment of the new use and to ensure all site
improvements comply with the provisions of the UDC and the conditions in this report prior to
construction, in accord with UDC 11-5B-1.
Design Review: The applicant is required to submit an application for Design Review concurrent
with the Certificate of Zoning Compliance application in accord with UDC 11-5B-8. The site and
building design is required to be generally consistent with the conceptual building elevations, site
plan and landscape plan submitted with this application and the standards listed in UDC 11-3A-
19 and the City of Meridian Architectural Standards Manual.
In summary, Staff recommends approval of the proposed AZ application with the requirement of
a Development Agreement containing the provisions listed in Exhibit B; and approval of the CUP
application with the conditions listed in Exhibit B of this report in accord with the findings
contained in Exhibit D.
X. EXHIBITS
A. Drawings/Other
1. Vicinity/Zoning Map
2. Proposed Site Plan (dated: 1/17/18)
3. Proposed Landscape Plan (dated: 12/27/17)
4. Conceptual Building Elevations (dated: 1/17/18)
B. Agency & Department Comments
C. Legal Description & Exhibit Map for Annexation & Zoning Boundary
D. Required Findings from Unified Development Code
Exhibit A Page 1
A. Drawings/Other
Exhibit A.1: Zoning Map
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Exhibit A.2: Proposed Site Plan (dated: 1/17/18)
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Exhibit A.3: Proposed Landscape Plan (dated: 12/27/17)
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Exhibit A.4: Conceptual Building Elevations (dated: 1/17/18)
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B. EXHIBIT B - AGENCY & DEPARTMENT COMMENTS
1. PLANNING DIVISION
Staff recommends a pedestrian circulation plan is submitted for this site that includes the
larger overall site (to the south) proposed to be developed by the applicant as shown in Exhibit
A.2 prior to the Commission meeting that includes the recommended pedestrian connections in
Section IX, Sidewalks/Pedestrian Walkways.
1.1.1 A Development Agreement (DA) is required as a provision of annexation of this property. Prior
to the annexation ordinance approval, a DA shall be entered into between the City of Meridian,
the property owner(s) at the time of annexation ordinance adoption, and the developer. Note: The
Development Agreement shall be recorded prior to submittal of a Certificate of Zoning
Compliance and Design Review application for the annexation area.
Currently, a fee of $303.00 shall be paid by the applicant to the Planning Division prior to
commencement of the DA. The DA shall be signed by the property owner and returned to the
Planning Division within six (6) months of the City Council granting annexation. The DA shall,
at minimum, incorporate the following provisions:
a. The existing structure shall be removed prior to issuance of building permits on this site.
b. Future development of this site shall substantially comply with the conceptual site plan,
landscape plan and building elevations included in Exhibit A and the conditions contained
herein.
c. After the subject property is annexed into the City, a Property Boundary Adjustment application
shall be submitted to consolidate the existing parcels and the lots to the south under the same
ownership into one parcel. Final approval is required prior to issuance of Certificate of
Occupancy.
d. The driveway along the west side of the retail store shall extend to the north property boundary
for future extension and interconnectivity in accord with UDC 11-3A-3A.
e. A cross-access/ingress-egress easement shall be provided to the property to the north (Parcel
#R4582530202, 13984 W. Jasmine Ln.) with development of this site in accord with UDC
11-3A-3A.2. A recorded copy of said easement shall be submitted to the City prior to
issuance of the first Certificate of Occupancy on the site.
f. A cross-access/ingress-egress easement (as applicable) shall be provided to the property to
the west (Brickyard development) with development of this site for pedestrian and emergency
access. A recorded copy of said easement shall be submitted to the City prior to issuance of
the first Certificate of Occupancy on the site.
g. A pedestrian walkway shall be provided off-site along the southern boundary of the overall
project site adjacent to the east/west driveway connection via N. Eagle Rd./SH-55. The
walkway shall provide a connection from the walkway planned on the adjacent property to
the west to the pathway along N. Eagle Rd./SH 55.
h. A “Welcome to Meridian” monument sign shall be constructed as proposed at the northeast
corner of this site within the street buffer in accord with the specifications required by the
City of Meridian.
i. The developer shall provide additional right-of-way for the future widening of N. Eagle
Rd./SH-55 and make any improvements necessary to N. Eagle Rd./SH-55, such as a
deceleration lane, as required by the Idaho Transportation Department. The required street
buffer shall be located outside of the area needed for future right-of-way.
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j. A minimum 20-foot wide emergency access/pedestrian connection shall be provided at the
west boundary of the site adjacent to the retail store in alignment with the access proposed on
the site plan approved for Brickyard Subdivision. This access should have bollards (or
another Fire Department approved means) to restrict public vehicular access.
k. Provide a 10-foot wide multi-use pathway with a public use easement and pedestrian lighting
along N. Eagle Rd./SH-55 as set forth in UDC 11-3H-4C.3.
1.1.2 The site plan submitted with the Certificate of Zoning Compliance application shall be revised
from that included in Exhibit A.2, dated 1/17/18, as follows:
a. Extend the north/south driveway along the west side of the retail store to the north property
boundary for future extension and interconnectivity upon redevelopment of the property to
the north to a non-residential use.
b. Depict a pedestrian walkway from the north property boundary along the east side of the
driveway stub required above to the sidewalk around the retail store for pedestrian access to
the retail store.
c. All pedestrian walkways through parking areas shall be distinguished from the vehicular
driving surface through the use of pavers, colored or scored concrete, or bricks in accord with
UDC 11-3A-19.
d. Either depict wheel stops within parking stalls that abut the sidewalk where outdoor seating is
proposed; or, widen the sidewalk an additional 2 feet to allow for vehicle overhang so that a
minimum 5-foot wide area remains clear for pedestrians, in accord with the standards listed in
UDC 11-3C-5B.4.
e. Depict a minimum 20-foot wide emergency access/pedestrian connection at the west
boundary of the site adjacent to the retail store in alignment with the access proposed on the
site plan approved for Brickyard Subdivision. This access should have bollards (or another
Fire Department approved “gate”) to restrict public vehicular access.
1.1.3 The landscape plan submitted with the Certificate of Zoning Compliance application shall be
revised from that included in Exhibit A.3, dated 12/27/17, as follows:
a. Landscaping is required within planter islands at the ends (or within, as applicable) of rows of
parking along with vegetative groundcover at a 70% coverage at maturity in accord with the
standards listed in UDC 11-3B-8C.
b. A minimum of one (1) tree is required within a planter island in the row of parking in front of
the retail store in accord with UDC 11-3B-8C.2.
c. Include mitigation information for existing 4-inch caliper or greater trees on the site that are
proposed to be removed in accord with the standards listed in UDC 11-3B-10C.5. Contact Elroy
Huff, City Arborist (208-371-1755), prior to removal of any existing trees from the site.
d. The landscape buffer along the north property boundary shall be widened to a minimum of 25
feet in accord with UDC Table 11-2B-3 for buffers to adjoining residential uses unless otherwise
modified by City Council at a public hearing with notice to surrounding property owners as set
forth in UDC 11-3B-9C.2. Additional trees (evergreen and/or deciduous) shall be added within
the buffer to achieve a barrier that allows trees to touch at maturity in accord with the standards
listed in UDC 11-3B-9C.
1.1.4 The developer shall comply with the specific use standards listed in UDC 11-4-3-11, Drive-
Through Establishments.
1.1.5 The developer shall comply with the specific use standards listed in UDC 11-4-3-20, Fuel Sales
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Facility.
1.1.6 Design of all future structures on the site is required to comply with the standards in the Architectural
Standards Manual.
1.1.7 Submit a detail of the pedestrian lighting required along N. Eagle Rd./SH-55 that complies with the
standards listed in UDC 11-3H-4C.3.
1.2 General Conditions of Approval
1.2.1 Comply with all bulk, use, and development standards of the applicable district listed in UDC
Chapter 2 District regulations.
1.2.2 Comply with the provisions for irrigation ditches, laterals, canals and/or drainage courses, as set
forth in UDC 11-3A-6.
1.2.3 Install lighting consistent with the provisions as set forth in UDC 11-3A-11.
1.2.4 Provide a pressurized irrigation system consistent with the standards as set forth in UDC 11-3A-
15, UDC 11-3B-6 and MCC 9-1-28.
1.2.5 Comply with the sidewalk standards as set forth in UDC 11-3A-17.
1.2.6 Install all utilities consistent with the standards as set forth in UDC 11-3A-21 and 11-3B-5J.
1.2.7 Construct all off-street parking areas consistent with the standards as set forth in UDC 11-3B-5I,
11-3B-8C, and Chapter 3 Article C.
1.2.8 Construct the required landscape buffers consistent with the standards as set forth in UDC 11-3B-
7C (streets).
