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REV Staff Report 11/4Items #4D, E, F: Somerton Subdivision (RZ•10.006; PP-10-006) & Fast Eddy's (CUP-10-011) Note: The staff report was revised ea-lier today to include a revised landscape plan for the Fast Eddy's site that coincides with the site plan & modifications to fhe conditions based on the revised plan. Additionally, there was a misinterpretation of the Traffic Impact Study pertaining to access to the site from Locust Grove; the Police Departments comments were modified accordingly. Application(s): - Rezone of 16.12 acres of land from C-N (Neighborhood Business) to C-C (Community Business) - Preliminary Plat consisting of 5 building lots on 13.19 acres of land for Somerton Subdivision - Conditional Use Permit for a convenience store, fuel sales facility, vehicle washing facility, quick tube, and drive through in a proposed C-C zoning district for Fast Eddy's. Size of property, existing zoning, and location: This site consists of 13.19 acres, is currently zoned C-N, and is located on the south east corner of E. Overland Road and S. Locust Grove Road. Adjacent Land Use 8~ Zoning: 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-0 West: Residential uses (an assisted living facility & Sportsman's Point Sub.) exist to the west of the site across Overland, zoned L-0 and R-4. Summary of Request: The applicant requests approval to rezone the site from C-N to C-C and plat the property with 5 building lots. A CUP is requested for development of a 5,800 square foot (s.f.) convenience store, 10,720 s.f. vehicle washing facility, 2,740 s.f. quick tube, fuel sales facility, and drive through in a proposed C-C zoning district for Fast Eddy's. Fast Eddy's is proposed on a 3.83 acre portion of the site on two of the proposed building lots on the north end of the property. 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 requires CUP approval of all future uses and development on the site. Therefore, the CUP is for approval of the entire Fast Eddy's development, not only fhe drive-through. Access to the site is proposed via (1) full access to Locust Grove in alignment with Peacock Street on the west side of Locust Grove approx. 545 feet south of the Locust Grove/Overland intersection; (1) right-in/right-out access via Overland approx. 250 feet east of the intersection with a right turn lane & (1) full access via Overland approximately 470 feet east of the intersection; and (1) full access via Puffin. The UDC requires access fo be Taken from a local street where available but allows Council to waive this requirement if they deem appropriate. Based on this requirement, staff has included a DA provision that access to the site be provided via Puffin. The applicant requests a waiver from Council for the proposed accesses to the site via Overland & Locust Grove. The ACHD report indicates approval of the access points proposed by the applicant. History: This property was annexed in 2000 witty a development agreement as part of Resolution Subdivision. Comprehensive Plan DesignationlComptiance wlComp Plan? Commercial IYes Compliance with UDC? Yes Written Testimony: Becky McKay, Applicant's Representative Notes: STAFF 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 lube, 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.) IV. 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. S1120223307) PAGE 1 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. PAGE 2 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. 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 may be created to focus commercial activities unique to their locations. These zones may include neighborhood commercial uses focusing on specialized service for residential areas adjacent to that zone. The 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. PAGE 3 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 N, 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 11-3B-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 lube, 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 I1-3B-8 and 11- 3E-9. Staff has reviewed the submitted plan 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 interconnectivity and 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 IV, Objective D, Action #2) In accord with UDC I1-3A-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 Tube (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. 