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Application
Mayor Tammy de Weerd City Council Members: E IDIAN~-- Keith Bird ~ Brad Hoaglun Charles Rountree IDAHO David Zaremba TRANSMITTALS TO AGENCIES FOR COMMENTS ON DEVELOPMENT PROJECTS WITH THE CITY OF MERIDIAN To ensure that your comments and recommendations will be considered by the Meridian City Council please submit your comments and recommendations to Meridian City Hall Attn: Jaycee Holman, City Clerk, by: July 31, 2012 Transmittal Date: July 13, 2012 File No.: MDA 12-006 Hearing Date: August 7, 2012 Request: Public Hearing: Modification to the development agreement for the David Kleiner property to allow "vehicle repair, major or minor" and "vehicle sales or rental and service" as principal permitted uses and a "vehicle washing facility" as an accessory use only on the eastern portion of the site. Additionally, the requirement for fencing to be provided along the west edge of the street buffer on the east boundary of the site adjacent to Venture Subdivision is proposed to be modified to only require fencing north of E. Venture Place By: CarMax Auto Superstores West Coast, Inc. Location of Property or Project: NWC of E. Fairview Avenue & N. Venture Street Joe Marshall (No FP) Scott Freeman (No FP) Steven Yearsley (No FP) Michael Rohm (No FP) Tom O'Brien (No FP) Tammy de Weerd, Mayor Charlie Rountree, C/C Brad Hoaglun, C/C Keith Bird, C/C David Zaremba C/C Sanitary Services (NO vaR, vac, FF) Building Department/ Rick Jackson Fire Department Police Department City Attorney City Public Works /Scott Steckline City Planner City Engineer Economic Dev. (cuP only) Parks Department Your Concise Remarks: Meridian School District (No FP> Meridian Post Office (FP/PP/sHP only) Ada County Highway District Ada County bevelopment Services Central District Health COMPASS (Comp Plan only) Nampa Meridian Irrig. District Settlers Irrig. District Idaho Power Co. (FP,PP,CUP/SHP only) QW@St (FP/PP/SHP only) Intermountain Gas (FP/PP/sHP only> Idaho Transportation Dept. (No FP> Ada County Ass. Land Records Downtown Projects: Meridian Development Corp. Historical Preservation Comm. South of RR / SW Meridian: NW Pipeline New York Irrigation District Boise-Kung Irrigation District Boise Project Board of Control /Tim Page City Clerk's Office • 33 E. Broadway Avenue, Meridian, ID 83642 Phone 208-888-4433 • Fax 208-888-4218 • www.meridiancity.org E T~I~N~:... Planning Department 1 ~ a tt COMMISSION & COUNCIL REVIEW APPLICATION Type of Review Requested (check all that apply) ^ Alternative Compliance ^ Annexation and Zoning ^ Comprehensive Plan Map Amendment ^ Comprehensive Plan Text Amendment ^ Conditional Use Permit STAFF USE ONLY: ^ Conditional Use Permit Modification O ~d ~ ~ j2 ~ lib ^ Design Review Filenumber s 8 Development Agreement Modification ^ Final Plat ^ Final Plat Modification Project name: ^ Planned Unit Development Date filed: "I - t~ ~ 12 Date completer '"I~ ID ' lZ ^ Preliminary Plat ^ Private Street Assigned Planner: ~n~a, tX.? ~4--t'Cr'S ^ Rezone `Related files: ~2'O'1~O1Z ^ Short plat ^ Time Extension (Commission or Council) ^ UDC Text Amendment Hearing date: '1' lZ ^ Commission, ^ Vacation (Council) ^ Variance Council ^ Other Applicant Information Applicant name: CarMax Auto Superstores West Coast, Inc. phone: Fax: Applicant address: 12800 Tuckahoe Creek Parkway, Richmond, VA Zip; 23238 E-mail: Applicant's interest in property ^ Own ^ Rent B Optioned ^ Other Owner name: Kleiner Trust Owner address: PO BOX 31682, Seattle, WA _ Phone: Zip: 98103 E-mail: Fax: A ent name e. architect en ineer develo er re resentative :Jake Hertz, AICP g ( g•, g P P ) Firm name: CenterPoint Integrated Solutions, LLC phone: 303.679.6974 Fax: 877.736.9960 Address: 1240 Bergen Parkway Suite A-250, Evergreen, CO Zip: 80439 E-mail: ihertzt/mcenterpoint-is.com Primary contact is: ^ Applicant ^ Owner 8 Agent ^ Other Contact name: Contact address: Phone: Fax: Zip: E-mail: Subject Property Information Location street address: NW Corner of E Fairview Ave and N Venture St, Meridian, ID 93646 Assessor's parcel number(s): S 1104438750 Township, range, section: Sec 4, Twn 3N, Rng 1 E Current land use: Agricultural Total acreage: 11.31 AC +/- CUrrerit ZOnlrig dlStrlct: General Retail & Service Commercial (CG) 33 E. Broadway Avenue, Suite 210 • Meridian, Idaho 83642 Phone: (208) 884-5533 • Facsimile: (208) 888-6854 Website: www.meridiancity.org 1 (Rev. 11/29/11) Project Description Project/subdivision name: CarMax Auto Superstore #6039 -Meridian, ID General description of proposed project/request: Pre-Owned auto Sal@S, ServlCe, reconditioning, canNash, fuel storage and dispensing, wholesale auctions. Please see the attached narrative for more information. Proposed zoning district(s): General Retail & Service Commercial (CG) Acres of each zone proposed: 11.31 AC +/- Type of use proposed (check all that apply): ^ Residential 8 Commercial ^ Office ^ Industrial ^ Other Amenities provided with this development (if applicable): Who will own & maintain the pressurized irrigation system in this development? AppllCant Which irrigation district does this property lie within? N/A Primary irrigation source: TBD Secondary: TBD Square footage of landscaped areas to be irrigated (if primary or secondary point of connection is city water): 2.90 AC Residential Project Summary (if applicable) Number of residential units: Number of building lots: Number of common and/or other lots: Proposed number of dwelling units (for multi-family developments only): 1 Bedroom: 2 or more Bedrooms: Minimum square footage of structure(s) (excl. garage): Proposed building height: Minimum property size (s.f): Average property size (s.f.): GrOSS density (DU/acre-total land): Net denSlty (DU/acre-excluding roads & alleys): Percentage of open space provided: Acreage of open space: Percentage of useable open space: (See Chapter 3, Article G, for qualified open space) Type of open space provided in acres (i.e., landscaping, public, common, etc): Type of dwelling(s) proposed: ^Sirvgle-family ^ Townhomes ^ Duplexes ^Mu1ti-family Non-residential Project Summary (if applicable) Number of building lots: 1 Other lots: Gross floor area proposed: 44,224 SF Existing (if applicable): Typically - Selas M-Sa Bam-9pm; Su 12pm-7pm; Service M-F 7:30aEpm 28' at mp of mawnry; 42.5' at tap of canopy (3) Hours of operation (days and hours): Building height: Percentage of site/project devoted to the following: Landscaping: 26% Building: 9% Paving: 65% Total number of employees: 100-120 Maximum number of employees at any one time: 90 Number and ages of students/children (if applicable): Seating capacity: Total number of parking spaces provided: 179 Number of compact spaces provided: 0 Authorization Print applicant name: Jake Hertz, Applicant signature: ~_ Date: July 6, 2012 _'"'~1~.$l;p~Olbi~ay Avenue, Suite 210 • Meridian, Idaho 83642 Phone: (208) 884-5533 • Facsimile: (208) 888-6854 Website: www.meridiancity.org 2 (Rev. 11/29/11) caRmax° ~;~,>k, July 6, 2012 Meridian City Council Meridian Planning Department 33 E. Broadway Ave., Suite 210 Meridian, Idaho 83642 12800 Tuckahoe Creek Parkway • Richmond, VA 23238 (804) 747-0422 RE: Development Agreement Modification - CarMax Application Narrative Dear City Council Members and City Planning Staff: CarMax is pleased to submit the enclosed application for Development Agreement Modification and to request the City Council's approval. CarMax proposes to develop an upscale pre-owned automobile dealership ("Project") on the vacant commercial lot at the northwest corner of Fairview Avenue and Venture Street ("Project Site"). This is the eastern half of the Kleiner Family Trust's East Parcel, lying east of the Meridian Town Center and south of the Julius M. Kleiner Memorial Park. The Project requires modification of a development agreement that covers Kleiner Family Trust property on both sides of Eagle Road ("Kleiner DA"). About CarMax CarMax is a member of the Fortune S00 and the S&P 500. For each of the last eight years, Fortune magazine has recognized CarMax as one of the "100 Best Companies to Work For". Headquartered in Richmond, Virginia, CarMax currently operates 110 superstores in 55 markets, with plans to add 10-15 stores per year for each of the next three years. The CarMax consumer experience is structured around four key customer benefits: low, no-haggle prices; a broad selection; high-quality vehicles; and customer-friendly service. CarMax has been the recipient of numerous awards for its exceptional management, workplace, benefits, training, and consumer experience. An Awards List is included with the application materials. Proposed Project CarMax is a specialty retailer of used cars, not a traditional car dealer. The Project's design and operation is much like other high-end retail stores, except that it generates significantly less traffic than other retailers. CarMax does not use flags, balloons, placards in open car hoods, painted window lettering, or the like in its marketing. There are no outdoor loudspeakers as associates carry iPads, pagers, and/or cell phones for communication. Lighting TXE AUTO SUPERSTORE is appropriately downcast and is reduced after hours. Additional details about site operations are described in the application materials. Once it is fully operational, CarMax expects this store to provide up