Staff ReportSTAFF REPORT
HEARING DATE:
TO:
FROM:
SUBJECT:
November 4, 2010
Planning & Zoning Commission
Sonya Watters, Associate City Planner
208-884-5533
E IDIAN~-
IDAHO
RZ-10-006; PP-10-006 -Somerton Subdivision
CUP-10-011; DES-10-044 -Fast Eddy's
I. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST
Overland 16, LLC has applied for a rezone (RZ) of 16.12 acres of land from the C-N (Neighborhood
Business) to the C-C (Community Business) zoning district and a preliminary plat (PP) consisting of 5
building lots on 13.19 acres of land for Somerton Subdivision.
ST Investments has applied concurrently for a conditional use permit (CUP) for Fast Eddy's consisting of a
convenience store, fuel sales facility, vehicle washing/detail facility, quick Tube, and drive-through in the
proposed C-C zoning district on the northern portion of the site. Fast Eddy's is proposed to be located on two
of the future lots in the proposed subdivision consisting of 3.83 acres. Administrative design review (DES) is
also requested for the site, convenience store and fuel canopy.
II. SUMMARY RECOMMENDATION
Staff recommends approval of the proposed RZ, PP, and CUP based on the Findings of Fact and Conclusions
of Law in Exhibit D of the Staff Report.
III. PROPOSED MOTION
Approval
After considering all staff, applicant and public testimony, I move to recommend approval of File Numbers
RZ-10-006, PP-10-006, and CUP-10-011 as presented in the staff report for the hearing date of November 4,
2010, with the following modifications: (Add any proposed modifications.)
Denial
After considering all staff, applicant and public testimony, I move to recommend denial of File Numbers RZ-
10-006, PP-10-006, and CUP-10-011, as presented during the hearing on November 4, 2010, for the
following reasons: (You should state specific reasons for denial.)
Continuance
I move to continue File Numbers RZ-10-006, PP-10-006, and CUP-10-O1 lto the hearing date of (insert
continued hearing date here) for the following reason(s): (You should state specific reason(s) for
continuance.)
~~-?~ APPLICATION AND PROPERTY FACTS
A. Site Address/Location:
The site is located on the southeast corner of E. Overland Road and S. Locust Grove Road,
in the northwest'/ of Section 20, Township 3 North, Range 1 East (Parcel No. 51120223307)
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B. Applicants:
RZ & PP: Overland 16, LLC
P.O. Box 344
Meridian, ID 83680
CUP: Steve & Tracie Eddy, ST Investments
770 W. Ustick Road
Meridian, ID 83642
C. Owner:
Overland 16, LLC
P.O. Box 344
Meridian, ID 83680
D. Representative/Contact:
RZ & PP: Becky McKay, Engineering Solutions, LLP
1029 N. Rosario Street, Ste. 100
Meridian, ID 83642
CUP: Steve Eddy, Fast Eddy's
770 W. Ustick Road
Meridian, ID 83642
E. Applicant's Statement/Justification: Please see applicant's narratives for this information.
V. PROCESS FACTS
A. The subject applications are for a rezone, preliminary plat, and conditional use permit. A public hearing
is required before the Planning & Zoning Commission and City Council on each of these matters,
consistent with Meridian City Code Title 11, Chapter 5.
B. The subject application is for administrative design review. This application is approved at staff level by
the Director, consistent with Meridian City Code Title 11, Chapter 5.
C. Newspaper notifications published on: October 18 and November 1, 2010
D. Radius notices mailed to properties within 300 feet on: October 7, 2010
E. Applicant posted notice on site by: October 22, 2010
VI. LAND USE
A. Existing Land Use(s): This site is currently vacant.
B. Character of Surrounding Area and Adjacent Land Use and Zoning: The surrounding area consists of a
mix of residential, commercial, and office uses as well as a church, as follows:
North: A Maverik c-store & fuel facility exists northwest of this site across Overland, zoned C-C; vacant
property, zoned C-G exists directly across Overland to the north.
South: A church exists to the south across Puffin Street, zoned R-8
East: Offices and apartments (Sagecrest} exist to the east of this site, zoned L-O
West: Residential uses (an assisted living facility & Sportsman's Point Sub.) exist to the west of the site
across Overland, zoned L-O and R-4.
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C. History of Previous Actions:
- In 2000, this property received annexation and zoning (AZ-00-004) approval of 16.119 acres of
land with a C-N zoning district (Ordinance No. 882). A development agreement was required as
a provision of annexation (Instrument No. 10100056509).
- A modification to the development agreement (MI-06-009) was approved in 2007 (Instrument
No. 107005524).
D. Utilities:
1. Public Works:
a. Location of sewer: E Overland Road & S Locust Grove Road.
b. Location of water: E Overland Road & S Locust Grove Road.
c. Issues or concerns: A water main will need to be looped within this project from E Overland
Road & S Locust Grove Road. Also no sewer or water mains shall be located within any site
landscaping.
E. Physical Features:
Canals/Ditches Irrigation: The Hunter Lateral runs along the east boundary of the property and is
tiled.
2. Hazards: Staff is unaware of any hazards that may exist on this property.
3. Flood Plain: This property does not lie within the floodplain or flood way.
F. Access: Access for this site is proposed on the plat via one right-in/right-out and one full access to/from
E. Overland Road; one full access to/from S. Locust Grove Road in alignment with E. Peacock Street on
the west side of Locust Grove; and three full access points to E. Puffin Street at the south boundary of
the site. See Analysis below in Section IX for more information.
VII. COMPREHENSIVE PLAN ANALYSIS
The subject property is currently designated "Commercial" on the Comprehensive Plan Future Land Use
Map. Per the Comprehensive Plan (page 105), commercial designated areas: provide a full range of
commercial and retail to serve area residents and visitors. Uses may include retail, wholesale, service and
office uses, multi-family residential, as well as appropriate public uses such as government offices. Within
this land use category, specific zones maybe created to focus commercial activities unique to their locations.
These zones may include neighborhood commercial uses focusing on specialized service for residential areas
adjacent to that zone.
The uses proposed by the applicant for Fast Eddy's on the northern portion of the site are consistent with the
Commercial designation.
Although no development is proposed at this time, the applicant for Somerton Subdivision intends to develop
the remainder of the site with multi-family residential uses on the largest lot and office or commercial uses
on the two lots adjacent to Locust Grove. These types of uses are also consistent with the Commercial
designation and the C-C zoning district.
