HomeMy WebLinkAboutPZ - Staff Report for 8-17 STAFF REPORT C�I
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COMMUNITY DEVELOPMENT DEPARTMENT .►A H O
HEARING August 17,2023 Legend ;
DATE:
.'
TO: Planning&Zoning Commission
FROM: Linda Ritter,Associate Planner .
208-884-5533 �  `""
SUBJECT: H-2023-0035—Brid etower
g
Marketplace CUP
LOCATION: 3149 W. Quintale Drive in the NW 1/4 of rr ;
Section 355,Township 4N.,Range 1W.
(Parcel#R1079920481) "
I. PROJECT DESCRIPTION
Conditional Use Permit request to construct a drive through which is part of a mixed-use commercial
retail development project comprised of two single story buildings totaling 12,266 sq. ft. The Conditional
Use Permit is for the building located at 3137 W. Quintale Drive which is approximately 5,826 square feet
and is located within 300 feet of a another drive through and a residential district. The building is located on
approximately 1.62 acres of land in the C-N zoning district.
II. SUMMARY OF REPORT
A. Project Summary
Description Details Page
Acreage 1.62 acres(Conditional Use Permit)
Future Land Use Designation Office
Existing Land Use Vacant/undeveloped
Proposed Land Use(s) Mixed-use commercial retail with a drive-through
Current Zoning Neighborhood Business(C-N)
Physical Features(waterways, None
hazards,flood plain,hillside)
Neighborhood meeting date;#of 6/05/2023;2 attendees and 1 email
attendees:
Page 1
Description Details Page
History(previous approvals) Annexation(AZ-01-003,DA Inst.No. 1 01 1 1 7652);
Preliminary Plat Bridgetower Crossing Subdivision(PP-01-
005);Conditional Use Permit(CUP-01-006),Final Plat(FP-
04-031,DA Inst.No. 100079863);Bridgetower Crossing
Commercial Rezone(RZ-07-022,DA Inst.No. 108059802);
A-2023-0034
B. Community Metrics
Description Details
Ada County Highway
District
• Staff report(yes/no) Yes
• Requires ACHD No
Commission Action
(yes/no)
Traffic Impact Study No
es/no
Access Access is proposed from a shared driveway via Ten Mile Road at the Northern boundary
(Arterial/Collectors/State of the site.
Hwy/Local)(Existing
and Proposed)
Trip Generation See ACHD Staff Roort
C. Project Area Maps
Future Land Use Map Aerial Map
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Page 2
Zoning Map Planned Development Map
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III. APPLICANT INFORMATION
A. Applicant:
Cheri Moore,Eckhardt Properties—22033 Eel Lane, Middleton, ID 83644
B. Owner:
Same as Applicant
C. Agent/Representative:
Same as Applicant
IV. NOTICING
Planning&Zoning City Council
Posting Date Posting Date
Newspaper Notification 7/26/2023
Radius notification mailed to
properties within 500 feet 7/28/2023
Public hearing notice sign posted
8/2/2023
on site
Nextdoor posting 7/31/2023
Page 3
V. COMPREHENSIVE PLAN(HTTPS://WWW.MERIDIANCITY.ORGICOMPPLAN):
Land Use:
This property is designated Office on the Future Land Use Map(FLUM).
The purpose of the Office designation is to ensure that neighborhoods,neighborhood centers, and
commercial developments be both grounded and unique,incorporating features of their surroundings
while offering residents,visitors,and employees distinctive, safe,and inviting environments.
Gathering places should be convenient and integrated,encourage social activity and engagement through
generous and intentional amenities and activation, and be a cornerstone of community pride and timeless
neighborhood value.
COMPREHENSIVE PLAN POLICIES(https://www.meridiancity.o.fg1compplan):
Goals,Objectives, &Action Items: Staff finds the following Comprehensive Plan policies to be
applicable to this application and apply to the proposed use of this property(staff analysis in italics):
• "Plan for an appropriate mix of land uses that ensures connectivity, livability, and economic
vitality."(3.06.02)
The proposed use will contribute to the mix of uses in this area that ensure the livability and
economic vitality of the community.