to 120 full and part time jobs. The majority of these positions will be sales and service positions that pay a very competitive living wage and include a great benefits package, as expected from a Fortune 100 top employer. The Project Site will include sales and service buildings and anon-public, enclosed carwash along with associated access drives, parking areas, and landscaped areas. The buildings reflect the architectural style and modulated roofline of the nearby Meridian Town Center. A six-foot tall masonry wall with similar articulated features as the building, fronted by trees and other landscaping, will fully screen the outdoor staging area. The conceptual site plan, landscape plan, and renderings enclosed with the application materials depict a quality approach to site and landscape design. A 20' to 50' wide landscape buffer runs along the east side of the Project Site, adjacent to residential and commercial uses to the east. The north side of the Project Site, adjacent to the Park, is screened by significant landscaping with mixed-variety, clustered trees along a 35-foot buffer. A landscaped, meandering sidewalk provides connectivity through the west side of the Project Site from Fairview Avenue to the Park. In all, the site includes approximately three acres (126,500 square feet) of landscaping, which is more than 26% of the site. This includes at least 240 trees, located strategically to maximize screening and visual impacts, in a variety of tree species to provide year round interest and to minimize effects from exposure to disease and pests. Additionally, CarMax has designed and offered to construct at its own expense an attractive Welcome to Meridian monument on the southeast corner of the property. With the Project, CarMax will dedicate right-of--way and construct the remainder of Elden Gray Lane between Records and Venture and will construct the new internal north-south drive to divide the Kleiner Family Trust property. Primary access to the Project Site will be from this internal drive, with agate-restricted secondary access on Venture Street for test drives only. Project Site History The existing Kleiner DA, between the City and David E. Kleiner (as Trustee of two Kleiner Family Trusts), dated January 20, 2009, was recorded on January 29, 2009 in the real property records of Ada County as Instrument No. 109009630. The City Council approved the Kleiner DA on November 25, 2008. The Kleiner DA was one of three development agreements that resulted from the City Council's January 2008 approval ("AZ Approval") of the annexation and C-G zoning of approximately 258 acres then owned by Walter and Elizabeth Kleiner, which includes the (now) Meridian Town Center property, the (now) Julius M. Kleiner Memorial Park, and the (now) Kleiner Family Trust property on both sides of Eagle Road. The applicant for the AZ Approval, CenterCal Properties, LLC, provided a conceptual site plan for the entire property but only proposed to develop the Meridian Town Center portion initially. Only the Meridian Town Center portion of the annexed property included details and relative certainty about the proposed future uses shown in the conceptual plans, while development of the Kleiner parcels would depend on "market trends over time." The Staff Report to the City Council, incorporated into the Findings, Conclusions and Order for the AZ Approval and attached to the Kleiner DA, explains this at page 2: NOTE TO CUMMTSSTONICO[FNCII. REGARD~IG p'i7"!'URE O'VVNF.RSHIP AN'O CONCEPT FLAN 'his is a Iarge project with many develaptnent details yet to be resolvmd (e.g., 8agle Ytaad improvements and access, exact building locations and uses, elevations, traffic impacts, timing of improvements, etc.). As you know, on large projects it is often difficult for the developer to plan for the full development of fife site. You will note as you review this application that we have a fair amount of dotait regarding the development at the northeast corner of the FairviewlEagle intersection, but we have less detail its other areas. Tits level of detail in the concept plan is related to the future ownership of the property, Currently the property is held in common ownership between laugene and Walter Kleiner. '1'hc applicant far the project is CenterGal properties. Eugene Kleiner will retain ownership of the 64 acres at the northeast corner of fire annexation site. His intent is to develop the property as a park and dedicate it to the City. The plans for the park site are still being developed and we have no devils at this time. With regard to flu northeast earner of pairview/~agle intersection, this property is under contract by CeaterCal and will be the first area us develop. As noted previousiy, ws have a fair asrmunt of detail and certainty regarding the concept plan fox this arcs. 'flte retttainder of the property will be held by the Walter TCleiner family. Some of the proP¢rtY ~Y be developed by CenterCal, fiat it Wray be jest as likely developed by another group. This being the case, the applicant has requested that Staff prepare the report by analyxirtg the property in three subareas related to such future ownership. Staffhas provided unifying concepts for all three sub-areas, provided detailed recortunendatians an gacess, and propas$d a square-faotaga limit for the proposed a£1ice, retail and residential uses an the sub}eet site. However., many of the other Development Agreement (DA) provisions Stafl'would typically itzclude in a staffreport for an annexation only request are nai included herein (e.g., elevations}. Staff recognixca that the market trends aver tirrte will affect haw this property is developed and fl¢xibility is r3eccssary given the sire of the develaprnent. Staff has prepared a staffrapot# that we believe provides adequate assurances that this property will develop i~n a manner tha# is in rho best interest of the City. Staff recommends that the Commission and Counal include any additional DA provisions that tuay ba appropriate. Consistent with that approval, the resulting Kleiner DA expressly states that the owner is not required to develop the Kleiner parcels according to the initial concept plan provided by CenterCal, which showed office and multi-family residential uses for the East Parcel. (Par. 8) Rather, the Kleiner DA simply requires the Kleiner's North, West and East Parcels not to exceed, in the aggregate, 1,293,700 square feet of retail or 700,000 square feet of office. (Pars. 4-5) The Kleiner DA also calls for the owner to provide the Director with an initial allocation plan for this square footage, which the owner may revise at any time. The current allocation plan shows up to 180,000 square feet of retail and up to 170,000 square feet of office on the East Parcel. Under the Kleiner DA, retail stores are specifically permitted on all of the Kleiner parcels, while multi- family residential is a conditional use. (Ex. C) Current Development Trends Since the January 2008 AZ Approval, the market has changed dramatically. The Meridian Town Center development was shelved for several years and is now under construction, but with changes to the initial site plan to reflect current market trends, including a retail-only power center in the northern portion of the property and limited, future residential (once the market can support it) on a parcel behind the power center. All of the Kleiner parcels remain undeveloped. Multi-family residential and office uses are not viable on the Kleiner East Parcel given the current rental rates and the premium cost of prime commercial real estate fronting on Fairview Avenue. Certain retail uses, on the other hand, can justify the land costs given the volume of traffic at Eagle and Fairview and synergies with Meridian Town Center and other uses in the area. Transition to Residential Uses One commercial lot (a bank) and two County residential lots abut the eastern boundary of the Project Site. Additional commercial lots front Fairview further east, and approximately ten additional County residences access their properties off of Venture Street. CarMax held a neighborhood meeting and met with these neighbors on June 14, 2012 (sign-in sheet enclosed). The primary concern these neighbors expressed about any development of the Project Site was an increase in traffic on Venture Street. Some neighbors indicated that the proposed CarMax use is more favorable than other potential developments on this site because it will generate less traffic on Venture Street. In response to feedback from these neighbors, CarMax has agreed to certain site design and operational changes: • The Project's primary entrance is on the west side of the site, accessible via Records Road, which is signalized at Fairview Avenue. The only access on Venture Street is south of the residential lots, gate-restricted, and limited to test drives. To further limit traffic on Venture Street, CarMax has agreed to the following: o The test drive gate on Venture Street will be restricted to right-out and left-in traffic only. In addition, CarMax proposes to add a small directional sign at the exit indicating "Right Turn ONLY." o CarMax will instruct employees to enter and leave the site via Records Road. o CarMax will instruct delivery drivers to enter and leave the site via Records Road. o CarMax proposes to add a small directional sign at the