Staff finds the following Comprehensive Plan policies to be applicable to this property and apply to the
proposed use (staff analysis in italics):
• Chapter VII, Goal III, Objective A, Action 1 -Require that development projects have planned for the
provision of all public services.
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When the City established its Area of City Impact, it planned to provide City services to the subject
property. The City of Meridian plans to provide municipal services to the subject property in the
following manner:
- Sanitary sewer and water service is available to be extended to the property.
- The lands are serviced by the Meridian Fire Department (MFD).
- The lands are serviced by the Meridian Police Department (MPD).
- The roadways adjacent to the subject lands are currently owned and maintained by the Ada County
Highway District (ACHD). This service will not change.
- The subject lands are currently serviced by the Meridian School District #2. This service will not
change.
- The subject lands are currently serviced by the Meridian Library District. This service will not
change.
Municipal, fee-supported, services will be provided by the Meridian Building Department, the Meridian
Public Works Department, the Meridian Water Department, the Meridian Wastewater Department, the
Meridian Planning Department, Meridian Utility Billing Services, and Sanitary Services Company.
"Require appropriate landscape and buffers along transportation corridors (setback, vegetation, low
walls, berms, etc.)." (Chapter VII, Goal IV, Objective D, Action 4)
The applicant is required to provide landscaped street buffers along Overland Road, Locust Grove
Road, and Puffin Street as a provision of preliminary plat approval in accord with the standards listed in
UDC I1-3B-7. The applicant has submitted a landscape plan that complies with these standards.
• "Plan for a variety of commercial and retail opportunities within the Impact Area." (Chapter VII, Goal 1,
Objective B)
The proposed convenience store, carwash/detail shop, quick Tube, fuel facility, and future uses as
allowed in the C-C district will provide a variety of commercial and possibly multi family residential
opportunities in this area. Currently, there are no service areas of the magnitude proposed by Fast
Eddy's in this area. Staff is of the opinion that the proposed store and associated uses will provide
needed services to residents and employees in this area of the City.
• "Require all commercial businesses to install and maintain landscaping." (Chapter V, Goal III, Objective
D, Action 5)
In addition to the required streets buffers, the applicant is responsible for installing parking lot
landscaping and buffers to adjoining uses in accord with the standards listed in UDC 11-3B-8 and 11-
3E-9. Staff has reviewed the submittedplan for Fast Eddy's and finds it substantially complies with the
aforementioned requirements. The landscaping on the remainder of the site will be reviewed upon future
development.
• "Develop methods, such as cross-access agreements, frontage roads, to reduce the number of existing
access points on to arterial streets." (Chapter VI, Goal II, Objective A, Action #12).
Staff recommends as a condition of approval that cross-access is provided to the office development to
the east for future interconnectivitysnd to reduce access points on arterial streets. Cross-access
easements are shown on the plat for internal interconnectivity.
• "Restrict curb cuts and access points on collectors and arterial streets." (Chapter VII, Goal N, Objective
D, Action #2)
In accord with UDC 11-3A-3, which requires access to be taken from a local street when available, staff
recommends access is provided via E. Puffin Street. The proposed arterial accesses may only be allowed
by City Council action.
PAGE 4
• "Locate new community commercial areas on arterials or collectors near residential areas in such a way
as to complement with adjoining residential areas." (Chapter VII, Goal I, Objective B, Action #5)
This site is located on the corner of two arterial streets (Overland & Locust Grove) and near several
residential subdivisions. The uses proposed and allowed in the C-C zoning district will provide a variety
of uses to the nearby residential developments in this area and be easily accessible by travelers on
Locust Grove and Overland.
• Chapter VII, Goal IV, Objective C, Action 1 -Protect existing residential properties from incompatible
land use development on adjacent parcels.
There are existing residential uses (apartments) along a portion of the east boundary of the proposed
subdivision. A 25 foot wide landscape buffer is required to be installed adjacent to residential uses in the
C-C zoning district upon development of the portions of the site that abut residential uses. Locust Grove
Road and the street buffers adjacent to it will provide a separation & buffer between the site and the
assisted living facility to the west.
VIII. UNIFIED DEVELOPMENT CODE
A. Purpose Statement of Commercial Districts: The purpose of the commercial districts is to provide for the
retail and service needs of the community in accord with the Meridian Comprehensive Plan. Four
districts are designated which differ in the size and scale of commercial structures accommodated in the
district, the scale and mix of allowed commercial uses, and the location of the district proximity to
streets and highways.
B. Schedule of Use: Unified Development Code (UDC) Table 11-2B-2 lists allowed uses in the C-C zoning
district. The applicant for Fast Eddy's proposes to develop a portion of the site with a convenience store
(retail), fuel sales facility, vehicle washing facility, quick lube (vehicle sales or rental and service), and a
drive through establishment. All of these uses are principally permitted in the proposed C-C zoning
district except for the drive through which requires conditional use permit approval when proposed
within 300 feet of a residential use or district.
There are specific use standards listed in UDC 11-4-3 for fuels sales facilities (11-4-3-20), vehicle
washing facilities (11-4-3-39), vehicle sales or rental and service (11-4-3-38), and drive through
establishments (11-4-3-11).
C. Dimensional Standards: The dimensional standards listed in UDC Table 11-2B-3 for the C-C zoning
district apply to development of this site.
D. Landscaping Standards {UDC Table 11-2B-3 & 11-3B):
1. Width of street buffer(s): 25 feet along Locust Grove & Overland Roads; 10 feet along Puffin Street;
landscaping should be installed in accord with the standards listed in UDC 11-3B-7C.
Width of buffer(s) between land uses: 25 feet to residential uses; landscaping should be installed in
accord with the standards listed in UDC 11-3B-9C.
3. Parking lot landscaping: Landscaping should be installed in accord with the standards listed in UDC
11-3B-8C.
4. Percentage of site as open space: NA
5. Tree Preservation: NA (there are no existing trees on the site)
E. Off-Street Parking: UDC 11-3C-6B requires 1off-street vehicle parking space for every 500 square feet
of gross floor area for nonresidential uses. A total of 19,260 square foot of building area is proposed on
the portion of the site proposed to develop as Fast Eddy's. Based on this amount, 39 parking stalls would
be required; 61 are proposed (see section 9 below for further analysis).