2. 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). PAGE 5 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 accesses via E. Puffin Street at the south boundary of the PAGE 6 site. 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 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 Tube (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 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. PAGE 7 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. Because there are residential uses (assisted living facility) to the west of the carwash, staff recommends the hours of operation of the carwash (including vacuums) be limited to 10 pm. 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. 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: • 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. The applicant may request approval of alternative compliance in accord with UDC 11-SB-S. • 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. Note: The revised plan submitted by the applicant appears to be printed at the wrong scale. This should be rectified on the revised plans submitted with the CZC application. Building Elevations: The applicant has submitted building elevations for the convenience store and fuel canopy which are included in Exhibits A.6 & A.7. 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. PAGE 10 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 S 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 (Revised) -Fast Eddy's 5. Landscape Plan (Revised) (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 4. Police Department 5. Sanitary Service Company PAGE 11 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/Zoning Map & Aerial Map W E GALA ST Q w J i', ~ G E5, ~,~5~ d' y KI T ~i ~ ~ J Y.. ~ J D nNV ~ "~ O vi 2 ~- Q ~, ~, 3 ~ ~ { ~ ~'OCOgTO~~ Da cn E COPPER POINT DR PAGE 13 Exhibit A.2: Preliminary Plat (dated: 10/27/10) - Somerton Subdivision ~ __ _.s __- - n ~ ~ .. _ ._ o _.. ~~ ~ _ mix xx[4 1 e _- - ' $9YfHG Ins s y --- o~ ~ _ .~n ~ a'1 ~~a~m ~ ~ Y I( ^ ~ ' ^r 1 I ~ I II~ ~ ! ~, % p~ ~r~ .m~ u~ I ~ iPNASE ~- ~ I ~ 1 ~ i ~. _.. ~'~ ~ ~~-- icr m51»x mxw i snow ~ .. ' ! Mh.* ; ~ / ~i i ~ ,. ~ ~ , ~,~ r, ~ F ~ _ ~.~~ ~ ~~8 ~zvar~xn~x.u1 ~~wreo n ~s~ae tl4ff5 1 ~ __ wmro. ve • mx r -- Rn~a"P i IE~r wx.o~~o- amm __ -- - - mormm s®.ec av, auz me ~nrn n ~ ~ I ~` I ~ ~ ~ • ara rw "u`aers o~a~' R"°v Ii~`mmn 6lOCK I ' / ~~1~~~ ~ .~~.~ ill .~~~ ~ ~~i i~ ~ _ ~ ..~ ~_ s ~ ~ ~ . ~.~,~R.~.~ , ~,e _ I ~ ~` I ~ ~ r, ~ ~ 1~ ~ , ~ ,~ ~, ~ co ~ - { ~. ~ ~_ , ~ ~ ~ Q W ya I ~ e ~ ~- P~ , ~ .°~. i i ~Y ~. ' \~ PHA96 2 ~«x,« \ ~ a~l r~. ~.. Y~~ ~ W P ~ / ~ ~ ~ ~ ~ i sew..os ~ ~ -_... _ ~ m 1~ ~ ~ ~~ ~ ~ I ~ ~~ ~ 1 ~ 1 ~ i J ___ ___ . ~ ~ ~i `f ~ t V ~ d~ ~ _ ~ a„ . ~ Q ~. ~ ~ I 1 ~ ~ ~ - ,~ » ,-~-- ~_ ~~i ~ sYC,- _z - _ -- - ___ 1 n m im IR wumn ~-d ~ ~ ~ - ~ ~ ~ i mnmo I- a .xa.rm aR ~I is a ~i. ~_.~ b. Iaw +~. ,-~ Ru+ I a PROPOSED SEKR PROFlIC PRE ors s,~ffr PAGE 14 Exhibit A.3: Landscape Plan (dated: 9/1/10) - Somerton Subdivision 2. PLANT MAiEIlfAL LEG£NP ~ 3 ~ O ~ ~~ ~ n i' ~~ '~ 3. PIFELR1MARtY PLAY BUEN'ptT,O,L CN~CICLIBY {~pi°ar 4~ou~ r2,wruaaeru~ .~~~ ~urme~care ruwrnn r~a~ PAGE 15 Exhibit A.4: Site Plan (Revised) -Fast Eddy's SCALE 1 "= 20' DESIGN BY: CAR-WASH-ARCHITECT.COM PAGE 16 NEW FAST EDDY'S GAS & CAR WASH CONCEPTUAL LAYOUT - NO. 3 REVISED Exhibit A.S: Landscape Plan (Revised) (dated: 10/29/10) -Fast Eddy's ~.~~> ;off 5. LANDSCAPE NO~ES~~y 1, ENTITLEMENTS CHECKLIST I . LANDSCAPE PLANTING PLAN SCALE: t~=3(7~ wines. ~rrwe4 ~ ~-~`~ bw.~~q~ -~J '~~ uac~nw~ 2. DECIDUOUS TREE PLANTING DETAIL Mr~Mwxws wny~ <meww~Mw .Maw /! usnuns ~~.~~an i. - e~wc~w ~ a eo~w~c~w ~ N ~t~ J __ 3. ScdRUB PLANTING DETAIL / _~_a'wraa• f ~ u~u~ ~ ~_f.:...-~ ~nr a.ExrRU~eci cuRB ANA SURFACE HEIGHT DETASL ~E>~~ ~.~ ~.~ n«~:~ ~.