northwest corner of Fairview Avenue and Venture Street with the following language: "CarMax Customers turn right at Records Road." o CarMax proposes to add a small directional sign at the southeast corner of the new internal north-south drive with a direction arrow pointing towards Records Road (left) and the following language: "CarMax Customers EXIT to Fairview Avenue." The quality control/carwash facility is completely enclosed in a building and is not open to the public for use. To further limit potential noise to residents, at the residents' request, we have moved the building as far west as possible while still allowing for vehicles to maneuver through the carwash. The air dryers will be located within the building, on the west side. We believe the CarMax Project provides a good transition between the more intensive uses to the west and the mix of commercial and residential uses to the east. Under the Kleiner DA, retail, stores up to 200,000 square feet and 65 feet tall (plus architectural features) are permitted on this site without any City Council review. CarMax's proposed building is less than 45,000 square feet and less than 30 feet tall (plus architectural features). CarMax will install significant landscaping --covering over a quarter of the site--to provide anaesthetically-pleasing project and, in particular, to provide attractively-screened views from the Park to the north and from the two residential lots to the east. The traffic impacts of the Project will be less than many other potential uses for this site. The Project will generate approximately one-third of the traffic as a retail shopping center, which is a permitted use on this site, and approximately 90% of the office and multi-family residential uses proposed in CenterCal's initial concept plan. And, CarMax is uniquely positioned to address the residents' primary concern--traffic on Venture Street--because, unlike most other uses that require multiple accesses, CarMax prefers to direct customer traffic to a single, main entrance. Requested Modifications to Kleiner DA To accommodate the Project, we request the City Council to approve certain modifications to the Kleiner DA, for the Project Site only, shown in redline format in the application materials. Specifically, we request the City Council to add three permitted uses to Exhibit C for the Project Site only: "Vehicle Sales or Rental and Service", "Vehicle Repair, Major or Minor", and "Accessory Vehicle Washing Facility". We also request a minor modification to Section 11(B) to limit the eastern boundary fence requirement to the northern portion of the Project Site. Instead of the fence, CarMax proposes to install the decorative six-foot masonry wall to fully screen the outdoor staging area in the northern portion of the site as well as significant landscaping in the 20' to 50' buffer along the east side. The 20' buffer along Venture Street between the display area and the residential lots to the east will be landscaped in accordance with Section 11.3B.9C of the Unified Development Code in lieu of a fence.l The requested new uses are all permitted uses in the C-G zone and thus are consistent with the underlying zoning of the property, with the Mixed Use Regional designation in the Comprehensive Plan, and the original AZ Approval. The Project Site remains subject to, and contributes to, the retail and office cap placed on all of the Kleiner properties. The Project also contributes to the connected, urban character of the Records Road uses the Meridian Town Center, the Park, and the remaining Kleiner parcel by limiting direct vehicular access off Fairview, providing pedestrian connections, and providing significant landscaping throughout the surface parking and around the Project Site. We are excited to site our first Idaho store in the City of Meridian. We believe the Project will be very successful in this location and will complement the Meridian Town Center and other nearby businesses by drawing customers from a larger region without directly competing for the same product sales. We have spent a great deal of time listening to and addressing the interests of the City, the Park, and the County residents throughout the process of designing our site layout. We also took care to design our buildings based on the Meridian Town Center architecture and to design the Welcome to Meridian monument based on the Park's entryway arch. We believe these features, along with the extensive landscaping, will create an attractive, coordinated entrance to the City. Thank you for your consideration of this application. r Manager Encl. 1 Based on our discussions with staff, we understand that Kleiner DA Section 21(B)'s requirement for the owner to provide a road or drive aisle connecting Venture Street with Records Road is satisfied by Elden Gray Lane and thus does not require modification. Sincerely, CarMax Operations Sales and Marketin CarMax operates differently from traditional car dealerships in that it physically separates its inventory area from customer and employee parking. This is both for loss prevention control as well as operational efficiency and safety. All inventory display areas will be separated from the general public by means of decorative bollards, gates and fencing. Ornamental wrought-iron fencing is used to separate the customer and employee parking from the display area. Vehicular access to the display areas is controlled by embassy-style security gates through the use of a secured key-card. Prospective customers are typically accompanied by an employee when they are in the display area. Only employees are permitted to drive cars within the display area. Emergency access will be provided within staging and display areas as required by the fire department. Test drives are directed away from residential areas. Service Operations An integral part of the CarMax used car consumer offer is the reconditioning process that is performed on all vehicles offered for sale. This process includes a comprehensive Certified Quality Inspection of the engine and all major systems. Most routine mechanical and cosmetic repairs required to bring the vehicle up to the CarMax quality standards are performed in house; however, for some reconditioning services, third parties specializing in those services are engaged. CarMax currently offers limited retail vehicle service (routine maintenance, tires, diagnostic and mileage services) and provides repairs of vehicles covered by their extended service plans. All service work is performed inside fully-conditioned buildings equipped with quiet-operation rollup doors, providing the associates with a great work environment and eliminating the need to conduct operations with open bay doors. Retail service vehicles and vehicles awaiting disposition are stored in the secured non-public staging area on a temporary basis. To provide an attractive visual screen as well as security for these vehicles, the staging area is surrounded by a six foot high masonry wall, which is articulated to match the design of the building. Vehicular access to that area is strictly controlled through the use of embassy-style security gates. A non-public carwash is located in the secured staging area and is used only by CarMax associates before vehicles are either placed in the vehicle display area or presented to customers. An underground fuel storage tank with anon-public fuel pump is proposed for this site. The tank will be located within the customer and employee parking lot. The fuel pump will be located adjacent to the FQC building within the secured staging area to fuel inventory vehicles as needed. Site Lighting & Security CarMax uses "shoebox" type lighting fixtures mounted on 26-foot tall light poles for visibility and security. Fixtures use a flat lens and are downcast to reduce light spill onto adjacent properties. Exterior lighting will be reduced after operating hours. CarMax typically does not use on-site security guards, but uses interior and exterior security cameras for safety and inventory protection. Wholesale Auctions Vehicles purchased through the CarMax in-store appraisal process that do not meet the CarMax retail quality standards are sold through on-site non-public wholesale auctions. Auctions are generally held weekly or every other week; however, frequency at a given superstore is determined by the number of vehicles to be auctioned. The auctions are conducted within the enclosed FQC/carwash building. Participation in the wholesale auction is restricted to pre- qualified licensed automobile dealers only, the majority of whom are independent dealers. While some larger dealers may bring vehicle carriers to the sale to transport their purchased vehicles, most will bring drivers to take individual vehicles away. Purchased vehicles must be removed from the site within 48 hours. Hours Sales areas are typically open to the public Monday through Saturday from 9:00 a.m. to 9:00 p.m. with limited hours on Sundays. Service areas are typically open to the public Monday through Friday from 7:30 a.m. to 6:00 p.m. Deliveries Deliveries of vehicles, parts and supplies are made on-site. Carriers will enter the site through the private access drive from Elden Gray Lane, via Records Road, and load and unload vehicles towards the rear of the customer and employee parking lot. Unloaded vehicles will be