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HomeMy WebLinkAboutWNC - Rexburg - Narrative - Rev. 1 - 2024.12.02 1 p:208/319/0771 www.tait.com 815 E. Park Blvd, Ste. 201, Boise, ID 83712 Development Narrative Letter December 2, 2024 City of Rexburg Planning and Zoning Department 35 North 1st East Rexburg, ID 83440 RE: WinCo Foods Land Use Application N. 2nd E. & E. Moody Rd. Rexburg, ID Owner/Applicant: WinCo Foods 650 N. Armstrong Place Boise, ID 83704 208.377.0110 Ronald Schrieber ronald.schrieber@wincofoods.com Civil Engineer: Blaine Womer Civil Engineering 41555 E. Florida Ave, Ste. G Hemet, CA 92544 951.658.1727 Blaine Womer blaine@bawce.com Electrical Engineer: DC Engineering 440 E. Corporate Dr., Ste. 103 Meridian, ID 83642 208.288.2181 bcrabb@dcengineering.net Representative: Tait & Associates 815 E. Park Blvd. Boise, ID 83712 208.319.0771 Susan Dillingham sdillingham@tait.com 2 Overview: The proposed WinCo Foods site is currently agricultural land located at the southeast corner of N. 2nd E. and E. Moody Rd. in Rexburg, ID. According to Madison County Assessor records, the property consists of approximately 24.174 acres and is listed as parcel number RPR6N40E173016; city zoning maps show the acreage in a Community Business Center zone. The owner is listed as Russel and Darla Squires with a secondary owner as Russell Squires Trustee. WinCo Foods proposed site plan, dated 1/11/2024, shows Lot 4 comprised of 11.28 acres being developed with an 84,000 square foot criteria food store. The store would be part of a larger development with Lots 5-7. WinCo’s lot exceeds the minimum five acre requirement per the City of Rexburg Development Code. The proposed WinCo Foods store will be an 84,000 square foot, single-story building with operational hours of 24-hours a day seven days a week. The average WinCo store will employ approximately 150 to 200 people, with roughly 65% full-time and 35% part-time employees. Included in the merchandise offering will be the sale of alcoholic beverages for off-premise consumption. Currently, there are no definitive plans for Lots 5-7. Future development of those lots would need to follow the requirements set forth in the City of Rexburg Development Code for the established zone. Legal Description: Part of the N ½ of the NW ¼ section, TWP, 6N, Range 40 E., B. M. City of Rexburg, Madison County, ID. A full legal description of can be found on page 2 of Forsgren’s Squires Subdivision - Division No. 3 Plat that is included with the application. Zoning: The property is under the authority of the City of Rexburg and is currently zoned Community Business Center, CBC. The city’s Development Code, Chapter 6 – CBC, references Chapter 3 – Standards for All Zones, Table 3.08.020 – Permitted Uses. A grocery store is a permitted use in the CBC zone, without a conditional or special use permit. The site is also in the North Interchange Urban Renewal District. This district is designed to help the city with infrastructure projects such as the new sewer work in this area. The proposed cross-dock facility shown on the site plan would be treated as an accessory use per our Ready Team Meeting with city held on May 2nd, 2024, via Zoom. Access and Circulation: Access to the WinCo Foods store site would be available from two existing roads. These roads are E. Moody Rd. on the north side and N. 2nd E. on the west side of the site. 3 E. Moody Rd. would provide four accesses to the proposed site. The first would provide access via a drive aisle just east of the Wendy’s that aligns with the curb cut/access to Walmart’s fuel center on the north side of the road. The second would be another access that aligns with Walmart’s front drive aisle on the north side of the road that would serve the west end of WinCo Foods parking lot. The third access would provide customers with direct connection to WinCo’s front drive aisle. The fourth access would provide access to the rear of WinCo Foods and be used primarily by delivery trucks. This access would also provide a direct route to the accessory building on the southeast corner of the site. N. 2nd E. will provide two accesses to the WinCo Foods development. The first, primary one, will be just south of Lot 6 and connect to the west end of WinCo’s parking lot. The second, secondary access, will be from the signalized intersection of this road and Stationery Rd. This is south of Lot 7 shown on the C-1 Overall Site Plan. Site: Pedestrian access to the site is provided by 5’-0” sidewalks from E. Moody Rd. to the front sidewalk of the WinCo Foods store and by a pedestrian pathway from the west end of WinCo Foods parking lot to the front entrance of the building. Each location provides landscaping islands or planters to enhance the walkway and highlight the entrance to the property. Delivery facilities, trash compactors, and dry utility equipment have been placed along the east side of the building and screened to buffer the view and meet Chapter 6, Section 6.0 – Standards for All Commercial Zones. Both the truck dock and trash compactor areas are screened by a 6’-0” high concrete