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UDC 11-3C-6G requires one bicycle parking space be provided for every 25 proposed vehicle parking
spaces or portion thereof. Based on 39 parking stalls, a minimum of 2 bicycle parking spaces are
required in accord with the standards listed in UDC 11-3C-SC.
IX. ANALYSIS
A. Analysis of Facts Leading to Staff Recommendation:
REZONE (RZ): The applicant proposes to rezone the site consisting of 16.12 acres of land from the C-N
(Neighborhood Commercial) to the C-C (Community Business) zoning district.
A Fast Eddy's consisting of a convenience store, fuel sales facility, vehicle washing/detail facility, quick
Tube, and drive-through is proposed on the northern portion of the site. The remainder of the site is
intended to develop in the future with apartments and commerciaUoffice uses.
The proposed RZ to C-C is consistent with the future land use designation of Commercial for this
property (see analysis above in Section VII).
The legal description submitted with the application (included in Exhibit C) shows the boundaries of the
land proposed for the rezone.
Development Agreement: A DA currently exists for this property that was approved as a provision of
annexation in 2000 and subsequently amended in 2007. When this property was annexed, a conceptual
overall site plan was approved with the conditional use permit/planned development. As part of the
planned development process at that time, a CUP application with a detailed site plan was required to be
submitted upon development. Therefore, a provision (4.1) of the DA requires all uses and development
of the property to obtain CUP approval. Fast Eddy's is proposing a CUP for approval of adrive-through
on the site concurrently with the RZ & PP in compliance with this requirement.
Staff is of the opinion the CUP requirement should not be a provision of the current development for the
following reasons: 1) Changes have been made to the planned development section of the UDC that no
longer require this process; 2) The area of the original DA encompasses the entire Resolution
Subdivision, most of which is already developed; and the City now has design standards for all
commercial development which did not exist at the time of the previous site approvals. Because a rezone
is proposed, the City has the authority to require a property owner to enter into a new or amended DA
with the City in accord with UDC 11-SB-3D2 and Idaho Code §67-6511A.
To ensure this property develops in a fashion that is consistent with the comprehensive plan and does not
negatively impact nearby properties, staff recommends a new DA be executed between the property
owner, developer, and City that no long requires this property to comply with the current and amended
DA for Resolution Business Park. Staff has included recommended DA provisions in Exhibit B. If the
Commission or Council feel that additional development agreement provisions are necessary, staff
recommends a clear outline of the commitments of the developer being required.
PRELIMINARY PLAT (PP): The proposed preliminary plat consists of 5 building lots on 13.19 acres of
land for Somerton Subdivision. The area for the PP differs from that of the RZ due to the inclusion of
right-of--way to the section line of adjacent streets in the RZ area.
Dimensional Standards: Staff reviewed the proposed plat for compliance with the applicable
dimensional standards of the C-C district listed in UDC Table 11-2B-3 and determined the width of the
landscape buffer easements comply with required standards.
Access: Access for this site is proposed via one right-in/right-out and one full access to/from E.
Overland Road; one full access to/from S. Locust Grove Road in alignment with E. Peacock Street on
the west side of Locust Grove; and three full access via E. Puffin Street at the south boundary of the site.
PAGE 6
There is an existing curb cut approximately 220 feet south of the Overland/Locust Grove intersection
that is proposed to be closed.
UDC 11-3A-3 requires access to be taken from a local street where available unless otherwise waived by
City Council. Because access is available via a local street, E. Puffin Street, staff recommends sole
access to the site is provided via Puffin.
The traffic study submitted with this application states the proposed driveway into the site that
aligns with Peacock, does not meet current ACHD policy for an added northbound right turn lane
and that traffic volumes do not justify the additional improvement. The Police Department is
opposed to the proposed access (see Police Department comments in Exhibit B).
The applicant requests a waiver from Council for the access points proposed on the plat to Overland and
Locust Grove Roads.
Internal cross-access easements are proposed on the plat.
Sidewalk: Per UDC 11-3A-17, minimum 5-foot wide detached sidewalks are required along arterial
streets (Locust Grove and Overland Roads). A minimum 5-foot wide sidewalk is required along E.
Puffin Street, a local street; this sidewalk is not required to be detached. The existing and proposed
sidewalks are depicted on the landscape plan.
There is an existing attached sidewalk along Overland and the majority of the frontage along Locust
Grove that was recently installed with the widening of these streets; staff does not recommend these be
removed and reconstructed. However, the area along Locust Grove where a sidewalk does not currently
exist should be detached as shown on the landscape plan.
Where the sidewalk is located on the subject property and not within the right-of--way, a public use
easement shall be dedicated on the face of the plat.
Landscaping: Landscaped street buffers are required to be provided along Locust Grove, Overland, and
Puffin in the dimensions detailed above in Section VIII.D. A buffer to residential uses is required along
the portion of the east boundary that abuts the apartments. The plat currently depicts a 20-foot wide
buffer along the entire length of the east boundary; this should be revised to only reflect the buffer in the
area that abuts residential uses.
Waterways: The Hunter Lateral exists along the east boundary of the subdivision. This waterway is
piped and lies within a 20-foot wide Nampa Meridian Irrigation District easement.
Existing Structures: There are no existing structures on this site.
CONDITIONAL USE PERMIT (CUP): A CUP is proposed for Fast Eddy's consisting of a convenience
store (5,800 square feet), fuel sales facility, vehicle washing/detail facility (10,720 square feet), quick
lube (2,740 square feet), and drive-through in a proposed C-C zoning district. Fast Eddy's is proposed to
be located on two future lots in the proposed subdivision consisting of 3.83 acres. All of the proposed
uses are principally permitted in the C-C zoning district except for the drive through which requires CUP
approval. The DA currently in effect also requires CUP approval of all future uses and development on
the site. Therefore, the CUP is for approval of the entire Fast Eddy's site, not only the drive-through.
Dimensional Standards: Staff has reviewed the proposed site plan for compliance with the applicable
dimensional standards of the proposed C-C zoning district listed in UDC Table 11-2B-3. Based on this
analysis, the site plan shall be revised as follows:
~ Where parking stalls abut a sidewalk or required landscape area and no wheel stops are
proposed, the sidewalk or landscape buffer shall be widened two feet (2') beyond the required
amount to allow for vehicle overhang beyond the designated parking dimensions in accord with
PAGE 7
UDC 11-3C-SB4. The parking stall dimensions may be reduced two feet (2) in length if two feet
(2') is added to the width of the sidewalk or landscaped area planted in ground cover.