driven by employees from the parking lot into the staging area to await preparation for resale or disposition through the wholesale auction process described above. FIRST ADDENDUM TO DEVELOPMENT AGREEMENT PARTIES: 1. City of Meridian 2. CarMax, Inc. 3. David E. Kleiner, as Trustee of The 2008 Kleiner Family Trust U/T/D March 4, 2008, and as Trustee of The 2008 Kleiner Family Trust II U/T/D July 29, 2008 THIS FIRST ADDENDUM TO DEVELOPMENT AGREEMENT is dated this day of , 2012, ("FIRST ADDENDUM"), by and between City of Meridian, a municipal corporation of the State of Idaho ("CITY"), CarMax, Inc., a Delaware corporation ("CARMAX"), and David E. Kleiner, as Trustee of The 2008 Kleiner Family Trust U/T/D March 4, 2008, and as Trustee of The 2008 Kleiner Family Trust II U/T/D July 29, 2008 (collectively, "KLEINER"). CarMax and Kleiner shall hereafter jointly be called OWNERS/DEVELOPERS or OWNER. RECITALS A. City and Kleiner entered into that certain Development Agreement that was recorded on January 29, 2009 in the real property records of Ada County as Instrument No. 109009630 ("DEVELOPMENT AGREEMENT"). B. CarMax plans to develop a portion of the Property, legally described on the attached Exhibit A ("PROJECT SITE"). C. City and Owners/Developers now desire to amend the Development Agreement, which terms have been approved by the Meridian City Council in accordance with Idaho Code Section 67-6511. NOW, THEREFORE, in consideration of the covenants and conditions set forth herein, the parties agree as follows: Section 5.11.B of the Development Agreement shall be amended as follows: Owner shall construct a 20' wide landscape buffer along the west side of Venture Street beginning at a point that is due west of the west boundary of the Venture Subdivision that is zoned residential and that lies closest to Fairview Avenue, and, except for access streets or drives from Venture Street to the East Parcel, shall continue to the north boundary of the East Parcel. This buffer includes the 10 foot wide street landscape buffer required by UDC 11-3B-7 and 11-2B-3, plus an additional 10' buffer width, with fencing on the west edge of such buffer along that part of the Project Site situated north of E.Venture Place, and a sidewalk or pathway allowing access to the Kleiner Memorial Park. 2. Exhibit C of the Development Agreement shall be amended as follows: EXHIBIT C Permitted Uses Code Type P P P P P C A/C A/C P P C Table of Proposed Uses Use Animal care facility1 Artist studio1 Arts, entertainment or recreation facility, indoors1 Building material, garden equipment and supplies1 Church or place of religious worship1 Civic, social or fraternal organizations1 Daycare center1 Retail Office Residential X X X X Drive-through X establishment1 Education institution, private 1 Education institution, public) Equipment rental, sales, X and services) X X X X X Other Comments X home daycare is residential; otherwise daycare is office. Home daycare is actually daycare, family or daycare, group. Includes home/household; personal use, and office equipment businesses; excludes farm, industrial, and'heavy equipment or machinery businesses a bank is retail; a mortgage or security broker or other financial institution is office P Financial institution) X X P Flex space1 X P Fuel sales facility1 X P Healthcare or social X services C Hospital1 X P/C Hotel and motel1 X 2 Code Type Use Retail Office Residential Other Comments P Industry, information) X P Laundromat) X P Laundry and dry X cleaning C Multi-family X development P Nursery or urban farm1 x P Parking facility X We generally consider this accessory to the use. P Parks, public and private X P Personal or professional X service P Public orquasi-public X X Classification depends on use1 general nature of use. P Restaurant X P Retail store X P Vehicle repair, major or X Project Site only. minor1 P Vehicle sales or rental X_ Project Site only. and service1 A Vehicle washing facilitv1 X Proiect Site only. P Vertical integrated X Housing portion. Integrated residential project1 non-residential uses count as retail or office as appropriate. LEGEND permitted (P), accessory (A), and conditional (C) 1 at the end of use title implies specific standards for the use exist in UDC Chapter 4 ADDITIONAL Accessory uses allowed in C-G zone but not shown above are permitted if the primary use is allowed. Uses not listed above but otherwise allowed in C-G zone may be considered by modification of DA. Uses classified as "Retail" or "Office" above count against total allowed retail or office square footages; "Residential" and "Other" uses shown above do not. 2. Owners/Developers agree to abide by all ordinances of the City of Meridian that are consistent with the terms of the Development Agreement and this First Addendum and the Project Site shall be subject to de-annexation if the Owners/Developers, or their assigns, heirs, or successors shall not meet the conditions of this First Addendum as herein provided, and the Ordinances of the City of Meridian that are consistent with the terms of the Development Agreement and this First Addendum. 3. If any provision of this First Addendum is held not valid by a court of competent jurisdiction, such provision shall be deemed to be excised from this First Addendum and. the invalidity thereof shall not affect any of the other provisions contained herein. 4. This First Addendum sets forth all promises, inducements, agreements, condition, and understandings between Owners/Developers and City relative to the subject matter herein, and there are no promises, agreements, conditions orunder-standing, either oral or written, express or implied, between Owners/Developers and City, other than as are stated herein. Except as herein otherwise provided, no subsequent alteration, amendment, change or addition to this First Addendum shall be binding upon the parties hereto unless reduced to writing and signed by them or their successors in interest or their assigns, and pursuant, with respect to City, to a duly adopted ordinance or resolution of City. a. Except as herein provided, no condition governing the uses and/or conditions governing development of the subject Project Site herein provided for can be modified or amended without the approval of the City Council after the City has conducted public hearing(s) in accordance with the notice provisions provided for a zoning designation and/or amendment in force at the time of the proposed amendment. 5. This First Addendum shall be effective as of the date herein above written. 6. Except as amended by this First Addendum, all terms of the Development Agreement shall remain in full force and effect. 4 ACKNOWLEDGMENTS IN WITNESS WHEREOF, the parties have herein executed this First Addendum and made it effective as hereinabove provided. OWNERS/DEVELOPERS By: By: Attest: Jaycee L. Holman, City Clerk CarMax, Inc. By: The 2008 Kleiner Family Trust U/T/D March 4, 2008 David E. Kleiner, Trustee By: The 2008 Kleiner Family Trust II U/T/D July 29, 2008 David E. Kleiner, Trustee CITY OF MERIDIAN Mayor Tammy de Weerd 5 STATE OF IDAHO ) ss. County of Ada ) On this day of , 2012, before me, the undersigned, a Notary Public in and for said State, personally appeared , known or identified to me to be the of CarMax, Inc., the Delaware corporation that executed the within and foregoing instrument, or the person who executed the instrument on behalf of said Delaware corporation, and acknowledged to me that such Delaware corporation executed the same. IN WITNESS WHEREOF, I have hereunto set my hand and affixed my official seal the day and year in this certificate first above written. Notary Public for Idaho Residing at: My commission expires: STATE OF IDAHO ) ss. County of Ada ) On this day of , 2012, before me, the undersigned, a Notary Public in and for said State, personally appeared David E. Kleiner, known or identified to me to be the Trustee of The 2008 Kleiner Family Trust U/T!D March 4, 2008, and The 2008 Kleiner Family Trust II U/T/D July 29, 2008, who executed the instrument on behalf of said trusts, and acknowledged to me that such trusts executed the same. IN WITNESS WHEREOF, I have hereunto set my hand and affixed my official seal the day and year in this certificate first above written. Notary Public for Idaho Residing at: My commission expires: 6 STATE OF IDAHO ) ss County of Ada ) On this day of , 2012, before me, a Notary Public, personally appeared Tammy de Weerd and Jaycee L. Holman, known or identified to me to be the Mayor and Clerk, respectively, of the City of Meridian, who executed the instrument or the person that executed the instrument of behalf of said City, and acknowledged to me that such City executed the same. IN WITNESS WHEREOF, I have hereunto set my hand and affixed my official seal the day and year in this certificate first above written. (SEAL) Notary Public for Idaho Residing at: Commission expires: _ Exhibit A o ~I 0 o , C7 D r m O - O O _(.Jl N I J O j O W O O Z c~ W m v I II ~II I I i ' I fi ' '- - -- -_ - -- o '--- - --- --- ri S 4'W 5099'4 55.]fi~lE) I ~~ ~__ ~ ~ _._~~~ _ 9 _ c q SOtl9'04'W )41.9)_ _ _ _ _ ~ ~.. - 5____ N 1 I II II I I I _ _ _ _ _ _ y _ _ _ _ _ _ _ _ _ _ - _ _ _ II ~ ~ II II II ii I i I $ - U u a m m m ~ ~ ~ m II I 9 I I I ~ ~ n m g C I' II I I J e ° q `° N $ ~D i o w ~ ~ . g ° ~ 5 ii I I a my $b ~ I ~ C . ~ li ~ I I ~a -0 I I U m N - a~ , I € z Im o 6 =. 