1.2.9 Construct storm water integration facilities that meet the standards as set forth in UDC 11-3B-
11C.
1.2.10 Protect any existing trees on the subject property that are greater than four-inch caliper and/or
mitigate for the loss of such trees as set forth in UDC 11-3B-10.
1.2.11 Provide bicycle parking spaces as set forth in UDC 11-3C-6G consistent with the design
standards as set forth in UDC 11-3C-5C.
1.2.12 Comply with the outdoor service and equipment area standards as set forth in UDC 11-3A-12.
1.2.13 Construct all required landscape areas used for storm water integration consistent with the
standards as set forth in UDC 11-3B-11C.
1.2.14 Comply with the structure and site design standards, as set forth in UDC 11-3A-19 and the
guidelines set forth in the City of Meridian Standards Manual.
1.2.15 Comply with all provisions of UDC 11-3A-3 with regard to maintaining the clear vision triangle.
1.2.16 Low pressure sodium lighting shall be prohibited as an exterior lighting source on the site.
1.2.17 All fencing constructed on the site shall comply with the standards as set forth in UDC 11-3A-7
and 11-3A-6B as applicable.
1.3 Ongoing Conditions of Approval
1.3.1 The conditional use may only be transferred or modified consistent with the provisions as set forth
in UDC 11-5B-6G. The applicant shall contact Planning Division staff regarding any proposed
modification and/or transfer of ownership.
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1.3.2 The applicant and/or property owner shall have an ongoing obligation to prune all trees to a
minimum height of six feet above the ground or sidewalk surface to afford greater visibility of the
area.
1.4 Process Conditions of Approval
1.4.1 No signs are approved with this application. Prior to installing any signs on the property, the
applicant shall submit a sign permit application consistent with the standards in UDC Chapter 3
Article D and receive approval for such signs.
1.4.2 The conditional use approval shall be null and void if the applicant fails to 1) commence the use
within two years as set forth in UDC 11-5B-6F1 or 2) gain approval of a time extension as set
forth in UDC 11-5B-6F4.
1.4.3 The applicant shall submit and obtain approval of a Certificate of Zoning Compliance and Design
Review application from the Planning Division, prior to submittal of any building permit
application.
2. PUBLIC WORKS DEPARTMENT
2.1 Site Specific Conditions of Approval
2.1.1 Domestic water mains intended to provide service to the subject site from the City of Meridian
are currently being installed adjacent to the subject site in the Brickyard Development. However,
the site of the convenience store and fuel islands currently falls within Suez Water’s service area,
and Suez has expressed their position of retaining service to the area.
2.2 General Conditions of Approval
2.2.1 Applicant shall coordinate water and sewer main size and routing with the Public Works
Department, and execute standard forms of easements for any mains that are required to provide
service outside of a public right-of-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.
2.2.2 The applicant shall provide easement(s) for all public water/sewer mains outside of public right of
way (include all water services and hydrants). The easement widths shall be 20-feet wide for a
single utility, or 30-feet wide for two. The easements shall not be dedicated via the plat, but
rather dedicated outside the plat process using the City of Meridian’s standard forms. The
easement shall be graphically depicted on the plat for reference purposes. Submit an executed
easement (on the form available from Public Works), a legal description prepared by an Idaho
Licensed Professional Land Surveyor, which must include the area of the easement (marked
EXHIBIT A) and an 81/2” x 11” map with bearings and distances (marked EXHIBIT B) for
review. Both exhibits must be sealed, signed and dated by a Professional Land Surveyor. DO
NOT RECORD. Add a note to the plat referencing this document. All easements must be
submitted, reviewed, and approved prior to signature of the final plat by the City Engineer.
2.2.3 All irrigation ditches, canals, laterals, or drains, exclusive of natural waterways, intersecting,
crossing or laying adjacent and contiguous to the area being developed shall be tiled per UDC 11-
3A-6. In performing such work, the applicant shall comply with Idaho Code 42-1207 and any
other applicable law or regulation.
2.2.4 Any existing domestic well system within this project shall be removed from domestic service per
City Ordinance Section 9-1-4 and 9 4 8 contact the City of Meridian Engineering Department at
(208)898-5500 for inspections of disconnection of services. Wells may be used for non-domestic
purposes such as landscape irrigation if approved by Idaho Department of Water Resources
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Contact Robert B. Whitney at (208)334-2190.
2.2.5 Any existing septic systems within this project shall be removed from service per City Ordinance
Section 9-1-4 and 9 4 8. Contact Central District Health for abandonment procedures and
inspections (208)375-5211.
2.2.6 Applicant shall be required to pay Public Works development plan review, and construction
inspection fees, as determined during the plan review process, prior to the issuance of a plan
approval letter.
2.2.7 It shall be the responsibility of the applicant to ensure that all development features comply with
the Americans with Disabilities Act and the Fair Housing Act.
2.2.8 Applicant shall be responsible for application and compliance with any Section 404 Permitting
that may be required by the Army Corps of Engineers.
2.2.9 All grading of the site shall be performed in conformance with MCC 11-1-4B.
2.2.10 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.
2.2.11 The applicants design engineer shall be responsible for inspection of all irrigation and/or drainage
facility within this project that do not fall under the jurisdiction of an irrigation district or ACHD.
The design engineer shall provide certification that the facilities have been installed in accordance
with the approved design plans. This certification will be required before a certificate of
occupancy is issued for any structures within the project.
2.2.12 At the completion of the project, the applicant shall be responsible to submit record drawings per
the City of Meridian AutoCAD standards. These record drawings must be received and approved
prior to the issuance of a certification of occupancy for any structures within the project.
2.2.13 The City of Meridian requires that the owner post to the City a warranty surety in the amount of
20% of the total construction cost for all completed public sewer, water and reuse infrastructure
for duration of two years. This surety will be verified by a line item cost estimate provided by the
owner to the City. The surety can be posted in the form of an irrevocable letter of credit, cash
deposit or bond. Applicant must file an application for surety, which can be found on the
Community Development Department website. Please contact Land Development Service for
more information at 887-221.
3. POLICE DEPARTMENT
3.1 A deceleration lane is needed on N. Eagle Road for safe access to the site.
4. FIRE DEPARTMENT
4.1 Any newly installed Fire Department connections for sprinkler or standpipes will require locking
Fire Department plugs.
4.2 Final Approval of the fire hydrant locations shall be by the Meridian Fire Department in accordance
with International Fire Code Section (IFC) 508.5.4 as follows:
a. Fire hydrants shall have a Storz LDH connection in place of the 4 ½” outlet. The Storz
connection may be integrated into the hydrant or an approved adapter may be used on the 4 1/2"
outlet.
b. Fire hydrants shall have the Storz outlet face the main street or parking lot drive aisle.
c. Fire hydrants shall be placed on corners when spacing permits.
d. Fire hydrants shall not have any vertical obstructions to outlets within 10’.
e. Fire hydrants shall be placed 18” above finished grade to the center of the Storz outlet.
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f. Fire hydrants shall be provided to meet the requirements of the Meridian Water Dept. Standards.
g. Show all proposed or existing hydrants for all new construction or
additions to existing buildings within 1,000 feet of the project.
4.3 All entrances, internal roads, drive aisles, and alleys shall have a turning radius of 28’ inside and 48’
outside, per International Fire Code Section 503.2.4.
4.4 Provide signage (“No Parking Fire Lane”) for all fire lanes in accordance with International Fire
Code Sections 503.3 & D103.6.
4.5 Operational fire hydrants, temporary or permanent street signs, and access roads with an all-weather
surface are required to be installed before combustible construction material is brought onto the site,
as set forth in International Fire Code Section (IFC) 501.4.
4.6 Commercial and office occupancies will require a fire-flow consistent with International Fire Code
Appendix B to service the proposed project. Fire hydrants shall be placed per Appendix C.
4.7 Maintain a separation of 5’ from the building to the dumpster enclosure as set forth in International
Fire Code Section 304.3.3.
4.8 The applicant shall work with Public Works and Planning Department staff to provide an address
identification plan and a sign which meets the requirements of the City of Meridian sign ordinance
and is placed in a position that is plainly legible and visible from the street or road fronting the
property, as set forth in International Fire Code Section 505.1 and Meridian Amendment 104-4-1.
4.9 Where a portion of the facility or building hereafter constructed or moved into or within the
jurisdiction is more than 400 feet (122 m) from a hydrant on a fire apparatus access road, as
measured by an approved route around the exterior of the facility or building, on-site fire hydrants
and mains shall be provided where required by the code official as set forth in International Fire
Code Section 507.5.1. For buildings equipped throughout with an approved automatic sprinkler
system installed in accordance with Section 903.3.1.1 or
903.3.1.2 the distance requirement shall be 600 feet (183).
a. For Group R-3 and Group U occupancies, the distance requirement shall be
600 feet (183 m).
b. For buildings equipped throughout with an approved automatic sprinkler
system installed in accordance with Section 903.3.1.1 or 903.3.1.2, the
distance requirement shall be 600 feet (183 m).