~~; V I!. Lb4 5 n 4 N1l~A Ol~1ri n~M. ~ Iipiwi0 s0 AiigG A. YCNIAtCN1.LL YD Crt i ~IG~~lGNR4. rho GML K~. YW1i4~1~K YO OAS ~fRe1. s val~i6 PAGE 17 6. PLANTING MATERIAL Exhibit A.6: Building Elevations & Floor Plan (dated: 9/23/10) -Fast Eddy's Convenience Store & Carwash _L V :; d~""".~.o...n. ..~..a LEFT I7OWER~ ELEVATION ?LAN REAR ~EAST7 ___ ~ 2=: - --] FRONT I WEST) TRASH ENCLOSURE ~ Rase E~k(~~ . 2 AR i PFlTtO~ ELEVATION ~z r. A s PAGE 18 -i is t. 'a 4i 7~ .i Z tr 7 w S v r {~ 0 y Q u b: a;Ar r ~PE*R [PVEL F~(MR PUN ~ it !p K §~ PAGE 19 Exhibit A.7 -Gas Canopy Elevations -Fast Eddy's KEYNC7rTES ~CAPI{?P~ ~_*~ ~r~r~>.~ ~~~~~ ~, ~ ~~~ ~, ~~~~~~ cd ~+~.uior~reruel~-r~,t~.r~r~*~Irr~~r„wu~~, ~.,..~.r........ I ~ ~ -~_., W_.__w__ I i JL'~J I tt l! I C I L~JL'"_7T" } ~ I L~~L r` t i _ a i ~ I i ~., , _. _ _ -- ~ i i I ~ i I ~ I ~ ~ I t7Y` ]M 8P iS~' ~ I ~ I -JL~1 IC I ~1~ `1 L!~JC_T!` ~I~ ] L~JL_ ~ ~ i I p~ ~~~ rLJ7a11 i ~ ~ ~~ ~~~ PAGE 20 ~i. f ;~ ~ .. ., , II ~1 ~ II II------ ------------------------------ -~------------ L`--------- -----_--_ -------jj M. T'1------- TrT-----------------------~rrr--------- II II II II II II II II II II II II II II II II II II I~ ~I I~ ~I ~I II ~__-~ II II II II ~___~ 21 Ill] ~_-_-~ II --- JI II II II 11 II ---JI II II II ---- 19 := ~T-T~ II II II II ~T-T~ II II ~T-Tr II II II II II II II__II II II II__I ~g ~-JLI__IJ I II I I II I LI__IJ~--J I II I LI__IJG-~ 8 I II I LL1J LLJJ I II I I LLJ I II I iii iii ii i II i ~i i ELEVATION KEYNOTES, CARWASH ~" ! :r i,) 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.) 2b GAUGE FACTORY FINISHED STANDING-SEAM METAL ROOFING SYSTEM MATERIAL; MBCI METAL ROOF AND WALL SYSTEMS, COLOR; SIGNATURE 300 STANDARD COLORS; 'MEDIUM BRONZE' SR .33 SRI 3b (TYPKALj. 4,) FACTORY-FINISHED METAL FASCfA AND SOFFR. MATCH ROOFING COLOR. (TYPICAL). 5,j CONTINUOUS FACTORY FINISHED METAL GUTTER WITH DOWNSPOUTS TERMINATING AT OPEN HUB DRAINS TO UNDERGROUND SITE DRAINAGE SYSTEM. MATCH ROOFWG AND FASCIA COLOR. (TYPICAL{. b.) 8" SPLIT-FACE CONCRETE MASONRY UNIT (CMU) WAILS. PRIME AND PAINT, (TYPNCALj. 7.) AUTOMATIC CARWASH DOOR. (TYPICAL). 8.) CONCRETE FILLED PIPE BOLLARDS. PRIME AND PAINT. (TYPICAL]. 9.) G.i. HOLLOW METAL DOOR AND FRAME. PRIME AND PAINT, {TYPKALj. t 0.j 1 X b EMBOSSED WOOD GRAIN COMPOSITE WOOD TRIM. PRIME AND PAINT. (TYPK1LLj. 11.j COMPOSITE WOOD LAPPED SHINGLE SIDING. PRIME AND PAINT. {TYPICAL). 12,j WOOD OUTLOOKER BEAMS AND BRACKETS. SEMI-TRANSPARENT STAIN. (TYPICAL). 13,) G. I.OR ALUMINUM METAL STEPS AND WORK PLATFORM. {TYPICAL] 14.j PAINTED TRAFFIC STRIPPING. (TYPICAL) i $,j CARWASH PAY-CENTER/ CONTROLS. (TYPKALj. 16.j SIGNAGE BY SEPARATE PERMIT (TYPICAL). 17.j CHEVRON STANDARD IMAGE CANOPY, FASCUI AND GRAPHICS (BY OTHERS). 18.) CHEVRON STANDARD IMAGE MPD, VALET AND DISPPLAY CABINET (BY OTHERS). 19.) CHEVRON STANDARD IMAGE ILLUMINATED SPANNERS (BY OTHERS). 20.j RAISED PUMP BLOCKS (BY OTHERS). 21,j CHEVRON CLADDING OVER STRUCTURAL TUBE STEEL COLUMN. 22.) STUCCO FINISHED CORNICE TO MATCH BUILDING DETAIL AND COLOR. 23.) PAINTED METAL COPING CAP SYSTEM. PAGE 21 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 lube 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 fixture 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. 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. The applicant may request approval of alternative compliance in accord with UDC 11- SB-S. b. 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. c. 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. 1.3.3 The applicant shall comply with the specific use standards for drive through establishments listed in UDC 11-4-3-11. PAGE 24 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 ornon-approval submitted to the Public Works Department. If lateral users association approval can't be obtained, alternate plans shall be reviewed and approved by the Meridian City Engineer prior to final plat signature. 2.7 Any existing domestic well system within this project shall be removed from domestic service per City Ordinance Section 9-1-4 and 9-4-8 contact the City of Meridian Engineering Department at PAGE 25 (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. 