Specific Use Standards: Several of the proposed uses on the site have specific use standards for
development listed in UDC 11-4-3 as follows:
- Drive-Through Establishment: The applicant has indicated that the proposed drive-through is
intended to only serve patrons of the convenience store but may possibly serve a restaurant use
in the future. Per UDC 11-4-3-11, the following Specific Use Standards apply to the proposed
drive-through use of the property as follows:
A. All establishments providing drive-through service shall identify the stacking lane, speaker
location, and window location on the plans submitted with the Certificate of Zoning
Compliance application. The stacking lane is shown on the site plan; however, the speaker
and window locations are not depicted on the site plan; these items should be included on a
revised site plan submitted with the Certificate of Zoning Compliance (CZC) application.
B. Stacking lanes shall have sufficient capacity to prevent obstruction of the public right-of-
way by patrons. The stacking lane is located along the south east side of the proposed
convenience store. Staff believes there is sufficient stacking capacity for the proposed drive-
through use and will not obstruct the adjacent driveway.
C. The stacking lane shall be a separate lane from the circulation lanes needed for access and
parking. The stacking lane is separate from the circulation lanes needed for access and
parking on the site thus complying with this requirement.
D. The stacking lane shall not be located within ten feet (10') of any residential district or
existing residence. The proposed stacking lane is not within 10' of a residential district or
residence; the closest residence is approximately 140 feet (140) from the stacking lane.
E. Any stacking lane greater than one hundred feet (100') in length shall provide for an escape
lane. The proposed site plan depicts a stacking lane greater than 100 feet in length and no
escape lane is proposed; an escape lane should be included on a revised plan submitted with
the CZC application.
F. A letter from the Transportation Authority indicating the site plan is in compliance with the
authority's standards and policies shall be required. A report has not yet been received from
ACHD on this application.
- Fuel Sales Facility: Per UDC 11-4-3-20, there are Specific Use Standards that apply to the
proposed fuel sales facility use of the property as follows:
A. When allowed as an accessory use, gasoline or diesel fuel sales facilities shall not occupy
more than twenty-five percent (25%) of the subject property. The proposed fuel sales facility
does not occupy more than 25% of the property; it occupies approximately 3.5% of the site.
B. The total height of any overhead canopy or weather protection device shall not exceed
twenty feet (20'). The elevation for the fuel canopy shown in Exhibit A.7 complies with the
building height requirements as determined by the Building Department.
C. Vehicle stacking lanes shall be available on the property but outside the fueling areas.
Stacking lanes shall have sufficient capacity to prevent obstruction of the public right-of-
way by patrons. Such stacking lanes shall be separate from areas required for access and
parking. The stacking lanes shall not be located within ten feet (10') of any abutting
residential districts. The submitted site plan shows adequate stacking area on the site outside
of the fueling areas that do not obstruct the public right-of-way. Further, the stacking area
is not located within 10 feet of a residential district.
PAGE 8
D. If the use is unattended, the standards in accord with Section 11-3A-16 of this Title shall
also apply. The use will be attended by employees in the convenience store during business
hours. After hours, the following standards apply:
- Self-Service Uses: Any unattended, self-service uses, including, but not limited to,
Laundromats, automatic teller machines (ATMs), vehicle washing facilities, fuel sales
facilities, and storage facilities, shall comply with the following requirements. The
Meridian Police Chief or designee may approve alternative standards where it is
determined that a similar or greater level of security is provided.
A. Entrance or view of the self-service facility shall be open to the public street or to
adjoining businesses and shall have low impact security lighting. The fuel islands
are visible from Overland Road. Lighting for the fueling area shall be low impact
security lighting.
B. Financial transaction areas shall be oriented to and visible from an area that receives
a high volume of traffic, such as a collector or arterial street. Fuel pumps are visible
from Overland Road.
C. Landscape shrubbery shall be limited to no more than three feet (3') in height
between entrances and financial transaction areas and the public street. The
applicant shall comply with this requirement.
- Vehicle Washing Facility: Per UDC 11-4-3-39, there are Specific Use Standards that apply to
the proposed vehicle washing facility use of the property as follows:
A. A site plan shall be submitted that demonstrates safe pedestrian and vehicular access and
circulation on the site and between adjacent properties. At a minimum, the plan shall
demonstrate compliance with the following standards:
1. Stacking lanes shall have sufficient capacity to prevent obstruction of the public
right of way by patrons. Staff is of the opinion there is sufficient capacity within
the stacking lanes to prevent obstruction of the public right of way.
2. The stacking lane shall be a separate lane from the circulation lanes needed for
access and parking. The site plan depicts three stacking lanes for the car wash
which are separate from the circulation lanes needed for access and parking.
3. The stacking lane shall not be located within ten feet (10') of any residential
district or existing residence. Stacking lanes are not within 10 feet of a residential
district; the closest residence is approximately 160 feet (160) from the stacking
lane.
4. A letter from the transportation authority indicating the site plan is in compliance
with the highway district standards and policies shall be required. Comments have
not yet been received from ACHD on this application.
B. Within the industrial districts, a vehicle washing facility shall be allowed only as an
accessory use to a gasoline or diesel fuel sales facility for the use by non-passenger vehicles.
The vehicle washing facility shall be limited in capacity to a single vehicle. The intent is to
discourage facilities that cater to passenger vehicles. N/A. The site is not zoned industrial.
C. Any use that is not fully enclosed shall be located a minimum one hundred feet (100') from
any residential district and shall be limited in operating hours from six o'clock (6:00) A.M.
to eleven o'clock (11:00) P.M. There is not a residential district within 100 feet of the
proposed use; however, there is an assisted living facility across Overland to the west of the
carwash just outside the 100'. Because the applicant states the carwash, which includes
PAGE 9
vacuums, will not operate beyond 10 pm, staff recommends a provision be included in the
DA that restricts hours of operation to those proposed by the applicant.