4.10 There shall be a fire hydrant within 100’ of all fire department connections as set forth in local
amendment to the International Fire Code 10-4-1.
4.11 The Fire Department will require Fire Department locking Connection caps on all FDC
inlets. IFC 102.9
4.12 Buildings over 30’ in height are required to have access roads in accordance with the
International Fire Code Appendix D Section D105.
4.13 Emergency response routes and fire lanes shall not be allowed to have traffic calming
devices installed without prior approval of the Fire Code Official. National Fire
Protection IFC 503.4.1.
4.14 COMMERCIAL AND INDUSTRIAL - Buildings or facilities exceeding 30 feet
(9144mm) or three stories in height shall have at least two means of fire apparatus access for
each structure. The access roads shall be placed a distance apart equal to not less than
one half of the length of the overall diagonal dimension of the property or area to be
served, measured in a straight line as set forth in International Fire Code Appendix D104.1.
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4.15 As set forth in International Fire Code Section 504.1, multi-family and commercial
projects shall be required to provide an additional sixty inch (60”) wide access point to the
building from the fire lane to allow for the movement of manual fire suppression
equipment and gurney operations. The unobstructed breaks in the parking stalls shall be
provided so that building access is provided in such a manner that the most remote part of
a building can be reached with a length of 150' fire hose as measured around the
perimeter of the building from the fire lane. Code compliant handicap parking stalls may
be included to assist meeting this requirement. Contact the Meridian Fire Department for
details.
5. REPUBLIC SERVICES
5.1 No comments have been received from Republic Services.
6. PARKS DEPARTMENT
6.1 No comments have been received from the Park’s Department.
7. IDAHO TRANSPORTATION DEPARTMENT (ITD)
See next page
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Exhibit C: Legal Description & Exhibit Map for Annexation & Zoning Boundary
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D. Required Findings from Unified Development Code
1. ANNEXATION & ZONING 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, the
Council shall make the following findings:
a. The map amendment complies with the applicable provisions of the Comprehensive
Plan;
Staff finds that the proposed map amendment to C-G is consistent with the Mixed Use -
Regional FLUM designation that staff has deemed appropriate to “float” to this property.
Therefore, Staff finds the amendment is consistent with the applicable provisions of the
Comprehensive Plan (see section VII above for more information).
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 the C-G zoning district is consistent with the
purpose statement of the commercial districts as detailed in Section VIII above.
c. The map amendment shall not be materially detrimental to the public health, safety,
and welfare;
Staff finds that the proposed zoning amendment will not be detrimental to the public health,
safety, or welfare. City utilities will be extended at the expense of the applicant. Staff
recommends that the Commission and Council consider 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 11-5B-3.E).
Staff finds the proposed annexation of this property is in the best interest of the City if the
applicant develops the site in accord with the conditions listed in Exhibit B.
2. CONDITIONAL USE PERMIT:
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 the site is large enough to accommodate the proposed use and meet the
dimensional and development regulations of the C-G zoning district and the specific use
standards for the proposed drive-through establishment and fuel sales facility.
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 drive-through establishment and fuel sales facility in the C-G
zone meets the objectives and policies of the Comprehensive Plan.
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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 general design, construction, operation and maintenance of the drive-
through establishment and fuel sales facility use will be compatible with existing residential
and commercial uses in the vicinity if the developer complies with the conditions of approval
contained herein. Further, staff finds that the proposed project will be compatible with the
existing and intended character of the area and will not adversely change the character
thereof. Staff recommends that the Commission and Council consider any public testimony
that may be presented to determine whether or not the proposal will adversely affect the other
properties in 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, Police 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 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 should not involve activities 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, whenever undeveloped property is developed, the amount of traffic
generation does increase.
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.
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CITY OF MERIDIAN
PLANNING AND ZONING
PUBLIC HEARING SIGN -IN SHEET
Date: March 15, 2018 Item #
Project Number:
Project Name:
H-2018-0012
Oberg Subdivison
Please print your name
For
Against
Neutral
Do you wish
to testify (Y/N)
V/ L i r 4 d?,' khft' n
�X"
l
Planning and Zoning Commission Meeting
Meeting Date: 3/15/2018
Agenda/Item Number: 4C
Project/File Number: H-2018-0006
Item Title: Fast Eddy's
1. Request: An Annexation and Zoning of 1.63 Acres of Land with a C -G Zoning District, and
2. Request: A Conditional Use Permit for a Drive-Thru Establishment within 300 Feet of a
Residential Use and Extended Hours of Operation in the C -G Zoning District of 24 Hours
a Day/7 Days a Week
Meeting Notes
Item #4C: Fast Eddy's (H-2018-0006)
Application(s):
➢ Annexation & Zoning
➢ Conditional Use Permit
Size of property, existing zoning, and location: This site consists of 1.63 acres of land, zoned RUT in Ada County, located at 3775
N. Eagle Rd.
Adjacent Land Use & Zoning:
North: Rural residential property, zoned A-1 in Boise
East: A church, zoned A-1 in Boise
South: Undeveloped commercial property, zoned C -G
West: Future MFR development in the development process (Brickyard), zoned C -G
History: This property was previously de -annexed from Boise and included in Meridian's Area of City Impact boundary.
Comprehensive Plan FLUM Designation: Floating MU -R designation on adjacent property to the south under the same ownership
Summary of Request: The applicant requests annexation & zoning 1.63 acres of land with a C -G zoning district consistent with the
MU -R FLUM designation. A site plan has been submitted that demonstrates how the annexation area as well as the overall site is
proposed to develop. The annexation area is proposed to develop with a 16,399 s.f. convenience/retail store with a drive-thru
establishment & a fuel sales facility. An associated car wash & quick lube is planned on the abutting property to the south that is not
part of this application but is under the same ownership.
A CUP is requested for a drive-thru establishment within 300' of an existing residence & extended business hours of operation within
the C -G zoning district for the c -store & fuel facility to operate 24 hours a day/7 days a week instead of 6:00 to 11:00 as required when
abutting a residential use or district (unless otherwise approved with a CUP).
The drive-through is proposed along the north side of the retail store depicted at the north end of the property within 300 feet of an
existing residence to the north.
A right-in/right-out access is proposed via an existing driveway from SH-55/Eagle Rd.; and from a driveway that runs along the south
boundary of the site via Eagle Rd. — both of the accesses via the SH were approved through a prior Variance application. Because this
site abuts a state highway and access is limited, staff recommends a driveway stub is provided to the property to the north along with a
pathway connection. Staff also recommends a pedestrian walkway is provided along the southern boundary of the site for connection
to the pathway along Eagle Rd.
Conceptual building elevations were submitted as shown. A "Welcome to Meridian" monument sign is proposed at the NEC of the site
within the buffer along Eagle Rd. at the entryway into the City.
Written Testimony:
James Doolin, FIG Development LLC (property owner to west) — states that he's in favor of the proposed development plan
with the driveway along the west property line because a landscape buffer & 6' tall privacy fence is planned along the east
boundary of the future residential property to buffer the commercial uses.
Steve Eddy, Applicant— Requests:
o that they be allowed to leave the existing office building on this site for use as a construction office to be demolished
before a C of 0 is issued (#1.1.1 a); Staff is in agreement w/request
o they be allowed to do a property boundary adjustment for 2 parcels instead of 1 (#1.1.1 c); Staff is in agreement w/request
o Not be required to provide a driveway stub and cross -access easement to the property to the north as he feels it will
negatively impact internal circulation to the development and will be a safety concern to pedestrian access to the site
(#1.1.1.e); The UDC (11-3A-3) requires cross -access to adjacent properties to reduce access points to the state highway.
o Reduction in the landscape buffer along the north property boundary from 25' to 12' with a berm and a 4' tall fully
screened fence (#1.1.3d) Council approval of a modification to the buffer width is required.