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I III ~ E ~ a ~ ~ ~ I ° lRl I I I I ~~ ( I~ lyl I I '.I I o l I ~A II I I I III I I I ~ ~ ~ I I II I~ ________ m p.o• ~~\~\ II _ ___ y._____ o_________________ _________________. ~ ________ II i\` 1 'I5I~50~J ]t'W _ _~_ ~\~9)T4'ITIE) ~. __ __zz= __ a.___ _ -W _ ~~. ~~~ _ ~ C_- _] ` ~g-~_~-----$ - -~ N. Venture Street= - ---~---------~ ~ - v I '~ ' m ' m l ~I I I ' ~ I I I I I - C I I I I 5' n II I ~£ I I w l - I - I o I. I ~ 0o Ism "a F'€°8'" m < 9.omao ~m , I 'BN~~~ g ~ `5Y 8 z~s~ 8 °8 9 °:~~° n _ m m ~ ~~ a ~ m o m _ • it e m I, ~ I l t o S S ~jll II I ~i II IIII ~; III ., III( ~ ~'a a_^ $ ~4 q~:^.ot A~$ _q ` ~" 4r~ CEIYTERP~II`IT X ~ x o STORE NO.. 6039 ~ aq Q~ Q€~~~~ ~ ~ a ~~ zs' O w ~ ~ ~ ~ BOISE, ID ~ ~ a~ 6~ ~~$&F~~ Ixao eEacErv anarcwnrlsulren.SOl EVSRCaEErv, co 804191am.6o.am m ~ ~ [ q4 v m O a `° ~~ Q ~o rn ~ ~ 0 O ~o ~ ~~ O ~ y ~ 3 m ~ O ~~ ~~ n a c r c \fD ~~ ~ a Z • ~ O ~ 00 ~ ~ ' ~ ~ 0 ~ O a ' fD a' ® L7 ~ Ut O o (n ® ~ ~ o ~~~..IIIYYY N N 3~ina3s v. F m 41 n m i I) ~~ i i ~~;~ 'j ii I i i~ i .E i! ~. f t 1 y: ~ i~ ..~~ ~ ~£~ 8 ~~~m~~ D ;~ CARMAX ~~~ ~ ~~~ 8 ii7B $ CONCEPTUAL LANDSCAPE PLAN ~~? $ $ ~a~ i MERIDU\N, ID ~S ~ ~ ~ ~' t 66a ~g; R a CITY OF N~RIDIAN PRE-APPLICATION.MEETING NOTES Project/Subdivision Name: ApplicanasuCor~fact(s): ~ City Staff: ~v e~ I LOCatiOR: nr>FL ~O~~QPinr~.5 ~' ~~ • Comprehensive d'lan Future Land Use M. . Design Guidelines Development Context .. Date: Z-'t.Z tL - _ ~~ G. -Size of Properly: Proposed Use: d~ein«1r, Sa~leS ~ Proposed Zoning, -' Fxisfing Use: vata.r~- Existing Zoning: ~`(a ' Surrounding Uses: , ri~ial a~K-, +^~ cav~vY-eru~.d Street Buffer(s) and/or Land Use Buffer(. ' _ ~ r ~ °~ °i'~~~" Open SpacelAmenitieslPathways: Nsr Access/Stub Streets/Street System: ~ . Sewerlx Water Serve: TopographyMydrology/Floodpialn issues: - Canais/DitcheslfrrigationMazards: History: ~ ~ oy ioiL ; vaR. -o'1-b t'1 Application(s) Required: ^ Administrative Design Review ^ Alternative Compliance ^ Annexation . ^ City Council Review ^ Comprehensive Pian Amendment -Map ^ Comprehensive Pian Amendment-Text ^. Conditional Use Permit• ^ Conditional Use Permit Mod'ficationlTransfer Development Agreement Modification Fmal Pian _ ^ Final Piat Modification ^ PEanned Unit Development ~ Preliminary Plat C.~sscn-y ~"`b"`''a '~~ ^ Private Street ^ Rezone ^ 5hort Plat ^ Time Extension - Counc~ ^ UDCTextAmendment ^ vacation ^ Variance ^ ~ Other . Notes: 1) Applicants are required fn hold a neighborhood meeting in accord with UDC 11-5A-5C prior fo submifhal of an app/icafion requiring a public hearing (except for a vacafion~or short pla fl; and 2) All applicants forpermffs requiring a publx: hearing shall post ffie site with a publrc hearmg~nofic~ in accord with UDC 11-5A-5D.3 (except for UDG text amendments, Comp Plan text amendmens, and vacaffons). The information provided during this meeting is based on current UDC requin3mer>fs and the Comprehensive Plan. Any ~sutisequent changas to the UDC and/or Comp .Plan may affect your submitf~ and/or application. This pre-app!icafiar rneefing shag be valid for four (~j months. Other AgencieslDepartments to Contact: ^ Ada County Highway Distract ^ Nampa Meridian Irrigation District ^ Public Works Department ^ Idaho Transportation Department ~ ^ Semet's Irrigation District _ ^ Building Department ^ Sanitary Services.Company ^ Police Department ~ . ^ Parks Department ^ Central District Health Department ^ Fire Department ~ ^ ~~. CarMax Develop»zer~t Agree~r:e~rt Modifictctio~~ Neighborhood Meeting Sign-In Sheet June 14, 2012 6-7:30 p.m. Hampton Inn 875 S. Allen St., Meridian, Idaho Namc Address . ~ ~~ ~d~ l -~ ~ ~~~ ~.~~ ., ~; ~~~'~ ~/'~, to D G. t/'cp, ~-u r'~-e c~,'r~ ~ 215` G~~rr,~~'- ~.~~.a..~.. ,~.U~~ L/ , r~.f~ 3 COMMITMENT OF PROPERTY POSTING Per Unified Development Code (UDC) 11-SA-SD, the applicant for all applications requiring a public hearing (except for a UDC text amendment, a Comprehensive Plan text amendment and/or vacations) shall post the subject property not less than ten (10) days prior to the hearing. The applicant shall post a copy of the public hearing notice of the application(s) on the property under consideration. The applicant shall submit proof of property posting in the form of a notarized statement and' a photograph of the posting to the City no later than seven (7) days prior to the public hearing attesting to where and when the sign(s) were posted. Unless such Certificate is received by the required date, the hearing will be continued. The sign(s) shall be removed no later than three (3) days after the end of the public hearing for which the sign(s) had been posted. I am aware of the above requirements and will comply with the posting requirements as stated in UDC 11-SA-5. July 6, 2012 Date .-, - ,~~f ~ KITTELSON 8c ASSOCIATES, INC. ~a~ b.t,. ~ TRANSPORTATION ENGINEERING / PLANNING r ° 101 S Capitol Boulevard, Suite 301 , Boise, ID 83702 r, 208.338.2683 208.338.2685 ~~.? MEMORANDUM Date: July 5, 2012 Project#: 12749.0 ro: Doug Russell The Land Group, Inc. From: John Ringert, PE & Brett Korporaal project; CarMax - Kleiner Trust Parcel ~ subject: Trip Generation Comparison INTRODUCTION Per your request, Kittelson & Associates, Inc. (KAI) has evaluated the trip generation of the proposed CarMax to be located on approximately 11 acres in the northwest corner of Fairview Avenue and Venture Street in Meridian, Idaho. The purpose of this evaluation is to compare the trip generation of the proposed automobile dealership with the assumed land-use in the Meridian Town Center Traffic Impact Study conducted for the site, as well as a potential retail use. TRIP GENERATION Site traffic generation is estimated based on the latest edition of the Trip Generation (8th Edition) published by the Institute of Transportation Engineers (ITE) and data provided by CarMax, which is included as Attachment "A." The ITE manual includes nationwide trip generation data for new car dealerships with used car sales, but it does not have a separate data category for used car sales. While data for used car sales is not published, it is our experience that the new car dealership category is commonly accepted for use in estimating trip generation characteristics for used car sales. This is because of the following: • New car dealerships include used car sales • New car dealerships offer automobile repair services to the general, public which typically results in a greater amount of vehicle trips It is our understanding that the proposed CarMax will not provide repair services to the general public. Therefore, the ITE trip generation may be conservatively high because it utilizes the new car dealership data. FILENAME.• H: I PROJFILEIIZ749 -MERIDIAN C4RMAX TRIP GENERATIONI REPORTI FINAL I1Z749 G4R MAX TRIP GEN MEMO- FINAL DOCX CarMax -Kleiner Trust Parcel July 5, 2012 Project #: 12749.0 Page 2 In addition CarMax has provided specific data for a study of trip generation for three CarMax sites in Florida, Tennessee and Texas. The Nashville, Tennessee site is similar in size to the proposed Meridian site; therefore, the trip generation at the Nashville site was compared to the estimated trip generation for the Meridian site based on the ITE manual. Table 1 presents a summary of the site trip generation for the proposed land use of a 44,000 square- foot car dealership. Based on the proposed land use, the site is not projected to generate a significant amount of internal or pass-by trips and therefore all trips are assumed to be new trips to the adjacent roadway system. Table 1 Site Trip Generation for Car Dealership Weekday PM Peak Hour Trips ITE Code land Use Quantity Units Daily Trips In Out Total ITE Trip Generation Estimate 841 Car Dealership 44 ksf 1,465 45 70 115 CorMax Data from similar Site n/a CarMax (1) 44 ksf 1,180 50 45 95 1. Based on CarMax trip generation study, Nashville site, Kimley-Horn & Associates, September 2002 As shown in Table 1, the 44,000 square-foot CarMax car dealership is projected to generate approximately 1,465 vehicles per day (vpd) of which the weekday PM peak hour traffic is 115 vehicles per hour (vph) based on ITE rates. Based on CarMax data it will generate 1,180 vpd of which the weekday PM peak hour is 95 vph. Comparison to Other Potential Land Uses The trip generation estimate for the CarMax dealership was compared to the trip generation for the approved alternative (general office and residential units) that was used in the traffic impact study for the existing Kleiner Trust Site. The ITE trip generation data was also compared to a retail shopping center, which is another allowable use. The typical commercial land-uses surrounding the site are primarily retail with some limited office developments along Eagle Road. Illustrated in Figure 1 is a comparison of the average number of new PM peak hour trips generated per 1,000 square feet for a car dealership, general offices, and a retail shopping center. Kittelson & Associates, Inc. Boise, Idaho CarMax - Kleiner Trust Parcel July 5, 2012 Project >fi: 12749.0 Page 3 Figure 1: ITE Trip Generation Comparison ITE Trip Generation Comparisons N ° q _~ 0 ° 3.5 - ri ~ 3 •Q' 2.5 ~ 2 1.5 ^ New Peak Hour Trips per '0 1 1,000 sgft w 0.5 a ~ 0 a Car General Shopping Z Dealership Office Center Type of Land Use Source: Trip