HomeMy WebLinkAboutPZ - Narrative BARGWAUSEN
PROJECT NARRATIVE
WITH CRITERIA RESPONSES
Ten Mile Crossing
Conditional Use Permit
Multi-Tenant Building with Dutch Bros Coffee
NEC - South Ten Mile Road and Cobalt Drive
Meridian, ID 83642
1 D-0802
Prepared by:
Barghausen Consulting Engineers, Inc.
March 27, 2023
Our Job No. 22032
BARGHAUSEN CONSULTING ENGINEERS, INC.
18215 72NDAVENUE SOUTH KENT,WA98032 P)425.251.6222 F)425.251.8782
BRANCHO EEICFS: CHEHALIS,WA KLAMATH FALLS,OR LONG BEACH,CA RICHLAND,WA ROSEVILLE,CA
barghausen.com
Project Overview
The project is seeking Conditional Use Permit Approval for the development of a new 5,825-square-foot
multi-tenant building with drive-through window. The proposed building will include space to accommodate
Dutch Bros Coffee and up to three (3) additional tenants upon project completion. Site improvements will
include dual drive-through lanes, with stacking for up to 27 vehicles, a bypass lane, interior and perimeter
landscaping, and a trash and recycling enclosure. A separate customer walk-up window and outdoor patio
space for Dutch Bros Coffee is proposed at the southeast corner of the building. Surface parking for 34
vehicles is proposed (includes two [2] accessible spaces)to serve all tenants.
The subject property is located within the existing Ten Mile Crossing Development at the northeast
intersection corner of West Cobalt Drive and South Ten Mile Road. The project site consists of one and a
half(1.5)acres of land (65,510 square feet). The property proposes a new access driveway onto Innovation
Lane (Private)that will provide indirect full access onto West Cobalt Drive.
The parcel is currently zoned General Retail and Service Commercial (C-G). This district is intended for
the largest scale and broadest mix of retail, office, service, and light industrial uses. A Design Review
Approval was granted for this use, layout, and design on October 27, 2022.
Site Amenities
A separate covered service window will be offered for walk-up customers on the eastern side of the building
opposite the drive-through service window. It faces the main entrance and sidewalk to the overall
development to attract the attention of nearby pedestrians. A canopy awning over the service window
provides shade and weather protection when customers are ordering. A bench will be provided under the
canopy for seating options. Bicycle racks are provided within the large patio space. In addition, a shade
tree and well-designed landscaping will be provided to create beautiful scenery.
An ADA path will connect to the main sidewalk and will include clearly marked crosswalks to cross the
entrance and exit of the drive-through lanes.
Queuing and Stacking
Approximately 540 feet of stacking space is available behind the drive-through window to provide queuing
for up to 27 vehicles. Dutch Bros Coffee will implement a runner system at the proposed facility that is
designed to increase speed and efficiency in serving drive-through customers. Dutch Bros Coffee
employees travel from vehicle to vehicle to greet customers and take orders. These "runners" utilize a
handheld device to transmit customers'orders to the multiple drink stations inside the building. Additionally,
runners will charge individuals while in line, so by the time they arrive at the service window, they may pick
up their order and be on their way. This system decreases wait times, while allowing the runners to have
a more personal face-to-face interaction with customers.
The drive-through will not include any speaker boxes. All customer orders are taken in person either at the
window or with a runner that carries a handheld device to transmit orders to the kitchen. This ordering
process minimizes noise impacts and decreases the amount of vehicle idling at menu boards that are
common at traditional drive-through facilities.
Operational Measures
Dutch Bros Coffee is proposing an extensive directional sign package that will direct customers throughout
the site. In addition, the layout of the site was designed to create the best possible flow and the maximum
queuing possible to reduce spillover onto neighboring properties or the public roads.
All staff are required to attend a monthly shop meeting to discuss traffic plans in detail. In addition, the staff
will gather before each shift to ensure the traffic strategy is set.
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Approximately three (3) or four (4) staff will be dedicated to the parking area throughout the day to take
orders and receive payments. In addition, one(1)person's sole responsibility will be traffic control. Tactics
will include instructing all vehicles to pull forward as close as possible to utilize the maximum queuing
available, directing cars into the waiting area or the escape lane if needed, and ensuring no cars are
blocking the road or areas they are not allowed to block.
These measures, in addition to implementing the runner system described above, will reduce customers
time at the window to 30 to 45 seconds. If customers are taking longer than that timeframe, the drink
runners will bring drinks to the customers in line behind the window to allow those customers to exit via the
bypass lane. This means customers are not required to reach the drive-through window to receive their
order and exit the site. These measures significantly minimize the potential for queuing spillover outside
the dedicated drive-through lanes.
The typical hours of operation are 5 a.m. to 11 p.m. each day of the week. The facility may operate 24
hours on a permanent or seasonal basis in the future.
Architecture
The proposed building is visually interesting and will be constructed with a variety of high-quality building
materials and painted with simple, bold colors. Vertical and horizontal fagade breaks, building massing,
and modulation have all been incorporated into the design of the building. Canopy awnings are provided
over all entrances and service doors, including a large canopy awning over the customer walk-up service
window providing weather protection. The building features modulation with a tower element, building wall
articulation, and building materials that are aesthetic and compatible with other newer developments in the
community.