Staff Recommendation: Approval with the requirement of a DA and the conditions of approval in Exhibit B
Notes:
Possible Motions:
Approval
After considering all staff, applicant and public testimony, I move to recommend approval to the City Council of File Number H-
2018-0006, as presented in the staff report for the hearing date of March 15, 2018, with the following modifications: (Add any
proposed modifications to conditions)
Denial
After considering all staff, applicant and public testimony, I move to recommend denial to the City Council of File Number H-2018-
0006, as presented during the hearing on March 15, 2018, for the following reasons: (You should state specific reasons for denial)
Continuance
I move to continue File Number H-2018-0006 to the hearing date of (insert continued hearing date here) for the following
reason(s): (You should state specific reasons) for continuance)
1
Charlene Way
From:Sonya Allen
Sent:Monday, March 12, 2018 12:13 PM
To:C.Jay Coles; Charlene Way; Christopher Johnson
Cc:Bill Parsons; jeff@alcarchitecture.com; Steve Eddy
Subject:RE: Fast Eddy's - AZ, CUP H-2018-0006 Staff Recommendation to Commission for
March 15th Commission Mtg
Attachments:Fast Eddy's - AZ, CUP H-2018-0006 Staff Recommendation to Commission.pdf
Please delete the previous email I sent and replace it with this one. thx
From: Sonya Allen
Sent: Monday, March 12, 2018 12:06 PM
To: C. Jay Coles; Charlene Way; Christopher Johnson
Cc: Bill Parsons; jeff@alcarchitecture.com ; Steve Eddy
Subject: Fast Eddy's - AZ, CUP H-2018-0006 Staff Recommendation to Commission for March 15th Commission Mtg
Attached is the staff report for the proposed annexation & zoning and conditional use permit for Fast Eddy’s.
This item is scheduled to be on the Commission agenda on March 15 th . The public hearing will be held at City
Hall, 33 E. Broadway Avenue, beginning at 6:00 pm. Please call or e-mail with any questions.
Jeff/Steve - Please submit any written response you may have to the staff report to the City Clerk’s office
(cjcoles@meridiancity.org , cway@meridiancity.org , cjohnson@meridiancity.org and myself (e-mail or fax) as
soon as possible.
Thanks,
Sonya
Fast Eddy’s – AZ, CUP H-2018-0006 PAGE 1
STAFF REPORT Hearing Date: March 15, 2018
TO: Planning & Zoning Commission
FROM: Sonya Allen, Associate City Planner
208-884-5533
Bruce Freckleton, Development Services Manager
208-887-2211
SUBJECT: Fast Eddy’s – AZ, CUP (H-2018-0006)
I. SUMMARY DESCRIPTION OF APPLICANT’S REQUEST
The applicant, ALC Architecture, has submitted an application for annexation and zoning (AZ) of
1.63 acres of land from the RUT zoning district in Ada County to the C-G zoning district in the City.
A conditional use permit (CUP) for a drive-through establishment within 300 feet of a residential use;
and extended hours of operation in the C-G zoning district of 24 hours a day/7 days a week is also
requested.
See Section IX of the staff report for more information.
II. SUMMARY RECOMMENDATION
Staff recommends approval of the proposed AZ and CUP applications in accord with the conditions
of approval in Exhibit B and the Findings of Fact and Conclusions of Law in Exhibit D.
III. PROPOSED MOTION
Approval
After considering all staff, applicant and public testimony, I move to recommend approval to the City
Council of File Number H-2018-0006, as presented during the hearing on March 15, 2018, with the
following modifications: (Add any proposed modifications).
Continuance
I move to continue File Number H-2018-0006 to the hearing date of (insert continued hearing date
here) for the following reason(s): (You should state specific reason(s) for continuance.)
Denial
After considering all staff, applicant and public testimony, I move to recommend denial to the City
Council of File Number H-2018-0006, as presented during the hearing on March 15, 2018, for the
following reasons: (You should state specific reasons for denial)
IV. APPLICATION AND PROPERTY FACTS
A. Site Address/Location:
The site is located at 3775 N. Eagle Rd., in the southeast ¼ of Section 32, Township 4 North,
Range 1 East. (Parcel #: R4582530280 & S0532417375)
B. Owner(s):
ST Investments
2151 N. Greenview Ct.
Eagle, ID 83616
Fast Eddy’s – AZ, CUP H-2018-0006 PAGE 2
C. Applicant:
Jeff Likes, ALC Architecture
1119 E. State #120
Eagle, ID 83616
D. Representative:
Same as Applicant
E. Applicant’s Statement/Justification: Please see applicant’s narrative for this information.
V. PROCESS FACTS
A. The subject application is for annexation and zoning and a conditional use permit. A public
hearing is required before the Planning & Zoning Commission and City Council on these
applications, consistent with Meridian City Code Title 11, Chapter 5.
B. Newspaper notifications published on: February 23, 2018
C. Radius notices mailed to properties within 300 feet on: February 20, 2018
D. Applicant posted notice on site(s) on: March 3, 2018
VI. LAND USE
A. Existing Land Use(s) and Zoning: There is currently an office building on the eastern portion of
this site, zoned RUT in Ada County.
B. Character of Surrounding Area and Adjacent Land Use and Zoning:
1. North: Rural residential property, zoned A-1 in Boise
2. East: A church, zoned A-1 in Boise
3. South: Undeveloped commercial property, zoned C-G
4. West: Future multi-family development in the development process (Brickyard), zoned C-G
C. History of Previous Actions: This property was previously de-annexed from Boise and included
in Meridian’s Area of City Impact boundary.
D. Utilities:
1. Public Works:
a. Location of sewer: Sanitary sewer mains intended to provide service to the subject site
are currently being installed adjacent to the subject site in the Brickyard Development.
b. Location of water: Domestic water mains intended to provide service to the subject site
from the City of Meridian are currently being installed adjacent to the subject site in the
Brickyard Development. However, the site of the convenience store and fuel islands
currently falls within Suez Water’s service area, and Suez has expressed their position of
retaining service to the area.
c. Issues or concerns: None
E. Physical Features:
1. Canals/Ditches Irrigation: There are no waterways on this site.
2. Hazards: Staff is not aware of any hazards that exist on this property.
3. Flood Plain: This site is not located in the Meridian Floodplain Overlay District.
Fast Eddy’s – AZ, CUP H-2018-0006 PAGE 3
VII. COMPREHENSIVE PLAN POLICIES AND GOALS
As stated above, the subject property was de-annexed from Boise and is now within the City of
Meridian’s Area of City Impact boundary. For this reason, the subject property is not included on the
City’s Future Land Use Map (FLUM) and does not have a future land use designation. Because land
use designations on the FLUM are not parcel specific and the site abuts the Mixed Use – Regional
(MU-R) designation to the south, and because the same property owner owns the property to the
south and is developing that site as well as part of the overall development plan, staff has determined
it’s appropriate to “float” the MU-R designation to the subject property.
The Applicant proposes to develop a retail (convenience) store and fuel sales facility on this site; an
associated vehicle washing facility and vehicle service (i.e. quick lube) use is proposed on the
abutting property to the south that is part of the Applicant’s overall development plan.
Staff finds the following Comprehensive Plan policies to be applicable to this application and apply to
the proposed use of this property (staff analysis in italics):
“Protect existing residential properties from incompatible land use development on adjacent
parcels.” (3.06.01F)
There is an existing residence on the abutting property to the north of this site. The UDC
(Table 11-2B-3) requires a 25-foot wide buffer to be provided on C-G zoned property to
residential uses, landscaped in accord with the standards listed in UDC 11-3B-9C. The
buffer with dense landscaping will assist in buffering and protecting the residential from the
commercial use.
“Reduce the number of existing access points onto arterial streets by using methods such as
cross-access agreements, access management, and frontage/backage roads.
Staff recommends the north/south driveway proposed along the west boundary of the site is
extended to the north property line and a cross-access/ingress-egress easement is provided
to the property to the north. This driveway will serve as a backage road and will reduce
access points to N. Eagle Rd./SH-55 and will allow for interconnectivity between properties
without accessing the state highway.
“Plan for a variety of commercial and retail opportunities within the Area of City Impact.”
(3.05.01J)
The proposed convenience store and fuel sales facility (and associated vehicle washing
facility and vehicle service on the abutting property to the south) will contribute toward the
variety of commercial and retail opportunities available within the northeast boundary of the
City’s Area of Impact.
“Consider needed sidewalk, pathway, landscaping, and lighting improvements with all land-
use decisions along SH-55.” (3.03.02Q)
A 10-foot wide pedestrian pathway and pedestrian-scale lighting is proposed as required
within the street buffer along N. Eagle Rd./SH-55 in accord with UDC 11-3H-4C.
“Require all new and reconstructed parking lots to provide landscaping in internal islands and
along streets.” (2.01.04B)
Landscaping is proposed within planter islands in the parking areas on this site as shown on
the landscape plan attached in Exhibit A.4; landscaping is required to comply with the
standards listed in UDC 11-3B-8C.