Generation, 8`" Edition, Institute of Transportation Engineers, 2008 As shown in Figure 1, the trip generation rate for a car dealership is higher than a general office but lower than a typical retail shopping center. While the office rate is lower, an office does not require as much parking as a car dealership and will have significantly more square feet of development per acre of land. Similarly, retail uses also have a greater amount of usable square feet per acre than a car dealership. The traffic impact study for this parcel assumed approximately 220,000 square feet of office and 120 multi-family residential units on the 20 acre parcel between Records Avenue and Venture Street. Given that CarMax is proposed to utilize approximately half of the 20 acre site, for comparison purposes, it is assumed that development on this parcel will include approximately 110,000 square- feet of general office space and 60 dwelling units of residential/condos. Similar to the car dealership use, the site is not expected to generate a significant amount of internal trips or pass-by trips from Fairview Avenue and therefore all trips were assumed to be new to the adjacent transportation system. As shown in Table 2, the office and residential uses assumed in the site traffic impact study are projected to generate approximately 1,625 vpd of which the weekday PM peak hour traffic is 245 vph. Table 2 Site Trip Generation for the Approved Alternative Weekday PM Peak Hour Trips ITE Code Land Use Quantity Units Daily Trips In Out Total 710 General Office 110 ksf 1210 35 170 205 230 Residential/Condo 60 DU 415 25 15 40 Total Trips 1,625 60 185 245 Kittelson & Associates, Inc. Boise, Idaho CarMax - Kleiner Trust Parcel July 5, 1012 Project #: 12749.0 Page 4 As shown in Table 2, the general office/residential units land-use generates significantly more PM peak hour trips.. The car dealership will generate approximately 47 percent of the weekday PM peak hour trips as the general office/residential land-use assumed in the original traffic impact study for the site. The daily trips under this scenario are similar to CarMax because office and residential uses generate higher peak hour traffic, but have less activity between the peak hours. This results in the peak hours for the general office and residential uses being much higher than the proposed car dealership, but the daily traffic only being slightly higher. For the second comparison, a typical retail shopping center was assumed which is summarized in Table 3. The site trip generation is based on the 11 acres with a typical 25 percent building coverage which equates to approximately 120,000 square-feet of retail shopping center. For the shopping center, the total trips were reduced by 30 percent to account for pass-by vehicles that are already traveling on Fairview Avenue based on ITE data. It should be noted that the pass-by trips would still impact the site driveways and Venture Street. The retail shopping center site is projected to generate an average daily traffic of 5,350 net new trips of which the weekday PM peak hour traffic is 500 vph. Table 3 Site Trip Generation for Retail Shopping Center Weekday PM Peak Hour Trips ITE Code Land Use Quantity Units Daily Trips In Out Total 820 Shopping Center 120 ksf 7,645 350 365 715 Pass-by Trips(30~) 120 ksf (2,295) (105) (110) (215) Net New Trips 5,350 245 255 500 As shown in Table 3, during the PM peak hour, the shopping center generates approximately 715 total trips and 500 new trips which is over four times the traffic as the proposed CarMax automobile dealership. The proposed CarMax generates approximately 23 percent of the weekday PM peak hour and approximately 27 percent of the daily trips as the site would if developed as a shopping center. CONCLUSION Based on the three alternative land uses, the proposed CarMax will generate significantly less traffic than the other uses included in this evaluation. Following is a summary of the findings based on the ITE trip generation estimates: ^ The car dealership will generate approximately 47 percent of the weekday PM peak hour and trips and 90 percent of the daily trips as the office/residential uses assumed in the original traffic impact study for the site. Kittelson & Associates, Inc. Boise, Idaho CarMax - Kleiner Trust Parcel July 5, 2012 Project >fi: 12749.0 Page 5 ^ The car dealership will generate approximately 23 percent of the weekday PM peak hour net new trips and 27 percent of the daily net new trips as a typical shopping center developed on the same site. We trust that this memorandum adequately addresses your questions regarding trip generation for the proposed site. Please do not hesitate to contact us at 208.338.2683 should you have any questions or comments. Kittelson & Associates, Inc. Boise, Idaho Attachment A CarMax Trip Generation Study Trip Generation Study: Auto Superstores Prepared for: IDI Industrial Developments International Atlanta, GA Prepared by: Kimley-Horn & Associates, Inc. September 2002 015908000 ~ Kimley-Fbm t~ and Associates, tnc. Trip Generation Study TABLE OF CONTENTS Page INTRODUCTION ........................................................................................................................................ l STUDY METHODOLOGY ......................................................................................................................... 2 Trip Generation Study Variables ..................................................................................................... 2 Study Sites ....................................................................................................................................... 2 DATA COLLEC'TION ................................................................................................................................. 3 Trip Generation ................................................................................................................................ 3 DATA ANALYSIS ...................................................................:................................................................... 4 Daily Trip Generation ...................................................................................................................... 4 AM Peak Ilour Trip Generation ...................................................................................................... 4 PM Peak Hour Trip Generation ....................................................................................................... 4 CONCI.USION ............................................................................................................................................ 7 APPENDIX A: Location Maps ................................................................................................................. A-I LIST OF TABLES Table 1: Daily Trip Generation Rates (per 1,000 sq ft) .................................................................... 5 Table 2: AM Peak Hour Trip Generation Rates {per 1,000 sq ft) ..................................................... 5 Table 3: PM Peak Hour Trip Generation Rates (per 1,000 sq ft} .....................................................5 Table 4: Daily Trip Generation Rates (per employee) ...................................................................... 6 Table 5: AM Feak Hour Trip Generation Rates (per employee) ....................................................... 6 Table 6: AM Peak Hour Trip Generation Rates (per employee) ....................................................... 6 Table 7: Trip Generation Rate Comparison ....................................................................................... 7 T:at 59osooo~canna~csrudy Page -i September 2002 ~_~ KknieyHOm ~ _ ane nssoc~etss. Uk. Trip Generation Study INTRODUCTION Kimley-Horn & Associates, Lnc. was retained to conduct this trip generation study for Carrnax Auto Superstores by Industrial Developments International (IDI) at three current store locations. This report summarizes the analysis and findings of the study, and offers an estimate of trip generation rates. It is anticipated that such rates maybe used in the planning and design far future Carmax facilities. Carmax Auto Superstores provide customers with a selection of pre-owned vehicles for purchase or trade-in, and the option to sell a vehicle without making a purchase. A few locations offer new car sales as well. Ir- addition, each store has a service area that handles warranty work, general vehicle maintenance on a limited basis, and reconditioning in preparation for vehicle sales at Carmax Auto Superstores. There are currently 39 Carmax Auto Superstores in I2 states nationwide, ranging from ± 14,000 to + 95,000 square feet. The service centers typically operate from 7:30 AM to 6:00 PM Monday through Friday, and 7:30 AM to 5:30 PM on Saturday. The sales centers are typically open from 10:00 AM to 9:00 PM Monday through Friday, 9:00 AM to 9:00 PM on Saturday, and 12:00 PM to 7:00 PM on Sunday (where allowed by local ordinances). The Institute of Transportation Engineers Trip Generation Manual {6thEdition) provides a land use designation (841) for new car sales. However, due to the fact that pre-owned vehicle sales account for most (if not alt} of the sales at a Carmax Auta Superstore, combined with the unique nature of Carmax Auto