D. If the use is unattended, the standards set forth in section 11-3A-16 of this title shall also
apply. The proposed vehicle washing facility will be developed in conjunction with the fuel
sales facility and convenience store. Personnel will be placed on the site to oversee the
operation of the facilities.
Hours of Operation: The hours of operation of the proposed convenience store will be seven days a
week from 5:30 am until 12:00 am. The applicant states the quick Tube & full serve car wash should be
closed by 7 pm at the latest and the express car wash should be closed by 9 pm in the winter and 10 pm
in the summer at the latest. These uses would not open before 7 am.
Parking: Off-street vehicle parking is proposed on the site plan in accord with the standards listed in
UDC 11-3C-6B. UDC 11-3C-6G requires two bicycle parking spaces to be provided based on the
number of parking spaces provided. See Section VIII.E above.
Meridian Pathways Master Plan: There are no pathways designated in the City's Master Pathways
Plan for this site.
Fencing: No fencing is proposed with this application. Any and all fencing constructed on the site
should comply with the standards listed in UDC 11-3A-7. Where perimeter fencing does not exist and is
not proposed, temporary construction fencing to contain debris should be installed around the site prior
to issuance of building permits.
Landscaping: Parking lot landscaping is required to be provided internally on the site in accord with the
standards listed in UDC 11-3B-8C. A buffer to residential uses is required in accord with the standards
listed in UDC 11-3B-9C where applicable.
The configuration of the site shown on the landscape plan in Exhibit A.5 is not consistent with the
revised site plan. Prior to the Commission hearing, the applicant shall submit 3 copies of a revised
plan to the Planning Department.
Staff has reviewed the landscape plan submitted with the CUP application for compliance with the above
noted standards. The revised landscape plan shall incorporate the following revisions:
• There are existing residential uses that start at the southeast corner of the Fast Eddy's site and
continue to the south. Properties in the C-C zoning district are required to provide a 25-foot wide
buffer to residential uses where applicable; the landscape plan should be revised accordingly if
residential uses are determined to abut this site.
• The Hunter Lateral is tiled and runs along the east boundary of the site. If Nampa Meridian
Irrigation District (NMID) will not allow trees within their easement an additional 5 feet of
landscaping should be provided outside of the easement per UDC 11-3B-SJ.2 and landscaped in
accord with the standards listed in UDC 11-3B-9C
• Planter islands are required at the end of rows of parking and are required to be landscaped with
at least one tree and shall be covered with low shrubs, lawn, or other vegetative groundcover, in
accord with UDC 11-3B-8C.
• Where parking stalls abut a required landscape area and no wheel stops are proposed, the
landscape buffer shall be widened two feet (2') beyond the required amount to allow for vehicle
overhang beyond the designated parking dimensions in accord with UDC 11-3C-SB4.
Building Elevations: The applicant has submitted building elevations for the convenience store and fuel
canopy which are included in Exhibits A.6 & A.7.
PAGE 10
Building materials for the c-store consist of stucco (3 colors) with cultured stone veneer wainscot,
composite wood lapped shingle siding accents and metal roofing on portions of the roof. Fabric awnings
are proposed over some of the doors and windows.
The applicant states the fuel canopy will have a beige stucco finished cornice to match the c-store and
the lower portion will consist of the standard metal canopy for Chevron as shown in Exhibit A.7. The
applicant has submitted two different elevations as options for the fuel canopy; one shows a 12-inch
(12") tall cornice and the other a three foot (3') tall cornice. Staff approves of the elevation with the 12"
cornice. However, we encourage the applicant to research if the taller three-foot cornice is feasible based
on the mechanics of construction and elevation based on the height and configuration of the structure. If
the taller cornice turns out to be a workable option and the better-looking option, we will consider the
revised elevation as part of the CZC. (We will not require a new design review application).
The applicant states the carwash will be constructed to match the proposed architectural design and
building materials as the c-store. However, elevations have not been submitted with this application and
will require DES review approval in the future with the CZC.
Certificate of Zoning Compliance (CZC): Per UDC 11-SB-1B, a CZC application is required to be
submitted for the site and each of the proposed structures, prior to submittal for building permits.
DESIGN REVIEW (DES): Administrative design review is required for all new commercial development
per UDC 11-SB-8 in accord with the standards listed in UDC 11-3A-19 and the guidelines for
urban/suburban developments listed in the City's Design Manual.
The applicant requests DES approval of the site and proposed convenience store and fuel canopy
structure with this application. Staff has reviewed the design standards listed in UDC 11-3A-19 and
found the site and proposed structures to be in general compliance with all standards and guidelines.
Note: The 5 foot wide pedestrian walkways from the perimeter sidewalks to the main building entrances
are required to be distinguished from the vehicular driving surfaces through the use of pavers, colored
or scored concrete, or bricks. The site plan currently shows a raised crosswalk.
The portion of the site where the carwash and quick Tube are proposed will require separate DES
approval as will all future structures on the remainder of the site upon development.
X. EXHIBITS
A. Drawings
1. Vicinity/Zoning Map & Aerial Map
2. Preliminary Plat (dated: 10/27/10) -Somerton Subdivision
3. Landscape Plan (dated: 9/1/10) -Somerton Subdivision
4. Site Plan (dated: 9/30/10) -Fast Eddy's
5. Landscape Plan (dated: 10/29/10) -Fast Eddy's
6. Building Elevations & Floor Plan (dated: 9/23/10) -Fast Eddy's Convenience Store
7. Gas Canopy Elevations -Fast Eddy's
B. Agency Comments/Conditions of Approval
1. Planning Department
2. Public Works Department
3. Fire Department
PAGE 11
4. Police Department
5. Sanitary Service Company
6. Ada County Highway District
7. Parks Department
C. Legal Description and Exhibit Map for Proposed Rezone
D. Required Findings from Unified Development Code
PAGE 12
Exhibit A.1: Vicinity/'Coning Map & Aerial Map
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Exhibit A.2: Preliminary Plat (dated: 10/27/10) - Somerton Subdivision
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PAGE 14
Exhibit A.3: Landscape Plan (dated: 9/1/10) - Somerton Subdivision
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PAGE 15
Exhibit A.4: Site Plan (Revised) -Fast Eddy's
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PAGE 16
Exhibit A.S: Landscape Plan (dated: 10/29/10) -Fast Eddy's
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PAGE 17
Exhibit A.6: Building Elevations & Floor Plan (dated: 9/23/10) -Fast Eddy's Convenience Store
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PAGE 19
Exhibit A.7 -Gas Canopy Elevations -Fast Eddy's
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KEYNOTES, CARWASH ':: ~:~
i.j CONCRETE DRAINAGE APRON AT APPROACH AND DEPARTURE (TYPICAL}.