Fast Eddy’s – AZ, CUP H-2018-0006 PAGE 4
“Require pedestrian access connectors in all new development to link subdivisions together to
promote neighborhood connectivity as part of a community pathway system.” (3.03.03B)
A pedestrian walkway is proposed between the subject property and the future multi-family
development (i.e. Brickyard) to the west for interconnectivity. Staff recommends a pedestrian
walkway is provided from the north and northwest boundaries to the main entrance of the
retail store; and along the south boundary of the overall project site from the walkway
planned to be constructed with the development to the west (i.e. Brickyard multi-family
development) along the east/west driveway to the pathway along N. Eagle Rd./SH-55.
“Require appropriate landscaping and buffers along transportation corridor (setback,
vegetation, low walls, berms, etc.).” (3.06.02F)
A 25-foot wide street buffer is required adjacent to N. Eagle Rd./SH-55, a state highway,
landscaped in accord with the standards listed in UDC 11-3B-7C.
“Plan for and encourage services like health care, daycare, grocery stores and recreational
areas to be built within walking distance of residential dwellings.” (2.01.01C)
The proposed convenience store will provide convenience retail options within walking
distance of existing and future residential neighbors.
“Permit new development only where urban services can be reasonably provided at the time
of final approval and development is contiguous to the City.” (3.01.01F)
This property is contiguous to land that has already been annexed into the City. Urban
services can be provided to this property upon development.
VIII. UNIFIED DEVELOPMENT CODE (UDC)
A. Purpose Statement of Zoning District: 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.
B. Schedule of Use: UDC Table 11-2B-2 lists the principal permitted (P), accessory (A), conditional
(C), and prohibited (-) uses in the proposed C-G zoning district. Any use not explicitly listed is
prohibited. The proposed retail (convenience) store and fuel sales facility is listed as a principal
permitted use in the C-G zoning district; compliance with the specific use standards listed in
UDC 11-4-3-20, Fuel Sales Facility, is required. A drive-through establishment is listed as a
conditional use when it’s within 300 feet of a residential use or district or another drive-through
establishment; compliance with the specific use standards listed in UDC 11-4-3-11, Drive-
Through Establishments, is required.
C. Dimensional Standards: Development of the site should be consistent with the dimensional
standards listed in UDC Table 11-2B-3 for the C-G district.
D. Landscaping: Landscaping is required to be provided on the site in accord with the standards
listed in UDC 11-3B as applicable.
E. Off-Street Parking: Off-street parking is required in accord with UDC Table 11-3C-6B for non-
residential uses.
IX. ANALYSIS
Analysis of Facts Leading to Staff Recommendation:
A. Annexation & Zoning (AZ):
The applicant requests approval to annex & zone 1.63 acres of land with a C-G zoning district. As
Fast Eddy’s – AZ, CUP H-2018-0006 PAGE 5
discussed above, staff deems it appropriate to “float” the Mixed Use – Regional FLUM
designation from the abutting property to the south to this property; the proposed C-G zoning
district is compatible with the MU-R designation.
The applicant proposes to develop the site with a 16,399 square foot retail store with a drive-
through establishment and a fuel sales facility. An associated vehicle washing facility and vehicle
service (i.e. quick lube) use is also planned to be constructed by the applicant on the abutting
property to the south. A site plan has been submitted that demonstrates how the overall site is
proposed to develop (see Exhibit A.2).
Because the subject property owner also owns the two (2) parcels to the south, staff recommends
after this property is annexed into the City, a property boundary adjustment (PBA) application is
processed to consolidate all of the parcels into one parcel. Final approval of the PBA should be
obtained prior to issuance of the first Certificate of Occupancy.
The legal description submitted with the application, included in Exhibit C, shows the boundaries
of the property proposed to be annexed and zoned. The property is contiguous to land that has
been annexed into the City and is within the Area of City Impact boundary.
The City may require a development agreement (DA) in conjunction with an annexation pursuant
to Idaho Code section 67-6511A. In order to ensure the site develops as proposed and
recommended by staff with this application, staff recommends a DA is required as a provision of
annexation with the provisions included in Exhibit B. Staff has included recommended provisions
for the DA that include requirements for “off-site” (i.e. outside of the annexation area but within
the overall site owned by the applicant) improvements.
B. Conditional Use Permit (CUP):
A CUP is requested for a drive-through establishment within 300 feet of an existing residence as
required by UDC 11-4-3-11A. Extended business hours of operation within the C-G zoning
district are also requested of 24 hours a day/7 days a week. The UDC (11-2B-3A.4) limits
business hours of operation in the C-G district from 6:00 am to 11:00 pm when the property
abuts a residential use or district, unless extended hours are approved through a CUP.
The applicant has submitted a site plan that proposes a drive-through along the north side of the
retail store depicted at the north end of the property within 300 feet of an existing residence to the
north (see Exhibit A.2).
Specific Use Standards: There are specific use standards listed in the UDC that apply to
development of this site as follows: (Staff’s comments in italics)
UDC 11-4-3-11, Drive-Through Establishment:
All establishments providing drive-through service shall identify the stacking lane, menu
and speaker location (if applicable), and window location on the certificate of zoning
compliance or the conditional use permit. Speakers are prohibited in the O-T zoning
district.
The stacking lane, menu and order board are depicted on the site plan – the location of
the window is not clear (there appears to be two windows); all of the aforementioned
items should be depicted on the site plan submitted with the Certificate of Zoning
Compliance application.
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:
Fast Eddy’s – AZ, CUP H-2018-0006 PAGE 6
Stacking lanes shall have sufficient capacity to prevent obstruction of driveways,
drive aisles, and the public right of way by patrons.
The stacking lane shall be a separate lane from the circulation lanes needed for access
and parking, except stacking lanes may provide access to designated employee
parking.
The stacking lane shall not be located within ten feet (10') of any residential district
or existing residence.
Any stacking lane greater than one hundred feet (100') in length shall provide for an
escape lane.
The site should be designed so that the drive-through is visible from a public street
for surveillance purposes.
The proposed drive-through design complies with the above-requirements.
UDC 11-4-3-20: Fuel Sales Facility:
A. General standards:
1. 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.
2. The total height of any overhead canopy or weather protection device shall not
exceed twenty feet (20').
3. 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.
4. If the use is unattended, the standards in accord with section 11-3A-16 of this title
shall also apply.
B. Additional standards for fuel sales facility, truck stop:
1. The use shall be located on a principal arterial or near an interstate interchange.
2. The use shall be located a minimum of six hundred feet (600') from any residential
district and a minimum of one thousand feet (1,000') from any hospital.
Access: Access for this site is proposed via an existing driveway from Eagle Rd./SH-55 on the
adjacent property to the south (under the same ownership), as depicted on the site plan in Exhibit
A.2. A variance was approved in 2005 for this access (VAR-05-021, Kohl’s Department
Store/CentrePoint Marketplace).
Another access via N. Eagle Rd./SH-55 exists off-site adjacent to the south boundary of the
overall site (also approved with VAR-05-021). A north/south access driveway is proposed along
the west boundary of the overall site to this driveway.
In accord with the Comprehensive Plan as noted above in Section VII and the UDC (11-3A-3,
Access to Streets), Staff recommends a driveway stub is provided to the property to the north for
interconnectivity and to reduce access points to the state highway. This driveway will serve as a
backage road to N. Eagle Rd./SH-55.
Parking: Off-street parking is required for the proposed use in accord with the standards listed in
UDC Table 11-3C-6B for non-residential uses in commercial districts (1 space for every 500
square feet of gross floor area). Based on the square footage of the proposed structure (16,399), a
Fast Eddy’s – AZ, CUP H-2018-0006 PAGE 7
minimum of 33 spaces are required; a total of 55 spaces are proposed in accord with this
requirement.
A minimum of one bicycle parking space for every 25 proposed vehicle spaces or portion thereof
is required to be provided on the site per UDC 11-3C-6G in accord with the standards listed in
UDC 11-3C-5C. Based on 55 vehicle spaces provided, a minimum of 2 bicycle spaces are
required; a rack is proposed that will hold a minimum of 3 bicycles in accord with this
requirement.
Landscaping: Landscaping is required to be provided on the site as set forth in UDC Table 11-
2B-3 per the standards listed in UDC 11-3B as noted below.
Parking Lot: Parking lot landscaping is required to be provided in accord with the standards
listed in UDC 11-3B-8C. Staff recommends a minimum of one (1) tree is added within
one of the planter islands proposed in front of the entry to the retail store in accord with
UDC 11-3B-8C.2. Vegetative groundcover is required within all required landscape
areas and shall have a minimum coverage of 70% at maturity, per UDC 11-3B-5N.
Buffer to Residential Uses: A 25-foot wide landscape buffer is required on C-G zoned
property to residential uses planted in accord with the standards listed in UDC 11-3B-9C.