2.8 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 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. 2.17 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'/z" 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'. f. Fire hydrants shall be placed 18" above finished grade to the center of the 4 ''/z" outlets. g. Fire hydrants shall be provided to meet the requirements of 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 Fira 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 any access driveways to Locust Grove within 440 feet of the Locust Grove/Overland intersection. PAGE 27 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); £ 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 ACHD 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 O-~obrr 1.1~Ot4 0~+1' !fit ~ Cil°ff GP(1~0 C-C FAIL tf~( A perad otbva~~oed i®ths NW ~4 of 8ecti~rr ~Q~ T.1N., R. 1B, aM. ~rl~, A,~Cbaa¢, Mahn, aaarr pre~ir~+1y decd rr Cam at the Narrt ac~®ree aErdd -- flVNfNG ad ~ ~ ~ Vf-aet S6 amnrr of raid barn'Sou~hOCl°34'ls" Wart 26S~.S3 PAGE 29 ~~ ME#~I~iIA~ p MKS I ilal PgNR Qi ~INY~ 1~ i~r 8 ~'~7r' g ;~,~" ~r'~* -''~~ ~ E. ~ ti0, ~ ~ 30 i~Yr ~ S+ ry,' if 1 A ~~ ~_~ 6~ y~^' .~ f t~ ~~~ .~ ~~'a cy sr. ~° ~I K ~i ~ ~ ~ ~ ~ ~ ~ 1~• ~~~ PAGE 30 D. Required Findings from Unified Development Code 1. REZONE: Upon recommendation from the Commission, the Council shall make a full investigation and shall, at the public hearing, review the application. In order to grant an annexation and/or rezone, the Council shall make the following findings: a. The map amendment complies with the applicable provisions of the Comprehensive Plan; The Applicant is proposing to rezone the subject property from C-N to C-C. Staff finds that the proposed map amendment is consistent with the future land use map designation of Commercial for this site. Therefore, Staff finds the amendment does comply with the applicable provisions of the Comprehensive Plan. b. The map amendment complies with the regulations outlined for the proposed district, specifically the purpose statement; Staff finds that the proposed map amendment to the C-C zoning district and development of a convenience store, fuel sales facility, carwash, quick lube, and future uses as allowed in the C-C district on this property is consistent with the purpose statement of the commercial districts in that it provides for a wide variety of commercial and multi-family residential opportunities consistent with the comprehensive plan. 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. However, Staff recommends that the Commission and Council rely on any oral or written testimony that maybe provided when determining this finding. d. The map amendment shall not result in an adverse impact upon the delivery of services by any political subdivision providing public services within the City including, but not limited to, school districts; and, Staff finds that the proposed zoning amendment will not result in any adverse impact upon the delivery of services by any political subdivision providing services to this site. e. The annexation is in the best of interest of the City (UDC 11-SB-3.E). This finding is not applicable as the applicant is requesting approval of a rezone, not annexation. However, as noted previously, staff finds the proposed rezone is in the best interest of the City. 2. PRELIMINARY PLAT: In consideration of a preliminary plat, combined preliminary and final plat, or short plat, the decision-making body shall make the following findings: a. The plat is in conformance with the Comprehensive Plan; Staff finds that the proposed plat is in substantial compliance with the adopted Comprehensive Plan. Please see Comprehensive Plan Policies and Goals, Section VII, of the Staff Report for more information. PAGE 31 b. Public services are available or can be made available and are adequate to accommodate the proposed development; Staff finds that public services are currently available to the subject property. (See Exhibit B of the Staff Report for more details from public service providers.) c. The plat is in conformance with scheduled public