Signs and Lighting
Signs proposed for use at the project site will conform to the City of Meridian Zoning Code. Signs proposed
to be installed at the project site include wall signs, menu signs, drive-through, parking lot, and directional
signs. Signs will be constructed with high-quality materials and properly installed under separate permits.
Site lighting will be provided at the project site for the safety and security of all customers, pedestrians, and
employees. Outdoor lighting and illumination at the site will include parking lot security lighting and
pedestrian scale lighting within the patio space and along the pedestrian pathway. Exterior building lighting
will be installed on the building fagade. The drive-through area will be provided with security lighting. All
lights will include shields to direct light toward the project site and keep glare away from the adjacent land
uses and rights-of-way.
Findings of Fact for Justification of the Request
A Conditional Use Permit is required to accommodate the drive-through use due to the site being nearby
residential development. The City's Unified Land Development Code Section 11-513-6 requires the approval
of a Conditional Use Permit be based on nine(9)findings. The proposed Dutch Bros Coffee, drive-through
use meets the nine (9)findings as shown below:
1. 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.
Response: The site is 33,043 square feet (0.76 acres). The lot size will accommodate the
multi-tenant building with a drive-through use. The configuration with landscaping, parking,
and building size meets the City's dimensional and development regulation requirements.
These regulations were reviewed with the October 27, 2022 approval of the Design Review
Board.
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2. That the proposed use will be harmonious with the Meridian Comprehensive Plan and in accord
with the requirements of this title.
Response: The subject parcel has a future land use designation of Commercial. The City's
Comprehensive Plan describes one of the desired uses in the Commercial designation as
restaurants. The proposed multi-tenant building with drive-through restaurant is harmonious
with the Commercial future land use designation and the City's Comprehensive Plan. The
project satisfies the following specific goals and policies in the Comprehensive Plan:
• 2.09.03B - Promote Ten Mile, Downtown, and The Village as centers of activity and
growth.
• 3.02.01 E-Phase-in developments in accordance with their connection to the municipal
sewer and water system and the provision of other necessary infrastructure and
services.
• 3.03.01 E - Encourage infill development.
• 3.03.03A - Ensure development is connected to City of Meridian water and sanitary
sewer systems and the extension to and through said developments are constructed
in conformance with the City of Meridian Water and Sewer System Master Plans in
effect at the time of development.
• 3.03.03D - Require all development to be consistent with Future Land Use Map
designations for the property.
• 3.06.00 - Ensure a variety and balance of land uses within the Area of City Impact.
• 3.06.02C - Encourage the development of supportive commercial near employment
areas.
3. 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.
Response: The site is located within a commercial corridor and is surrounded by General
Retail and Service zoning to the north, east, and south. To the west(across Ten Mile Road)is
designated as Community Business District. These commercial zoning districts are compatible
with a drive-through use and will not change the character of the area. The drive-through
restaurant will be a service to support the surrounding commercial establishments and their
patrons.
4. That the proposed use, if it complies with all conditions of the approval imposed, will not adversely
affect other property in the vicinity.
Response: The proposed use will not adversely affect the other properties within the vicinity.
Dutch Bros Coffee has been working closely with the City during the Pre-application Meetings
and Design Review process to implement design recommendations that contribute to a quality
project for the City of Meridian and the surrounding uses.
5. 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.
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Response: Water and sewer service are readily available to the site and the adequacy of City
service was reviewed with the Design Review Board. The board deemed that the site meets
all necessary requirements of the essential public facilities and services.
6. 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.
Response: The project will not result in an increased need for public facilities and services
beyond the typical level of service provided for a project of this scale. Utility service upgrades
are not required or anticipated to complete the project. The proposed use primarily attracts
pass-by traffic that already exists within the rights-of-way. No additional roadway
improvements are proposed or required to serve the use.
7. 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.
Response: The site will operate as a traditional drive-through restaurant and anticipates
general commercial business impacts. The site will not generate traffic, noise, smoke, fumes,
or odors beyond that which already exists within the surrounding uses.
8. 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.
Response: The site is currently a vacant pad within a larger commercial development. There
are not any trees or scenic landscaping existing on the site. Adverse impacts are not
anticipated.
9. Additional findings for the alteration or extension of a nonconforming use:
a. That the proposed nonconforming use does not encourage or set a precedent for additional
nonconforming uses within the area.
Response: Not applicable to this site or use.
b. That the proposed nonconforming use is developed to a similar or greater level of
conformity with the development standards as set forth in this title as compared to the level
of development of the surrounding properties.
Response: Not applicable to this site or use.
Conclusion
The proposed building will support and amplify the goals of the Ten Mile Crossing Development. Dutch
Bros Coffee recognizes the unique nature of the property and will provide a building with site features that
are pedestrian-friendly and connected to the rest of the development. The goal of the proposed design
was to complement the Ten Mile Crossing through enhancement and creation of an interesting and
aesthetically pleasing environment. The proposed building will be of high-quality and appropriate character
with a variety of expression and creativity. Dutch Bros Coffee is an upbeat company that strives to give
back to the community and creates a positive experience for their customers and will be an asset to the
development. The above narrative demonstrates how the proposal will increase the overall quality of the
project site and positively impact the citizens and businesses of the surrounding community.
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