There is a residential property to the north of this site; therefore, a 25-foot wide buffer
is required along the north property boundary; a 12-foot wide buffer is proposed. The
buffer should be widened to 25 feet; or, a reduced buffer may be requested from City
Council as set forth in UDC 11-3B-9C.2. The buffer is required to planted with a mix of
evergreen and deciduous trees, shrubs, lawn or other vegetative groundcover; the buffer
area shall result in a barrier that allows trees to touch at maturity; additional trees
should be added within the buffer to achieve this barrier.
Street Buffer: A minimum 25-foot wide street buffer is required along N. Eagle Rd., an
arterial street, as set forth in UDC Table 11-2B-3. A 40+ buffer is proposed. Landscaping is
proposed in accord with UDC standards.
Mitigation: There are existing trees on this site. The applicant is required to comply with the
mitigation standards listed in UDC 11-3B-10C.5 for any existing trees 4-inch caliper or greater
that are removed from the site. Contact Elroy Huff, City Arborist (208-371-1755), prior to
removal of any existing trees from the site to schedule an inspection. A mitigation plan
should be identified on the landscape plan submitted with the CZC application.
Sidewalks/Pedestrian Walkways: Sidewalks/pathways are required to be constructed on the site
as set forth in UDC 11-3A-17 and 11-3H-4C.
In areas where outdoor seating is proposed around the retail store, the walkway area
between the wall where the seating area is proposed and the parking area is only 5-feet
wide. Without wheel stops within parking spaces in these areas, vehicles will overhang onto
the sidewalk area reducing the width of the walkable area below that allowed. Wheel stops
should be provided in affected spaces to prevent overhang; or, the sidewalk should be
widened an additional 2 feet to allow for vehicle overhang so that a minimum 5 feet area
remains clear for pedestrians, in accord with the standards listed in UDC 11-3C-5B.4.
A 10-foot wide multi-use pathway with a public use easement and pedestrian lighting is required
along N. Eagle Rd./SH-55 as set forth in UDC 11-3H-4C.3. The site plan depicts a pathway and
pedestrian lighting within the street buffer as required.
An “emergency and pedestrian access only” is depicted at the northeast corner of the
development plan for the Brickard multi-family development at the west boundary of this site but
no connection is proposed on this site (see red arrow “1” on site plan below). This access would
allow for a direct pedestrian connection to the retail store from the multi-family development and
Fast Eddy’s – AZ, CUP H-2018-0006 PAGE 8
provide an emergency access only for the residential development. A cross-access/ingress-egress
easement should be provided.
A pedestrian connection is proposed to the west to the multi-family development on the adjacent
property to the south within this development to connect to the pathway planned to this site (see
arrow “2” on site plan below). This walkway provides a connection to the pathway along Eagle
Road along the north side of the vacuum area. A cross-access easement should be provided.
A sidewalk is also planned to stub to the west boundary of this site along the south boundary
adjacent to the east/west driveway via N. Eagle Rd./SH-55 (see arrow “3” on the site plan above);
an extension of this sidewalk is not depicted on the site plan.
Staff recommends as provisions of the development agreement associated with the
annexation of the subject property the following on-site and off-site improvements: extend
the sidewalk along the south boundary of this overall site from the west boundary to the
pathway along Eagle Rd.; provide a pedestrian walkway from the sidewalk on the west side
of the retail store to the north property boundary along the east side of the north/south
driveway recommended by staff; and, provide a minimum 20-foot wide emergency access
and pedestrian connection at the west boundary of the site on the north end of the property
in alignment with the same proposed on the property to the west.
1
2
3
Fast Eddy’s – AZ, CUP H-2018-0006 PAGE 9
Staff further recommends a pedestrian circulation plan is submitted for this site that
demonstrates compliance with the above recommended provisions prior to the Commission
meeting.
Building Elevations: Conceptual building elevations for the proposed retail store were submitted
with this application (see Exhibit A.4); an elevation of the proposed fuel station canopy was not
submitted. Building materials are proposed to consist of stucco with cultured stone wainscot.
The architectural character of the structures is required to comply with the standards listed in
UDC 11-3A-19 and the Architectural Standards Manual.
Welcome to Meridian: A “Welcome to Meridian” monument sign is desired at the northeast
corner of this site, the entryway into the City as depicted on the landscape plan within the street
buffer along N. Eagle Rd./SH-55. The sign should be constructed in accord with the
specifications required by the City of Meridian.
Certificate of Zoning Compliance: The applicant is required to obtain approval of a Certificate
of Zoning Compliance application for establishment of the new use and to ensure all site
improvements comply with the provisions of the UDC and the conditions in this report prior to
construction, in accord with UDC 11-5B-1.
Design Review: The applicant is required to submit an application for Design Review concurrent
with the Certificate of Zoning Compliance application in accord with UDC 11-5B-8. The site and
building design is required to be generally consistent with the conceptual building elevations, site
plan and landscape plan submitted with this application and the standards listed in UDC 11-3A-
19 and the City of Meridian Architectural Standards Manual.
In summary, Staff recommends approval of the proposed AZ application with the requirement of
a Development Agreement containing the provisions listed in Exhibit B; and approval of the CUP
application with the conditions listed in Exhibit B of this report in accord with the findings
contained in Exhibit D.
X. EXHIBITS
A. Drawings/Other
1. Vicinity/Zoning Map
2. Proposed Site Plan (dated: 1/17/18)
3. Proposed Landscape Plan (dated: 12/27/17)
4. Conceptual Building Elevations (dated: 1/17/18)
B. Agency & Department Comments
C. Legal Description & Exhibit Map for Annexation & Zoning Boundary
D. Required Findings from Unified Development Code
Exhibit A Page 1
A. Drawings/Other
Exhibit A.1: Zoning Map
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Exhibit A.2: Proposed Site Plan (dated: 1/17/18)
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Exhibit A.3: Proposed Landscape Plan (dated: 12/27/17)
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Exhibit A.4: Conceptual Building Elevations (dated: 1/17/18)
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B. EXHIBIT B - AGENCY & DEPARTMENT COMMENTS
1. PLANNING DIVISION
Staff recommends a pedestrian circulation plan is submitted for this site that includes the
larger overall site (to the south) proposed to be developed by the applicant as shown in Exhibit
A.2 prior to the Commission meeting that includes the recommended pedestrian connections in
Section IX, Sidewalks/Pedestrian Walkways.
1.1.1 A Development Agreement (DA) is required as a provision of annexation of this property. Prior
to the annexation ordinance approval, a DA shall be entered into between the City of Meridian,
the property owner(s) at the time of annexation ordinance adoption, and the developer. Note: The
Development Agreement shall be recorded prior to submittal of a Certificate of Zoning
Compliance and Design Review application for the annexation area.
Currently, a fee of $303.00 shall be paid by the applicant to the Planning Division prior to
commencement of the DA. The DA shall be signed by the property owner and returned to the
Planning Division within six (6) months of the City Council granting annexation. The DA shall,
at minimum, incorporate the following provisions:
a. The existing structure shall be removed prior to issuance of building permits on this site.
b. Future development of this site shall substantially comply with the conceptual site plan,
landscape plan and building elevations included in Exhibit A and the conditions contained
herein.
c. After the subject property is annexed into the City, a Property Boundary Adjustment application
shall be submitted to consolidate the existing parcels and the lots to the south under the same
ownership into one parcel. Final approval is required prior to issuance of Certificate of
Occupancy.
d. The driveway along the west side of the retail store shall extend to the north property boundary
for future extension and interconnectivity in accord with UDC 11-3A-3A.
e. A cross-access/ingress-egress easement shall be provided to the property to the north (Parcel
#R4582530202, 13984 W. Jasmine Ln.) with development of this site in accord with UDC
11-3A-3A.2. A recorded copy of said easement shall be submitted to the City prior to
issuance of the first Certificate of Occupancy on the site.
f. A cross-access/ingress-egress easement (as applicable) shall be provided to the property to
the west (Brickyard development) with development of this site for pedestrian and emergency
access. A recorded copy of said easement shall be submitted to the City prior to issuance of
the first Certificate of Occupancy on the site.
g. A pedestrian walkway shall be provided off-site along the southern boundary of the overall
project site adjacent to the east/west driveway connection via N. Eagle Rd./SH-55. The
walkway shall provide a connection from the walkway planned on the adjacent property to
the west to the pathway along N. Eagle Rd./SH 55.
h. A “Welcome to Meridian” monument sign shall be constructed as proposed at the northeast
corner of this site within the street buffer in accord with the specifications required by the
City of Meridian.
i. The developer shall provide additional right-of-way for the future widening of N. Eagle
Rd./SH-55 and make any improvements necessary to N. Eagle Rd./SH-55, such as a
deceleration lane, as required by the Idaho Transportation Department. The required street
buffer shall be located outside of the area needed for future right-of-way.