Superstores compared with other new and used car dealers, a trip generation study was performed to more accurately determine the trip generation rates for a Carmax Auto Superstore. T:101590800Dlcarma~tady Page 1 September 10112 ©~^ anted ~0.ww~daoes, Inc. Trip Generation Study STUDY METI30DOLOGY This trip generation study used the following methodology: Trio Generation Study Variables The purpose of this study is to develop more accurate trip generation rates for Can~nax Auto Superstores. Trip generation data was averaged to ascertain the actual number of trips. Data was collected for 24 hours for a period covering weekdays and weekends, and was analyzed for daily, AM, and PM peak periods by building square footage and by the number of employees. Study Sites At the time of this study, there were 39 Carmax Auto Superstores in 12 states nationwide. Of these 39 sites, three of distinct size and age were used far data collection and analysis in the study. Descriptions of the three sites are found below; location maps of each site are included in Appendix A. The sites used for data collection and analysis were: • Davie, Florida {# 7108) • Nashville, Tennessee (# 7150) • Plana, Texas (# 7207) Carmax Auto Superstore # 7108 is located in Davie, Florida at 7420 State Road 84. The store is located on the corner of State Road 84 and SW 7151 Terrace, and access to the site is provided from each of the two roads. The main site entrance on State Road 84 allows access far employees, sales customers, and service customers, while the access on 71 S` Street is used primarily for vehicle delivery and distribution. Only pre-owned vehicles are sold at this location. The store is +81,099 squaze feet, has 220 employees, and has been in operation since November 1997. This store differs from the other two analyzed in this study in that it is a "hub" store. A "hub" store handles service and re-conditioning for its location, as well as other "satellite" locations in the area of the "hub". This "hub" location is capable of 24-hour service, meaning that there is often a night shift used for vehicle reconditioning. T.•IQ15908000icarmaxamdy Page 2 September 1002 o-o ~~_~~ ~ and Assodates. Ine. Trip Generation Study Carmax Auto Superstore # 7150 is located in Nashville, Tennessee at 2051 Powell Avenue. Access to the site is provided by a single driveway, shared with the adjacent Home Depot Expo, located on Powell Avenue less than one mile from Interstate 65. This location sells new and pre-owned vehicles and has a full service center for customers and reconditioning. It is designated as a "stand-alone" store, and is +55,558 square feet, employees 187 people, and has been in operation since July 1999. Carmax Auto Superstore # 7207 is located in Plano, Texas at 4448 West Plano Parkway. Access to the site is provided by two driveways, approximately 200 feet apart, along Fulgham Road, just off West Plano Parkway. The northern drive is considered the primary access to the site, and experiences a heavier amount of traffic. Transport vehicles delivering and collecting vehicles for sale primarily use the southern drive. This store is ±14,012 square feet, has 69 employees, and has been in operation since February 2002. This location is a "satellite" store and only offers pre-owned vehicles. DATA COLLECTION Trip Generation Driveway volumes were collected using 24-hour automatic tube counters at all site driveways for each of the three locations used in this study. Volumes were collected for twenty-four (24) hours, for at least seven consecutive days, and were recorded in 15-minute intervals in order to determine daily and peak- hour volumes. Manual driveway counts were performed at each site by Kimley-Horn & Associates staff to verify the count data collected by the tube counters. The dates of data collection are listed below by location. + Davie, FL -Thursday, September 11, 2002 to Thursday, September 18, 2002 • Nashville, TN -Monday, September 9, 2002 to Thursday, September 18, 2002 • Plano, TX -Monday, September 9, 2002 to Friday, September 19, 2002 r.•lots9osooo~n.,aaxsnrdy Page 3 September 1001 ~ Kinley-Flom ~ and Aasociares, Inc. Trip Generation Study DATA ANALYSIS Dailv Tria Generation The daily trip generation rates for each Carmax Auto Superstore location were calculated in two manners. First, by dividing the average weekday (Tuesday, Wednesday, and Thursday) total driveway volumes by the building square footage, and second, by dividing the average weekday (Tuesday, Wednesday, and Thursday) total driveway volumes by the number of employees. In addition, daily volumes from Saturday were also analyzed in the same way to determine a Saturday trip generation rate. Tables 1 and 4 summarize the daily driveway volumes observed at each study site and the resulting trip generation rates. AM Peak Hour Trip Generation Morning peak hour (7:00 AM to 9:00 AM) volumes were analyzed, and an AM Peak hour was determined for weekdays Tuesday, Wednesday, and Thursday. An AM Peak hour trip generation rate was then calculated using two methods. The volumes for the peak hour each day were divided frst by the building square footage, and second, by the number of employees. These results were averaged to obtain a weekday AM Pcak hour trip generation rate. Tables 2 and 5 summarize the AM Peak driveway volumes observed at each study site and the resulting trip generation rates. PM Peak Hour Trip Generation Afternoon peak hour (4:00 AM to 6:00 AM) volumes were analyzed, and a PM Peak hour was determined for weekdays Tuesday, Wednesday, and Thursday. A PM Peak hour trip generation rate was then calculated using two methods. The volumes for the peak hour each day were divided first by the building square footage, and second, by the number of employees. These results were averaged to obtain a weekday PM Peak hour trip generation rate. Tables 3 and 6 summarize the PM Peak driveway volumes observed at each study site and the resulting trip generation rates. T.•10159080001carmaxsnedy Page 4 $eptember2002 ~ Kimley-Horn ~ and Associates. Mc. Trip Generation Study Table '! Daily Trip Generation Rates (per 1,000 square feet) Store Number Store Location Building Size Total Daily Driveway Trip Ends Daily Trip Generation Rate {sq.ft.) Tues. Wed. Thurs Average Sat. Weekday Saturday 7108 Davie, Florida 81,099 2,786 2,380 1,955 2,374 1,704 29.27 21.01 7150 Nashville, TN 55,558 1,490 1,581 1,396 1,489 1,151 26.80 20.71 7207 Plano, Texas 14,Oi2 963 980 932 958 1,391 68.37 99.27 Average Trip Generation Rate: 41.48 47.00 Table 2 AM Peak Hour Trip Generation Rates (per 1,000 square feet} AM Peak Hour Building To#al Peak Hour Driveway Trip Ends Store Rate Total AM Stare Size Number Tues. Wed. Thurs. Average Peak Location (sq. ft.) In/out In/out lnlout In/out In out 7108 Davie, Florida 81,099 30 / 61 80 / 57 35 / 62 48.3 / 60.0 0.60 0.74 1.34 7150 Nashville, TN 55,558 b2 / 28 56 / 24 45 / 25 54.3 / 25.7 0.98 0.4b 1.44 7207 Plano, Texas 14,012 17 / 13 14 / 11 18 / 8 16.3 / 10.7 1.16 0.76 1.92 Average Trip Generation Rate: 0.91 0.65 1.56 Table 3 PM Peak Hour Trip Generation Rates (per 1,000 square feet) PM Peak Hour Building Total Peak Hour Driveway Trip Ends Store Rate Store Size Total PM Number Tues. Wed. Thurs Average Location (sq. ft.) Peak fn/out In/out INaut In/out In Out 7108 Davie, Florida 81,099 198 / 155 114 / 87 98 / 80 136.7 / 107.3 1.69 i.32 3.01 7150 Nashville, TN 55,558 70 / 53 69 / 63 49 / 59 62.7 / 58.3 1.13 1.05 2.18 7207 Plano, Texas 14,012 78 / 46 72 / 36 77 / 24 75.7 / 35.3 5.40 2.52 7.92 Average Trip Generation Rate: 2.74 1.63 437 T.•i0l5908000karmazsRrdy Page S September 20(11 ©! ~ Kimley-Fbm S and Asaoaates, Inc. Trip Generation Study Table 4 Daily Trip Generation Rates (per employee) Store Number Store Location Number of Employees Total Daily Driveway Trip Ends Daily Trip Generation Rate Tues. Wed. Thurs. Average Sat. Weekday Saturday 7108 Davie, FL 220 2,786 2,380 1,955 2,374 1,704 10.79 7.75 7150 Nashville, TN 187 1,490 1,581 1,396 1,489 1,151 7.96 6.16 7207 Plana, TX b9 963 980 932 958 1,391 13.88 20.16 Average Trip Generation Rate: 10.88 11.37 Table 5 AM Peak Hour Trip Generation Rates (per employee) Store Store Number of Total Peak Haur Driveway Trip Ends AM Peak Hour Rate Total AM Number Location Employees Tues. Inlout Wed. In/out Thurs. In/out Average In/out In Out Peak 7108 Davie, FL 220 30 / 6 i 80 / 57 3S / 62 48.3 / 60.0 0.22 0.27 0.49 7150 Nashville, 7'N 187 62 / 28 56 / 24 45 / 25 54.3 / 2~.7 0.29 0.14 0.43 7207 Plano, TX 69 17 / 13 14 / 11 18 / S 163 / 10.7 0.24 0.16 0.40 Average Trip Generation Rate: 0.25 0.19 0.44 Table 6 PM Peak Hour Trip Generation Rates (per employee} PM Peak Hour Total Peak Hour Driveway Trip Ends Store Store Number of Rate Total PM Number Location Employees Tues. Wed. Thurs. Average In Out Peak Inlout INout In/out Inlout 7108 Davie, FL 220 198 / ! 55 114 / 87 98 / 80 136.7 / 107.3 O.b2 0.49 1.11 7150 Nashville, TN 187 70 / 53 69 / 63 49 / 59 62.7 / 58.3 0.34 0.31 0.65 7207 Plano, TX 69 78 / 46 72 / 36 77 / 24 75.7 / 35.3 1.10 0.51 1.61 Average Trip Generation Rate: 0.69 0.44 1.13 T.