improvements in accord with the City's capital improvement program; Because the developer is installing sewer, water, and utilities for the development at their cost, staff finds that the subdivisions will not require the expenditure of capital improvement funds. d. There is public financial capability of supporting services for the proposed development; Staff recommends the Commission and Council rely upon comments from the public service providers (i.e., Police, Fire, ACRD, etc.) to determine this finding. (See Exhibit B for more detail.) e. The development will not be detrimental to the public health, safety or general welfare; and Staff is not aware of any health, safety, or environmental problems associated with the development of this subdivision that should be brought to the Council or Commission's attention. ACRD considers road safety issues in their analysis. Staff recommends that the Commission and Council reference any public testimony that may be presented to determine whether or not the proposed subdivision may cause health, safety or environmental problems of which Staff is unaware. 3. 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 if the site is designed according to the conditions of approval in Exhibit B, the site will be large enough to accommodate the proposed use and meet the dimensional and development regulations of the C-C zoning district and the Specific Use Standards for the drive through, fuel sales facility, and vehicle washing 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 use is harmonious with the objectives of the Comprehensive Plan and the UDC. c. That the design, construction, operation and maintenance will be compatible with other uses in the general neighborhood and with the existing or intended character of the general vicinity and that such use will not adversely change the essential character of the same area. Staff finds that the proposed commercial development is compatible with other uses in the general area and will not adversely change the character of the area. d. That the proposed use, if it complies with all conditions of the approval imposed, will not adversely affect other property in the vicinity. Staff finds that the proposed development should not adversely affect other property in the vicinity if the applicant complies with all conditions of approval listed in Exhibit B of this staff report and constructs all improvements and operates the use in accordance with the UDC standards. e. That the proposed use will be served adequately by essential public facilities and services such as highways, streets, schools, parks, police and fire protection, drainage structures, refuse disposal, water, and sewer. Staff finds that sanitary sewer, domestic water and irrigation can be made available to the subject property. Please refer to comments prepared by the Public Works Department, Fire Department and other agencies. f. That the proposed use will not create excessive additional costs for public facilities and services and will not be detrimental to the economic welfare of the community. Staff finds that the applicant will pay to extend the sanitary sewer and water mains into the site. No additional capital facility costs are expected from the City. The applicant and/or future property owners will be required to pay highway impact fees. g. That the proposed use will not involve activities or processes, materials, equipment and conditions of operation that will be detrimental to any persons, property or the general welfare by reason of excessive production of traffic, noise, smoke, fumes, glare or odors. Staff finds that the proposed development will not involve uses that will create nuisances that would be detrimental to the general welfare of the surrounding area. Staff recognizes the fact that traffic and noise will increase with the approval of this development; however, Staff does not believe that the amount generated will be detrimental to the general welfare of the public. The Commission and Council should consider public testimony in determining this finding. 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.