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j. A minimum 20-foot wide emergency access/pedestrian connection shall be provided at the
west boundary of the site adjacent to the retail store in alignment with the access proposed on
the site plan approved for Brickyard Subdivision. This access should have bollards (or
another Fire Department approved means) to restrict public vehicular access.
k. Provide a 10-foot wide multi-use pathway with a public use easement and pedestrian lighting
along N. Eagle Rd./SH-55 as set forth in UDC 11-3H-4C.3.
1.1.2 The site plan submitted with the Certificate of Zoning Compliance application shall be revised
from that included in Exhibit A.2, dated 1/17/18, as follows:
a. Extend the north/south driveway along the west side of the retail store to the north property
boundary for future extension and interconnectivity upon redevelopment of the property to
the north to a non-residential use.
b. Depict a pedestrian walkway from the north property boundary along the east side of the
driveway stub required above to the sidewalk around the retail store for pedestrian access to
the retail store.
c. All pedestrian walkways through parking areas shall be distinguished from the vehicular
driving surface through the use of pavers, colored or scored concrete, or bricks in accord with
UDC 11-3A-19.
d. Either depict wheel stops within parking stalls that abut the sidewalk where outdoor seating is
proposed; or, widen the sidewalk an additional 2 feet to allow for vehicle overhang so that a
minimum 5-foot wide area remains clear for pedestrians, in accord with the standards listed in
UDC 11-3C-5B.4.
e. Depict a minimum 20-foot wide emergency access/pedestrian connection at the west
boundary of the site adjacent to the retail store in alignment with the access proposed on the
site plan approved for Brickyard Subdivision. This access should have bollards (or another
Fire Department approved “gate”) to restrict public vehicular access.
1.1.3 The landscape plan submitted with the Certificate of Zoning Compliance application shall be
revised from that included in Exhibit A.3, dated 12/27/17, as follows:
a. Landscaping is required within planter islands at the ends (or within, as applicable) of rows of
parking along with vegetative groundcover at a 70% coverage at maturity in accord with the
standards listed in UDC 11-3B-8C.
b. A minimum of one (1) tree is required within a planter island in the row of parking in front of
the retail store in accord with UDC 11-3B-8C.2.
c. Include mitigation information for existing 4-inch caliper or greater trees on the site that are
proposed to be removed in accord with the standards listed in UDC 11-3B-10C.5. Contact Elroy
Huff, City Arborist (208-371-1755), prior to removal of any existing trees from the site.
d. The landscape buffer along the north property boundary shall be widened to a minimum of 25
feet in accord with UDC Table 11-2B-3 for buffers to adjoining residential uses unless otherwise
modified by City Council at a public hearing with notice to surrounding property owners as set
forth in UDC 11-3B-9C.2. Additional trees (evergreen and/or deciduous) shall be added within
the buffer to achieve a barrier that allows trees to touch at maturity in accord with the standards
listed in UDC 11-3B-9C.
1.1.4 The developer shall comply with the specific use standards listed in UDC 11-4-3-11, Drive-
Through Establishments.
1.1.5 The developer shall comply with the specific use standards listed in UDC 11-4-3-20, Fuel Sales
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Facility.
1.1.6 Design of all future structures on the site is required to comply with the standards in the Architectural
Standards Manual.
1.1.7 Submit a detail of the pedestrian lighting required along N. Eagle Rd./SH-55 that complies with the
standards listed in UDC 11-3H-4C.3.
1.2 General Conditions of Approval
1.2.1 Comply with all bulk, use, and development standards of the applicable district listed in UDC
Chapter 2 District regulations.
1.2.2 Comply with the provisions for irrigation ditches, laterals, canals and/or drainage courses, as set
forth in UDC 11-3A-6.
1.2.3 Install lighting consistent with the provisions as set forth in UDC 11-3A-11.
1.2.4 Provide a pressurized irrigation system consistent with the standards as set forth in UDC 11-3A-
15, UDC 11-3B-6 and MCC 9-1-28.
1.2.5 Comply with the sidewalk standards as set forth in UDC 11-3A-17.
1.2.6 Install all utilities consistent with the standards as set forth in UDC 11-3A-21 and 11-3B-5J.
1.2.7 Construct all off-street parking areas consistent with the standards as set forth in UDC 11-3B-5I,
11-3B-8C, and Chapter 3 Article C.
1.2.8 Construct the required landscape buffers consistent with the standards as set forth in UDC 11-3B-
7C (streets).
1.2.9 Construct storm water integration facilities that meet the standards as set forth in UDC 11-3B-
11C.
1.2.10 Protect any existing trees on the subject property that are greater than four-inch caliper and/or
mitigate for the loss of such trees as set forth in UDC 11-3B-10.
1.2.11 Provide bicycle parking spaces as set forth in UDC 11-3C-6G consistent with the design
standards as set forth in UDC 11-3C-5C.
1.2.12 Comply with the outdoor service and equipment area standards as set forth in UDC 11-3A-12.
1.2.13 Construct all required landscape areas used for storm water integration consistent with the
standards as set forth in UDC 11-3B-11C.
1.2.14 Comply with the structure and site design standards, as set forth in UDC 11-3A-19 and the
guidelines set forth in the City of Meridian Standards Manual.
1.2.15 Comply with all provisions of UDC 11-3A-3 with regard to maintaining the clear vision triangle.
1.2.16 Low pressure sodium lighting shall be prohibited as an exterior lighting source on the site.
1.2.17 All fencing constructed on the site shall comply with the standards as set forth in UDC 11-3A-7
and 11-3A-6B as applicable.
1.3 Ongoing Conditions of Approval
1.3.1 The conditional use may only be transferred or modified consistent with the provisions as set forth
in UDC 11-5B-6G. The applicant shall contact Planning Division staff regarding any proposed
modification and/or transfer of ownership.
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1.3.2 The applicant and/or property owner shall have an ongoing obligation to prune all trees to a
minimum height of six feet above the ground or sidewalk surface to afford greater visibility of the
area.
1.4 Process Conditions of Approval
1.4.1 No signs are approved with this application. Prior to installing any signs on the property, the
applicant shall submit a sign permit application consistent with the standards in UDC Chapter 3
Article D and receive approval for such signs.
1.4.2 The conditional use approval shall be null and void if the applicant fails to 1) commence the use
within two years as set forth in UDC 11-5B-6F1 or 2) gain approval of a time extension as set
forth in UDC 11-5B-6F4.
1.4.3 The applicant shall submit and obtain approval of a Certificate of Zoning Compliance and Design
Review application from the Planning Division, prior to submittal of any building permit
application.
2. PUBLIC WORKS DEPARTMENT
2.1 Site Specific Conditions of Approval
2.1.1 Domestic water mains intended to provide service to the subject site from the City of Meridian
are currently being installed adjacent to the subject site in the Brickyard Development. However,
the site of the convenience store and fuel islands currently falls within Suez Water’s service area,
and Suez has expressed their position of retaining service to the area.
2.2 General Conditions of Approval
2.2.1 Applicant shall coordinate water and sewer main size and routing with the Public Works
Department, and execute standard forms of easements for any mains that are required to provide
service outside of a public right-of-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.
2.2.2 The applicant shall provide easement(s) for all public water/sewer mains outside of public right of
way (include all water services and hydrants). The easement widths shall be 20-feet wide for a
single utility, or 30-feet wide for two. The easements shall not be dedicated via the plat, but
rather dedicated outside the plat process using the City of Meridian’s standard forms. The
easement shall be graphically depicted on the plat for reference purposes. Submit an executed
easement (on the form available from Public Works), a legal description prepared by an Idaho
Licensed Professional Land Surveyor, which must include the area of the easement (marked
EXHIBIT A) and an 81/2” x 11” map with bearings and distances (marked EXHIBIT B) for
review. Both exhibits must be sealed, signed and dated by a Professional Land Surveyor. DO
NOT RECORD. Add a note to the plat referencing this document. All easements must be
submitted, reviewed, and approved prior to signature of the final plat by the City Engineer.
2.2.3 All irrigation ditches, canals, laterals, or drains, exclusive of natural waterways, intersecting,
crossing or laying adjacent and contiguous to the area being developed shall be tiled per UDC 11-
3A-6. In performing such work, the applicant shall comply with Idaho Code 42-1207 and any
other applicable law or regulation.
2.2.4 Any existing domestic well system within this project shall be removed from domestic service per
City Ordinance Section 9-1-4 and 9 4 8 contact the City of Meridian Engineering Department at
(208)898-5500 for inspections of disconnection of services. Wells may be used for non-domestic
purposes such as landscape irrigation if approved by Idaho Department of Water Resources
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Contact Robert B. Whitney at (208)334-2190.