2.) CONCRETE DRAINAGE APRON SLOPED TO CATCH BASINS AND
SAND AND GREASE INTERCEPTOR TANKS. EXTEND TO SEWER SYSTEM (TYPICAL}.
3.) 26 GAUGE FACTORY FINISHED STANDING-SEAM METAL ROOFING SYSTEM
MATERWL; MBCI METAL ROOF AND WALL SYSTEMS, COLOR; SIGNATURE 300
STANDARD COLORS; 'MEDIUM BRONZE' SR .33 SR136 ('TYPICAL).
4. j FACTORY-FINISHED METAL FASCIA AND SOFFIT. MATCH ROOFING COLOR. (TYPICAL}.
5.) CONTINUOUS FACTORY FINISHED METAL GUTTER WITH DOWNSPOUTS
TERMINATING AT OPEN HU8 DRAINS TO UNDERGROUND SITE
DRAINAGE SYSTEM. MATCH ROOFING AND FASCIA COLOR. (TYPICAL}.
6.) 8" SPLIT-FACE CONCRETE MASONRY UNIT (CMUj WALLS.
PRIME AND PAINT. ('TYPK~ALj.
7.) AUTOMATIC CARWASH DOOR. (TYPICAL}.
8.) CONCRETE FILLED PIPE 80LLARDS. PRIME AND PAINT. (TYPICAL}.
9.j G.I. HOLLOW METAL DOOR AND FRAME. PRIME AND PAINT. (TYPICAL}.
t O.j 1 X 6 EMBOSSED WOOD GRAIN COMPOSITE WOOD TRIM. PRIME AND PAINT. (iYPICALj.
i t.i COMPOSITE WOOD LAPPED SHINGLE SIDING. PRUNE AND PAINT. (TYPICAL}.
12,j WOOD OUTI.OOKER BEAMS AND BRACKETS. SEMf-TRANSPARENT STAIN. (TYPICAL}.
13.j G. f. OR ALUMINUM METAL STEPS AND WORK PLATFORM. (TYPICAL]
14.) PAtNT'ED TRAFFIC STRIPPING. (TYPICAL]
i5.j CARWASH PAY-CENTER/ CONTROLS. )TYPICAL).
16,) SIGNAGE BY SEPARATE PERMIT (TYPICAL}.
17.j CHEVRON STANDARD IMAGE CANOPY, FASCW AND GRAPHICS (BY OTHERS).
I a.) CHEVRON STANDARD IMAGE MPD, VALET AND DISPPLAY CABINET (BY OTHER).
i 9.j CHEVRON STANDARD IMAGE ILLUMINATED SPANNERS (BY OTHERS}.
20.) RAISED PUMP BLOCKS (BY OTHERS}.
2 f. j CHEVRON CLADDING OVER STRUCTURAL TUBE STEEL COLUMN.
22.) STUCCO FINISHED CORNKE T'O MATCH BUILDING DETAIL AND COLOR.
23.j PAiNTEO METAL COPING CAP SYSTEM.
PAGE 21
f
PAGE 22
B. Agency Comments/Conditions of Approval
On October 13, 2010, Planning Staff held an agency comments meeting. The agencies and departments
present include: Meridian Fire Department, Meridian Public Works Department, Meridian Parks
Department, Meridian Police Department, and Sanitary Service Company. Staff has included all
comments and recommended actions below.
1. PLANNING DEPARTMENT
1.1 REZONE
1.1.1 The legal description and exhibit map for the proposed rezone submitted with the application
(stamped on October 1, 2010, by Michael Marks, PLS) shows the property within the existing
corporate boundary of the City of Meridian (see Exhibit C).
1.1.2 A Development Agreement (DA) will be required as part of the rezone of this property. Prior to the
rezone ordinance approval, a DA shall be entered into between the City of Meridian, the property
owner(s) at the time of rezone ordinance adoption, and the developer. The Applicant shall contact
the City Attorney's Office to initiate this process. Currently, a fee of $303.00 shall be paid by the
applicant to the City Attorney's office prior to commencement of the DA. The DA shall be signed by
the property owner and returned to the city within one year of the City Council granting the rezone.
Development of this property shall only be subject to this DA and not the current and
amended DA for Resolution Business Park. The DA shall, at minimum, incorporate the following
provisions:
a. Development of this site shall be consistent with the site plan, landscape plan, and building
elevations included in Exhibit A. The building elevations for the carwash and quick Tube
planned for the Fast Eddy's site shall be consistent with the convenience store in design and
building materials.
b. Sole access to the overall site shall be provided via E. Puffin Street, a local street, in accord
with UDC 11-3A-3, unless otherwise waived by City Council.
c. A Certificate of Zoning Compliance (CZC) application is required to be submitted for all
future structures on the site in accord with UDC 11-SB-1.
d. An Administrative Design Review application is required to be submitted concurrently with
the CZC application for all future structures on the site in accord with UDC 11-SB-8B. As
applicable, the site and structures shall comply with the standards listed in UDC 11-3A-19
and the guidelines contained in the City's Design Manual. Note: The convenience store &
fuel facility for Fast Eddy's was approved with CUP-10-011 & DES-10-044.
1.2 PRELIMINARY PLAT
1.2.1 The preliminary plat, dated 10/27/10 submitted with this application included in Exhibit A.2 shall be
revised as follows:
a. An easement providing cross access to the office development to the east is required for future
interconnectivity and shall be depicted on the face of the plat.
b. The existing curb cuts to Overland & Locust Grove shall be removed, landscaped, and sidewalk
installed, as access to these streets are prohibited by UDC 11-3A-3, unless these accesses are
approved by City Council.
c. The plat currently depicts a 20-foot wide easement for a landscape buffer along the entire length
of the eastern boundary of the site; the buffer is only required adjacent to residential uses, per
UDC Table 11-2B-3.
PAGE 23
d. Where sidewalks are located on the subject property and not within the right-of--way, a public
use easement shall be dedicated on the face of the plat.