screen wall that has horizontal scoring and is painted to match the lower, dark color band of the building. The design of the parking field offers a well circulated layout with multiple entry/exits so as not to cause traffic congestion. Parking stalls are 9’-6” wide by 20’-0” long. A total of 581 parking stalls are provided with 12 accessible stalls included. This exceeds the requirements set forth in Chapter 3, Section 3.4 – Parking and Loading for All Zones in the City of Rexburg Development Code . Code requires non-restaurant, food-uses to provide 3 spaces/1,000 square feet of floor area. Parking for the proposed project is approximately 6.4 spaces/1,000 square feet; this includes the parking for the accessory use building. The Site Photometric Plan, SD4 sheet, included in the submittal package demonstrates that site lighting follows Chapter 3, Section 3.6 – Lighting Standards in that light is designed to safely and adequately illuminate the parking area and building entrance area. 14 bike parking stalls have been provided along the front elevation within the sidewalk area and are within 200’ of the entry/exit doors. Throughout, the site a landscape palette will be designed to offer a well maintained and aesthetically pleasing environment complying with Chapter 3 – 4 Standards for All Zones, Section 3.02.090 – Screening and Landscaping primarily establishes the standards for development . Code requires 10% landscaping for the zoning and 9.28% has been provided. This slight difference allows WinCo Foods to have a more open area along the east and southeast sides of the site to facilitate safe truck maneuvering. These areas are the farthest from the adjacent roadways. Utilities: A WinCo Foods store requires a 3” domestic water service with a 2 ½” meter if available or a 3” meter; an 8” fire line with a minimum residual pressure and flow at the point of entry to the building of 60psi at 1,750 gpm; and a 6” sanitary sewer line. WinCo Foods will have a 3,000 gallon, 3-compartment grease interceptor. Connections to these utilities have been designed as shown on the Infrastructure Plans by Womer Engineering. For dry utilities, WinCo Foods would require a 3” natural gas line with a minimum 2 psi pressure serving the building. For electrical service, a 480-volt/3-phase, 2,000 amp main service would be required. Building: The maximum building height of the proposed WinCo Foods store is 35’-0” above finish floor with the highest point located at the main entry/exit. This height is within the acceptable 65’ limit per Chapter 6 – Commercial Zone, 6.1 - CBC. Rooftop equipment is located toward the center of the 84,000 square foot building and will be painted to match the exterior wall color to assist with minimizing the visual impact. The proposed building materials for WinCo Foods will be a combination of tilt-up concrete panels with exposed aggregate finish, vertical rack finish/scoring, and horizontal scoring, as well as metal panel behind signage, and decorative metal canopies on the front and side elevations. These materials have been used to provide both material and textural transitions along each façade. Along the front façade, there are two decorative benches that flank a raised concrete planter which provide a pedestrian amenity near the entrance to the store. Articulation is provided on each façade with pilasters the provide different color and texture compared to the main body of the building. The proposed color palette has been chosen to be low reflectivity, subtle, neutral, and provide earth tone colors. The entry is clearly identified by a canopy set off by columns and a lighter, horizontal metal panel behind the WinCo Foods signage. Parapet walls have varying heights soften the massing of the building. The front elevation is further broken up by the covered cart storage area. Project Timing: The timeline for this project will be dependent on the timing of entitlement approval. Generally, a WinCo Foods project, once entitled, will be assigned to an architect of record for production of the construction documents for review and approval by the 5 local jurisdiction and subsequent bidding to general contractors. This process , from construction document production to awarding a contract to a general contractor, is anticipated to take 26 - 38 weeks. Once construction is underway, it will typically take 240 – 300 days to complete and turnover to WinCo Foods operations team. Summary: The proposed WinCo Foods store project fits well at this location. It meets the fundamental requirements of the City of Rexburg Development code for Community Business Center zone. Infrastructure and roadways in the area can support the proposed project which will provide jobs and needed products for the surrounding area. We look forward to meeting with the City of Rexburg to further discuss the proposed WinCo Foods. Should you have any questions or need any additional information, please do not hesitate to contact me. Sincerely, Susan Dillingham | TAIT & Associates, Inc. 815 E. Park Blvd., Ste. 201, Boise, ID 83712 Ph: 208-319-0771 sdillingham@tait.com