•1Q159080001carmaxstady Page 6 September 11102 i• tcirmey--~«++ ~r ^ and Associates, Inc. Trip Generation Study CONCLUSION The purpose of this trip generation study was to estimate how much daily and peak hour traffic a proposed Carmax Auto Superstore may generate during a weekday and Saturday period. Since different size stores were studied, the trip generation analysis produced trip rates that can be applied to the store size or to the number of employees. The results of this trip generation study were compared against the trip rates published in the Institute of Transportation Engineers Trip Generation Manual {6r'' Edition). The ITE Manual provides a land use code for New Car Sales (Land use 841). The comparison of TTE rates with the rates found in this study is summarized below in Table 7. Table 7 Trip Generation Rate Comparison Period Based on 1,000 Square Feet Based on Number of Employees KHA Study ITE Manual KHA Study ITE Manual Weekday 41.48 37.50 10.88 21.14 Saturday 47.00 21.03 11.37 10.55 AM Peak Hour 1.56 2.21 0.44 0.67 PM Peak Hour 4.37 2.80 1.13 0.96 From Table 7, the trip rates observed based on square footage from this study are slightly lower than the ITE rates for the weekday and AM peak hour. However, the Saturday and PM peak hour rates observed were noticeably higher than the rates indicated in the ITE Manual. The trip rates based on number of employees were observed to be considerably less than ITE rates when evaluating the weekday period, and similar to TI'E rates when comparing Saturday. It should be noted that this trip generation study utilized a relatively small sample size (3 locations}. T.•10t5908000karMazsiudy Page 7 September 1002 APPENDIX A: Location Maps Figure 1 ~Fti,.. `~-~P3f5i~Ri-~pt~K(~-j2d----~I [~~ ,~,~ae~~~ ,I ..,y ,J-'~ ~ f 1 , ~ F li, ~ '~. ~ ! '~~ jam` :aeti ',! JI~I jI ~c': , ~r~,-~'ri ` ~ y ~` ~ '~ ' . tit j~ ' I'~ ~,-- ~ ;.~I~l ~" ~' -...s~~ ~, ~. yy ~ I ~ _~ ~ ~ t `; ~ ~~~ ~~~'~~' F ~ C1r Msz LoCatiou ~ san«wlo r.n~ -- _ i ~,~.,;.'._ '1 ~ jt . `. y ~ ~j.~ y~,~ ,~ ", ~ ~ ~ ~ i ~' ~ ~ fig, "~`'- ~.. ~ ! 1 ~ ~? ~_ ~~ J t ~c.'_.~'-~r.o ~~~ ice' !ice "'' :... ~~` `8' (f ~~~ I 4~ ~ '~ '~ ~ . 1 `~--~ ' ~i IFFFi r=_~ r ~ ~'~.j?-~ -~' _- ' .NOT TQ ~; A-1 Figure 2 CarMax Auto Superstore #7150- Nashville, Tennesee A-2 A-3 Figure 3 CarMax Auto Superstore #7207- Plano, Texas AFFIDAVIT OF LEGAL INTEREST STATE OF IDAHO ) COUNTY OF A~D(A) L '.J0. ~ ~ `~~~- -~-e ~ n ~r. ~~ k t (~ ~.., ~ / ~/ I~ K~e itiav- ! 'ru rT C ~r.K~ ~~ei~e•-/' uc'~ ~ ?(~ ~~ ~ ~ ~ .b 0 2 ~P ~ ~l (name) (~ddre~s), (city) (state) being first duly sworn upon, oath, depose and say: 1. That I am the record owner of the property described on the attached, and I grant my permission to: / ~ L y car~ax A~~'o~u p.er~ref i2 ~e: c3 ~c ~~l ~t°.Q- ~ee ~ 1 4~'(~t,uad' (name) (address) to submit the accompanying application(s) pertaining to that property. 2. I agree to indemnify, defend and hold the City of Meridian and its employees harmless from any claim or liability resulting from any dispute as to the statements contained herein or as to the ownership of the property which is the subject of the application. I hereby grant permission to City of Meridian staff to enter the subject property for the purpose of site inspections related to processing said application(s). Dated this 3rd day of ~-~c ~ , 20~ (Signature) SUBSCRIBED AND SWORN to before me the day and year first above written. p~ ~ ~~~ ~ } ~ T ~~~~ .~ f~tPJ~ (Notary Public) S, ~ r``rr_ ~i Residing at: ~>'b111.P~~1v 3 533 N ~^' 1 ~~OS'~Ry ay:~ ~% My Commission Expires: ~ Oi ~ ~" a~ s -•" s M~y$ ~VS~~4y f O 1~ra 2' ~ 4'~rr C~ ~,_ . ~ 'IIINN...•~~ ~ _ ~~''~~ 41e g~~ . ~~ 'r1~~~~hn111wA~"~~~\`` AFFIDAVIT OF LEGAL INTEREST STATE OF IDAHO ) COUNTY OF ADA ) ~~u. ~Gle~ w~.,~~ Tvus~'c~ I, t(,1u,~,t,,, Tvus'~ ~ awl ~C,~u4-c,,. '~vust k~l , 7 lnl.c(nav~,~'oy. Sy~„w. ~/~i11a,K . f~v'F' i'SCI? Es (name) (address) IJs..v~ '~~1~. fJ~~~ ~u/k (city) (state) being first duly sworn upon, oath, depose and say: That I am the record owner of the property described on the attached, and I grant my permission to: ~a,r~Nlax ~o ~.pws}wsd 12 k'0o '`~-ckalnoc C~k ~av~l*.wa~. ~-~' C.ya~' , ~~ ~ ~' cln vwov.at V /~ Z.3 Z 3 (name) (address) to submit the accompanying application(s) pertaining to that property. 2. I agree to indemnify, defend and hold the City of Meridian and its employees harmless from any claim or liability resulting from any dispute as to the statements contained herein or as to the ownership of the property which is the subject of the application. 3. I hereby grant permission to City of Meridian staff to enter the subject property for the purpose of site inspections related to processing said application(s). Dated this 3 ~~ day of c~~ , 20 1 ~. ~~ (Signature) SUBSCRIBED AND SWORN to before me the day and year first ab writt n. ~~~ (Notary Publ for.)/I/e~r.~ o~-~ Residing at: ~ ~ ~~ My Commission Expires: _ ~ ~~ ~ CARLOS ENRIQUE ESPANA Notary Public, State of New York Qualified in Queens County Reg. No. OtES6225142 My Commissio~~ Expires 07-19-2014 AFFIDAVIT OF LEGAL INTEREST STATE OF IDAHO ) COUNTY OF ADA ) A / ~ y_ ~ I, IC.~L'~/1L'T' ~~'cJj~ i- ~2v~~ ~Cl~~'n,~r ~,r~~t~ Q~3'~`~ .A.f t~ z~ S~'- (name) (address) i,~~ 1/~ ~'v~ t,~y4 (city) (state) being first duly sworn upon, oath, depose and say: That I am the record owner of the property described on the attached, and I grant my permission to: L~c~/~~v-.u.X ?4~>~U s~ f'r •` S~C 't'.f ! .Z L` V 6 / v G 2 U~ U / '~ 3 ~ (name) (address) to submit the accompanying application(s) pertaining to that property. I agree to indemnify, defend and hold the City of Meridian and its employees harmless from any claim or liability resulting from any dispute as to the statements contained herein or as to the ownership of the property which is the subject of the application. I hereby grant permission to City of Meridian staff to enter the subject property for the purpose of site inspections related to processing said application(s). Dated this ~ r ~ day of ~~/ ~ , 20 / Z (Signature) SUBSCRIBED AND SWORN to before me the day and year first above written. ```~~~tt~t~i~~~~~ ~~~ KPH D~OF ~i~ (Notary Public for~w~3SJ~-~/G ~~ 2 : ~-~ m ; ~ . Residing at: ~i/k /vtl~ V~«1 ~ In/7~ " Q :~ No~Pay m ~ QV~~C ~ p ~ My Commission Expires: ~" Z s' 17- tpJ~.,~ ~. ,214;.•' ~~i~ i~ OF W Pg`~~~~• e+ n d m~ .~ ~. T B f R T Off: np ~~ ~ g rrv 9' ~LG L.. !tt Te _~ @~' r ~ mra .w cn~ an *~ s rt ~~' ~. C C Rwi ~F+ e[- _ ~ O 7 T4 r rrt, lY ~ n a ~ ' ~ r'. a m~ ~r m r m n~ rn re a- mr m+ ~ fF- x/r rt'd 14 rn R tt• ~C+ NI .; ~ A !T ~' ~ a ~e tr, .. ~. Rn to a* r ~1,.~, ~„ ' n ~ `r ~ ~ ' rr v ~ rt ~ [f 4 ~ 6 t r ~ V ° - 1~ li~l'le~~~ ~ L gin" J -. A ~- .r., ' "~ ~Eo _v~w S^ /4 \_ 9 Uo ~ rJ I d N C d d d d b U l ~~ ~~ ' f iF=' T !R T r ~ !fi ~ ~-~ Q e7 ~ ~- !J ¢ ir? os ~ v Q W- CT~H =~ ~['' ~F `(J'_ A!. ~s ucs'. gy " ~. cC. ~ . .~ pp iIIf P1 @ ~ - ~'r lfl [l 1 ~L (1 F ,~ ~ LF p-- [r~ ~~. ~ ct: s* ~~ r r-w ! a rt-~ . F n o Q6 . a= I~ ~ a., R ~. s o .~, ~, ~~_, '~ Ti~_- 4a_AGf RI tn' . .. ~ ~ R • ~ ~~ ..6 L1 ~ ' O ~ O y , L- i ~ _.. i l ~_ 'Q~: C C ,4 y 'T~^ vJ ~;«, ~'Ij ~..'-~, ~~i `1' pry ~ ~~ ~y ~ ~, ; 1 ~' i ~°; ,,~'1 ~ i ~, k ~ U ~ .• ~ app G FY rll I ~ry• ~~ U ~:, ~~ ~~;, ; ` : ;., + ;;: ,`~ :.,; ; ; ~` . , . ~~ ~ ,r ~! :1? ... ~. __ ~ i,4 ..- ~'~yt _mmtrmmmmrtmn ~~~~~~ ¢w w N U a¢ a~ ~ QLL ow Z ~_ ~~ w Ww ~a w ~a ,~ ; o ~~ Y ~_ _1 U O m w_ Q~ w w W U Z O U N Iw Q Z Q OY OV O ~m i~ J ' ~i v ~ zz ~Q 0 w~ pW z~ w ~~ _ =w 0 $~-- C ~ U w i ~ ~ U Z O v w w ;'. W U H Q Z Y U O J Q1 W U d F- '-----'-'--'----'- '-'------.,w~..wW -- ,~~~wH. ___~ ___..---'-'-'------ -._ .a.. Z Q ~ J d i _ , Sa ~ ~ ~ `` -_ ~ ~ ~ ~ ~Fi~ w J W S l _ ' '~ ~' H ~ LL !I ~ f = J~ il~ u~. r ~ ~' +~ O - ~ i ~ ~ O a !I ~ I RiiiiiUlii117rR1.. p1 ~. i~. ~i ~ ' ~ .S~ r~rr N . ~ , _- ~ t i Q II~~II ~ ~ p ~ I l1 p ~ fli 10 ?s ~ IJIIiI~rr~TiZl' ~~, ~~' w 'i~° ~+'~ { k R _ } 9' `^~ ~ . 4 ~ ` °`~s ~`p. ~J fem. f ~ , ,A s ~.J i - r: v ~N ~' i • ~.. ~ ~ ~ql . Y ;~! nti di r h -- u. ...__ - - ~~-- ...~ a EW r+~` . ~' ~ , i _ _ ~P; S ` } i ~ I , ' i4 ' ' ' ,,. ~ ~ ~ r 1 2 re.. ~ ~.__ t _ _ _. - , n~, ,,1 - ~ ,~?gt ,~' " r,. ~ Li~~ , is ~ i ~~ ~ M. 1. ~k"- S ~~ . ~'r~~ _ ~~; x: ~ ,~ n ~ ~. , ~~ ,;_.«~, '~nx~. ~ ~ z z ~ Q 0 W ~ Q W z~ ~_~ ~ ,~ e ~~ :. ~~ ;, ~f ~~i o o - Z ~ ~I r C ~ U AFFIDAVIT OF LEGAL INTEREST STATE OF IDAHO ) COUNTY OF ADA ) ill f~~e~hdy , 7r~.ctf-e.e.. -~ I, Kle~np~ Tull /-~ un~ K(e!/1v..>' l/~if /3, ~Pa 8b~ S~ZBZS.~ a~f~~~ Je (name) (address) iA~A (city) (state) being first duly sworn upon, oath, depose and say: 1. That.L am the. record owner.of,the property described on the.,attached,. and I grant my , permission to: ~. rMG..x .~v~o S„~,~s~'`v,-es ~ 2 goa 7.. ~k~ k oP Creek ~•-y H/es f Co ate, ltiC. _ ~-c ~ilzco nab ~ VA 23138 - (name) (address) to submit the accompanying application(s) pertaining to that property. 2. I agree to indemnify, defend and hold the City of Meridian and its employees harmless from any claim or liability resulting from any dispute as to the statements contained herein or as to the ownership of the property which is the subject of the application. 3. thereby grant permission to City of Meridian staff to enter the subject property for the purpose of site inspections related to processing said application(s). Dated this 1 ~ day of ~`~' / , 20~_ K / ~~ c _ (Signature).. SUBSCRIBED AND SWORN to before me the day and year first above written. ``~~11111111/l/li ``~; SE,pH 0(0~ i~ (Notary Public for-~kejW~$ „~~,~ ~~ ~~• ASS-ON Et'p••. ti ~~i _ ;~~* '9F;~y ~ Residing at: ~e,~~'VLtr wwl .•o m; ~~ m ~ ~ NOTARY i -~ = ~' ~ 3" -~ PUBIaC i ~ ` My Commission Expires: N SS ~: p ,.