1.2.2 In areas where fencing does not exist and is not proposed, temporary construction fencing to contain
debris shall be installed around the perimeter. Perimeter, common open space, and micro-path
fencing shall be designed according to UDC 11-3A-7.
1.2.3 The existing curb cut depicted on the plat as closed shall be removed and a sidewalk and landscaping
shall be installed in the area as shown on the landscape plan.
1.2.4 The landscape plan shall be revised to reflect the same configuration of the revised plat (i.e. curb cut
locations).
1.3 CONDITIONAL USE PERMIT
1.3.1 The revised site plan submitted with this application included in Exhibit A.4 shall be revised as
follows and submitted with the Certificate of Zoning Compliance application:
a. A bicycle rack capable of holding at least two bicycles shall be installed on the site in accord
with the standards listed in UDC 11-3C-SC.
b. The menu, speaker, and window locations (if applicable) for the drive through shall be included
on the site plan as required by UDC 11-4-3-11B.
c. Because the stacking lane for the drive through exceeds one hundred feet (100') in length, an
escape lane is required per UDC 11-4-3-11.
d. Where parking stalls abut a sidewalk or required landscape area and no wheel stops are
proposed, the sidewalk or landscape buffer shall be widened two feet (2') beyond the required
amount to allow for vehicle overhang beyond the designated parking dimensions in accord with
UDC 11-3C-SB4. The parking stall dimensions may be reduced two feet (2) in length if two feet
(2) is added to the width of the sidewalk or landscaped area planted in ground cover.
e. The 5-foot wide pedestrian walkways from the perimeter sidewalks to the main building
entrances are required to be distinguished from the vehicular driving surfaces through the use of
pavers, colored or scored concrete, or bricks in accord with UDC 11-3A-19A.4b.
1.3.2 The landscape plan included in Exhibit A.5 shall be revised as follows:
a. Depict a 25-foot wide buffer to residential uses where applicable as required by UDC Table 11-
2B-3 in accord with the standards listed in UDC 11-3B-9C.
b. If Nampa Meridian Irrigation District (NMID) will not allow trees within their easement for the
Hunter Lateral, an additional 5 feet of landscaping shall be provided outside of the easement per
UDC 11-3B-SJ.2 and landscaped in accord with the standards listed in UDC 11-3B-8C and 11-
3B-9C.
c. Planter islands are required at the end of rows of parking and are required to be landscaped with
at least one tree and shall be covered with low shrubs, lawn, or other vegetative groundcover, in
accord with UDC 11-3B-8C.
d. Where parking stalls abut a required landscape area and no wheel stops are proposed, the
landscape buffer shall be widened two feet (2') beyond the required amount to allow for vehicle
overhang beyond the designated parking dimensions in accord with UDC 11-3C-SB4.
A revised landscape plan that at a minimum is consistent with the configuration of the site
plan is required to be submitted prior to the Commission hearing.
PAGE 24
1.3.3 The applicant shall comply with the specific use standards for drive through establishments listed in
UDC 11-4-3-11.
1.3.4 The applicant shall comply with the specific use standards for fuel sales facilities listed in UDC 11-
4-3-20.
1.3.5 The applicant shall comply with the specific use standards for vehicle washing facilities listed in
UDC 11-4-3-39.
1.3.6 Where perimeter fencing does not exist and is not proposed, temporary construction fencing to
contain debris should be installed prior to issuance of building permits for this site.
1.3.7 The carwash, including the vacuums, shall not operate beyond 10 pm due to the residential use
(assisted living facility) to the west of the site across Overland Road.
2. PUBLIC WORKS DEPARTMENT
2.1 Sanitary sewer service to this development is being proposed via extension of mains in East
Overland Road. Sanitary sewer to this site is master planned to be served from S Locust Grove
Road. The applicant shall install mains to and through this subdivision; applicant shall coordinate
main size and routing with the Public Works Department, and execute standard forms of easements
for any mains that are required to provide service. Minimum cover over sewer mains is three feet, if
cover from top of pipe to sub-grade is less than three feet than alternate materials shall be used in
conformance of City of Meridian Public Works Departments Standard Specifications. No Mains
shall be located within landscaping buffers of islands.
2.2 Water service to this site will be via extension of mains in S Locust Grove Road and E Overland
Road. The applicant shall be responsible to install two water connections from S Locust Grove Road
and E Overland Road due to fire flow requirements. The applicant shall be responsible to install
water mains to and through this development, coordinate main size and routing with Public Works.
2.3 The applicant shall provide a 20-foot easement for all public water/sewer mains outside of public
right of way (include all water services and hydrants). The easements shall not be dedicated via the
plat, but rather dedicated outside the plat process using the City of Meridian's standard forms. The
easement shall be graphically depicted on the plat for reference purposes. Submit an executed
easement (on the form available from Public Works), a legal description, which must include the
area of the easement (marked EXHIBIT A) and an 81/2" x 11"map with bearings and distances
(marked EXHIBIT B) for review. Both exhibits must be sealed, signed and dated by a Professional
Land Surveyor. DO NOT RECORD. Add a note to the plat referencing this document.
2.4 The City of Meridian requires that pressurized irrigation systems be supplied by 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, asingle-point connection to
the culinary water system shall be required. If a single-point connection is utilized, the developer
will be responsible for the payment of assessments for the common areas prior to signature on the
final plat by the City Engineer.
2.5 All existing structures that are required to be removed shall be prior to signature on the final plat by
the City Engineer.
2.6 All irrigation ditches, laterals or canals, exclusive of natural waterways, intersecting, crossing or
lying adjacent and contiguous to the area being subdivided shall be tiled per UDC 11-3A-6. Plans
shall be approved by the appropriate irrigation/drainage district, or lateral users association (ditch
owners), with written approval or non-approval submitted to the Public Works Department. If
lateral users association approval can't be obtained, alternate plans shall be reviewed and approved
by the Meridian City Engineer prior to final plat signature.
PAGE 25
2.7 Any existing domestic well system within this project shall be removed from domestic service per
City Ordinance Section 9-1-4 and 9-4-8 contact the City of Meridian Engineering Department at
(208)898-5500 for inspections of disconnection of services. Wells maybe used for non-domestic
purposes such as landscape irrigation if approved by Idaho Department of Water Resources Contact
Robert B. Whitney at (208)334-2190.