2.2.5 Any existing septic systems within this project shall be removed from service per City Ordinance
Section 9-1-4 and 9 4 8. Contact Central District Health for abandonment procedures and
inspections (208)375-5211.
2.2.6 Applicant shall be required to pay Public Works development plan review, and construction
inspection fees, as determined during the plan review process, prior to the issuance of a plan
approval letter.
2.2.7 It shall be the responsibility of the applicant to ensure that all development features comply with
the Americans with Disabilities Act and the Fair Housing Act.
2.2.8 Applicant shall be responsible for application and compliance with any Section 404 Permitting
that may be required by the Army Corps of Engineers.
2.2.9 All grading of the site shall be performed in conformance with MCC 11-1-4B.
2.2.10 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.
2.2.11 The applicants design engineer shall be responsible for inspection of all irrigation and/or drainage
facility within this project that do not fall under the jurisdiction of an irrigation district or ACHD.
The design engineer shall provide certification that the facilities have been installed in accordance
with the approved design plans. This certification will be required before a certificate of
occupancy is issued for any structures within the project.
2.2.12 At the completion of the project, the applicant shall be responsible to submit record drawings per
the City of Meridian AutoCAD standards. These record drawings must be received and approved
prior to the issuance of a certification of occupancy for any structures within the project.
2.2.13 The City of Meridian requires that the owner post to the City a warranty surety in the amount of
20% of the total construction cost for all completed public sewer, water and reuse infrastructure
for duration of two years. This surety will be verified by a line item cost estimate provided by the
owner to the City. The surety can be posted in the form of an irrevocable letter of credit, cash
deposit or bond. Applicant must file an application for surety, which can be found on the
Community Development Department website. Please contact Land Development Service for
more information at 887-221.
3. POLICE DEPARTMENT
3.1 A deceleration lane is needed on N. Eagle Road for safe access to the site.
4. FIRE DEPARTMENT
4.1 Any newly installed Fire Department connections for sprinkler or standpipes will require locking
Fire Department plugs.
4.2 Final Approval of the fire hydrant locations shall be by the Meridian Fire Department in accordance
with International Fire Code Section (IFC) 508.5.4 as follows:
a. Fire hydrants shall have a Storz LDH connection in place of the 4 ½” outlet. The Storz
connection may be integrated into the hydrant or an approved adapter may be used on the 4 1/2"
outlet.
b. Fire hydrants shall have the Storz outlet face the main street or parking lot drive aisle.
c. Fire hydrants shall be placed on corners when spacing permits.
d. Fire hydrants shall not have any vertical obstructions to outlets within 10’.
e. Fire hydrants shall be placed 18” above finished grade to the center of the Storz outlet.
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f. Fire hydrants shall be provided to meet the requirements of the Meridian Water Dept. Standards.
g. Show all proposed or existing hydrants for all new construction or
additions to existing buildings within 1,000 feet of the project.
4.3 All entrances, internal roads, drive aisles, and alleys shall have a turning radius of 28’ inside and 48’
outside, per International Fire Code Section 503.2.4.
4.4 Provide signage (“No Parking Fire Lane”) for all fire lanes in accordance with International Fire
Code Sections 503.3 & D103.6.
4.5 Operational fire hydrants, temporary or permanent street signs, and access roads with an all-weather
surface are required to be installed before combustible construction material is brought onto the site,
as set forth in International Fire Code Section (IFC) 501.4.
4.6 Commercial and office occupancies will require a fire-flow consistent with International Fire Code
Appendix B to service the proposed project. Fire hydrants shall be placed per Appendix C.
4.7 Maintain a separation of 5’ from the building to the dumpster enclosure as set forth in International
Fire Code Section 304.3.3.
4.8 The applicant shall work with Public Works and Planning Department staff to provide an address
identification plan and a sign which meets the requirements of the City of Meridian sign ordinance
and is placed in a position that is plainly legible and visible from the street or road fronting the
property, as set forth in International Fire Code Section 505.1 and Meridian Amendment 104-4-1.
4.9 Where a portion of the facility or building hereafter constructed or moved into or within the
jurisdiction is more than 400 feet (122 m) from a hydrant on a fire apparatus access road, as
measured by an approved route around the exterior of the facility or building, on-site fire hydrants
and mains shall be provided where required by the code official as set forth in International Fire
Code Section 507.5.1. For buildings equipped throughout with an approved automatic sprinkler
system installed in accordance with Section 903.3.1.1 or
903.3.1.2 the distance requirement shall be 600 feet (183).
a. For Group R-3 and Group U occupancies, the distance requirement shall be
600 feet (183 m).
b. For buildings equipped throughout with an approved automatic sprinkler
system installed in accordance with Section 903.3.1.1 or 903.3.1.2, the
distance requirement shall be 600 feet (183 m).
4.10 There shall be a fire hydrant within 100’ of all fire department connections as set forth in local
amendment to the International Fire Code 10-4-1.
4.11 The Fire Department will require Fire Department locking Connection caps on all FDC
inlets. IFC 102.9
4.12 Buildings over 30’ in height are required to have access roads in accordance with the
International Fire Code Appendix D Section D105.
4.13 Emergency response routes and fire lanes shall not be allowed to have traffic calming
devices installed without prior approval of the Fire Code Official. National Fire
Protection IFC 503.4.1.
4.14 COMMERCIAL AND INDUSTRIAL - Buildings or facilities exceeding 30 feet
(9144mm) or three stories in height shall have at least two means of fire apparatus access for
each structure. The access roads shall be placed a distance apart equal to not less than
one half of the length of the overall diagonal dimension of the property or area to be
served, measured in a straight line as set forth in International Fire Code Appendix D104.1.
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4.15 As set forth in International Fire Code Section 504.1, multi-family and commercial
projects shall be required to provide an additional sixty inch (60”) wide access point to the
building from the fire lane to allow for the movement of manual fire suppression
equipment and gurney operations. The unobstructed breaks in the parking stalls shall be
provided so that building access is provided in such a manner that the most remote part of
a building can be reached with a length of 150' fire hose as measured around the
perimeter of the building from the fire lane. Code compliant handicap parking stalls may
be included to assist meeting this requirement. Contact the Meridian Fire Department for
details.
5. REPUBLIC SERVICES
5.1 No comments have been received from Republic Services.
6. PARKS DEPARTMENT
6.1 No comments have been received from the Park’s Department.
7. IDAHO TRANSPORTATION DEPARTMENT (ITD)
See next page
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Exhibit C: Legal Description & Exhibit Map for Annexation & Zoning Boundary
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D. Required Findings from Unified Development Code
1. ANNEXATION & ZONING 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, the
Council shall make the following findings:
a. The map amendment complies with the applicable provisions of the Comprehensive
Plan;
Staff finds that the proposed map amendment to C-G is consistent with the Mixed Use -
Regional FLUM designation that staff has deemed appropriate to “float” to this property.
Therefore, Staff finds the amendment is consistent with the applicable provisions of the
Comprehensive Plan (see section VII above for more information).
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 the C-G zoning district is consistent with the
purpose statement of the commercial districts as detailed in Section VIII above.
c. The map amendment shall not be materially detrimental to the public health, safety,
and welfare;
Staff finds that the proposed zoning amendment will not be detrimental to the public health,
safety, or welfare. City utilities will be extended at the expense of the applicant. Staff
recommends that the Commission and Council consider 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 11-5B-3.E).
Staff finds the proposed annexation of this property is in the best interest of the City if the
applicant develops the site in accord with the conditions listed in Exhibit B.
2. CONDITIONAL USE PERMIT:
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 the site is large enough to accommodate the proposed use and meet the
dimensional and development regulations of the C-G zoning district and the specific use
standards for the proposed drive-through establishment and fuel sales facility.
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 drive-through establishment and fuel sales facility in the C-G
zone meets the objectives and policies of the Comprehensive Plan.
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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 general design, construction, operation and maintenance of the drive-
through establishment and fuel sales facility use will be compatible with existing residential
and commercial uses in the vicinity if the developer complies with the conditions of approval
contained herein. Further, staff finds that the proposed project will be compatible with the
existing and intended character of the area and will not adversely change the character
thereof. Staff recommends that the Commission and Council consider any public testimony
that may be presented to determine whether or not the proposal will adversely affect the other
properties in 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, Police 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 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 should not involve activities 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, whenever undeveloped property is developed, the amount of traffic
generation does increase.
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.
CITY OF MERIDIAN
PLANNING AND ZONING
PUBLIC HEARING SIGN -IN SHEET
Date: March 15, 2018 Item #
Project Number:
Project Name:
Please print your name
H-2018-0006
Fast Eddv's
For I Against I Neutral
6-t LiKc--5 I x
4C
Do you wish
to testify (Y/N)