2.8 Any existing septic systems within this project shall be removed from service per City Ordinance
Section 9-1-4 and 9-4-8. Contact Central District Health for abandonment procedures and
inspections (208)375-5211.
2.9 Street signs are to be in place, water system shall be approved and activated, fencing installed,
drainage lots constructed, road base approved by the Ada County Highway District and the Final
Plat for this subdivision shall be recorded, prior to applying for building permits.
2.10 A letter of credit or cash surety in the amount of 110% will be required for all uncompleted fencing,
landscaping, amenities, pressurized irrigation, sanitary sewer, water, etc., prior to signature on the
final plat.
2.11 All development improvements, including but not limited to sewer, fencing, micro-paths,
pressurized irrigation and landscaping shall be installed and approved prior to obtaining certificates
of occupancy.
2.12 Applicant shall be required to pay Public Works development plan review, and construction
inspection fees, as determined during the plan review process, prior to the issuance of a plan
approval letter.
2.13 Applicant shall be responsible for application and compliance with any Section 404 Permitting that
maybe required by the Army Corps of Engineers.
2.14 All grading of the site shall be performed in conformance with MCC 11-12-3H.
2.15 Compaction test results shall be submitted to the Meridian Building Department for all building pads
receiving engineered backfill, where footing would sit atop fill material.
2.16 The 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 ACRD.
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.
2.17 The applicants design engineer shall certify that all seepage beds out of the public right- of-way are
installed in accordance with the approved design plans. This certification must be received by the
City of Meridian Public Works Department prior to the project receiving final approval.
2.18 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.
2.19 100 Watt and 250 Watt, high-pressure sodium streetlights shall be required per the City of Meridian
Department of Public Works, Improvement Standards for Street Lighting. All streetlights shall be
installed at sub divider's expense. Final design shall be submitted to the Public Works Department
for approved. The street light contractor shall obtain the approved design on file and an electrical
permit from the Public Works Department prior to commencing installations. The contractor's work
and materials shall conform to the ISPWC and the City of Meridian Supplemental Specifications to
the ISPWC.
PAGE 26
3. FIRE DEPARTMENT
3.1 Acceptance of the water supply for fire protection will be by the Meridian Fire Department and water
quality by the Meridian Water Department for bacteria testing.
3.2 Final Approval of the fire hydrant locations shall be by the Meridian Fire Department in accordance
with International Fire Code Section (IFC) 508.5.4 as follows:
a. Fire hydrants shall have the 4 %2" outlet face the main street or parking lot drive aisle.
b. Fire hydrants shall not face a street which does not have addresses on it.
c. Fire hydrant markers shall be provided per Public Works specifications.
d. Fire Hydrants shall be placed on corners when spacing permits.
e. Fire hydrants shall not have any vertical obstructions to outlets within 10'.
£ Fire hydrants shall be placed 18" above finished grade to the center of the 4 ''/2" outlets.
g. Fire hydrants shall be provided to meet the requirements of IFC Section 509.5.
h. Show all proposed or existing hydrants for all new construction or additions to existing
buildings within 1,000 feet of the project.
3.3 All 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. This requirement also applies to the shared
access driveway to the east.
3.4 Fire lanes, streets, and structures (including the canopy height of mature trees) shall have a vertical
clearance of 13'6 as set forth in International Fire Code Section 503.2.1.
3.5 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 and Meridian amendment to IFC 10-4-2J.
3.6 Commercial and office occupancies will require afire-flow consistent with International Fire Code
Appendix B to service the proposed project. Fire hydrants shall be placed per Appendix C.
3.7 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. Note: If Council does not grant a waiver for access to
Overland Road, there may be an issue with addressing the property.
3.8 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 508.5.1. 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).
3.9 Emergency response routes and fire lanes shall not be allowed to have speed bumps as set forth in
International Fire Code Section 503.4. & National Fire Protection Standard 1141, Section 5.2.18.
4. POLICE DEPARTMENT
4.1 The Police Department is not supportive of the access driveway to Locust Grove shown on the
plat that aligns with Peacock Street on the west side of Locust Grove. The traffic study
submitted with this application states this intersection does not meet current ACHD policy for
PAGE 27
an added northbound right turn lane and that traffic volumes do not justify the additional
improvement.
5. SANITARY SERVICES
5.1 Prior to submittal of a Certificate of Zoning Compliance (CZC) application to the City of Meridian
Planning Department, the applicant shall submit a scaled site plan and detail of the trash enclosure to
Doug Mason, SSC (888-3999) that demonstrates compliance with the following items:
a. Suitable waste enclosure locations (enclosures should be located to minimize service vehicle back-
up requirement)J;
b. Sufficient overhead clearance height for service vehicles (a minimum 13' clearance is required,
including power and telecommunication lines; this requirement increases to 22' at container
service locations);
c. Ample number and size of waste receptacles/enclosures to meet waste generation points and
volumes;
d. Adequate waste enclosure access (the applicant shall provide drive-on capability for 6 and 8
cubic yard containers; allow a minimum of 60' frontal clearance);
e. Adequate turning radius (provide a minimum 28' inside and 48' outside for all entrances,
internal roads, drive aisles, alleys, and private streets where they intersect a public street);
f. Any roadway greater than 150 feet in length that is not provided with an outlet shall be required
to have an approved turn around.
g. Meets design standards for waste enclosure(s):
i. Concrete pad for the waste enclosure (required for all enclosures);
ii. Concrete apron in front of waste enclosure (minimum 8' in depth)
iii. Gate locks for the waste enclosure for both open and closed positions;
iv. Clearance inside waste enclosure gates (minimum 12' x 10' when in open position) Note: If
building tenant wishes to recycle, please contact Doug Mason, SSC at 888-3999 for
minimum dimensional requirements;
v. Bollards inside the enclosure to prevent the container from damaging the walls and gates;
vi. Waste enclosure user access (When possible, the enclosure should be designed with an easy
pedestrian access point other than the front gates to ensure less mess within the enclosure as
well as reduce gate damage);
6. ADA COUNTY HIGHWAY DISTRICT
6.1 The City has not yet received a staff report from ACRD on this project.
7. PARKS DEPARTMENT
7.1 The Parks Department had no comments on this application.
PAGE 28
C. Legal Description and Exhibit Map for Proposed Rezone
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PAGE 29