• "Encourage and support mixed-use areas that provide the benefits of being able to live, shop,
dine,play, and work in close proximity,thereby reducing vehicle trips, and enhancing overall
livability and sustainability."(3.06.02B)
The subject mixed-use area is currently a bustling and diverse community with a range of
amenities, including office buildings and single-family developments. To the north, there are
commercial and office uses, such as a credit union and a multi-use medical building. To the east,
there is a single-family residential area, and to the south, there is a vacant lot that is proposing a
daycare facility.Across Ten Mile Road to the west, new development is emerging,featuring
single-family residences, retail spaces, office buildings, and other types of land use.
The proposed mixedof commercial uses aims to further enhance this vibrant area by introducing
a drive-through option for area residents,particularly those residing in nearby residential
developments. This addition will provide convenience and accessibility to the community,
allowing residents to easily access services and amenities without leaving their vehicles.
Additionally, the new establishment will create job opportunities for nearby residents,
contributing to the local economy and further fostering a sense of community.
Overall, the proposed mixed-use development aligns with the existing character of the area and
complements the surrounding land uses. It aims to meet the needs of the community by offering
convenient services while also contributing to the economic vitality of the neighborhood.
• "Require pedestrian circulation plans to ensure safety and convenient access across large
commercial and mixed-use developments."(3.07.02A).
Along the entire frontage of S. Ten Mile Road, there is an existing 5-foot wide detached sidewalk
within the landscape buffer. The development requires a minimum 5-foot wide sidewalk adjacent
to all commercial buildings and along the main driveways within the site. These sidewalks will
facilitate pedestrian connectivity and easy access throughout the mixed-use development.
Page 4
• "Minimize noise, lighting, and odor disturbances from commercial developments to residential
dwellings by enforcing city code."(5.01.01F)
Operation of the proposed use should comply with City ordinances pertaining to noise, lighting,
and odor disturbances.
VI. STAFF ANALYSIS
A. The Applicant requests approval of a Conditional Use Permit(CUP)to construct a 5,826 square foot
multi-tenant building with a drive-through pick-up window for a restaurant on a 1.62-acre property in the
C-N zoning district.
A restaurant is listed as a principal permitted use in the C-N zoning district per UDC Table 11-213-2,
subject to the specific use standards listed in UDC 11-4-3-49. A drive-through requires approval of a
conditional use permit when it's within 300 feet of another drive-through facility, an existing residence
or a residential district per 11-4-3-11A.1. In this case, one other drive-through establishment exists
within 300 feet of the property—Westmark Credit Union on the lot to the north. There are also existing
residences and a residential district within 300 feet of the property to the east(Bridgetower Crossings
No. 5 Subdivision). As noted above,the City has already approved a certificate of zoning compliance
and administrative design review application for this property. The site design,building elevations, and
proposed uses were found to be in compliance with UDC standards.
B. CONDITIONAL USE PERMIT(CUP)
Conditional use permit for a new 5,826 square foot multi-tenant building with a drive-through for a
restaurant on approximately 1.62 acres of land in the C-N zoning district to allow the requested drive-
through use within 300 feet of another drive-through facility,residential district,and existing residence.
Specific Use Standards(UDC 11-4-3):
The proposed use is subject to the following standards: (Staff's analysis/comments in italic text)
Drive-Through Establishment: The proposed drive-through establishment is subject to the specific use
standards listed in UDC 11-4-3-11,Drive-Through Establishment. All establishments providing drive-
through service are required to identify the stacking lane,menu and speaker location(if applicable), and
window location on the site plan.A menu board location should be depicted on the plans. The site plan
is also required to demonstrate safe pedestrian and vehicular access and circulation on the site and
between adjacent properties. At a minimum,the plan is required to demonstrate compliance with the
following standards:
1) Stacking lanes have sufficient capacity to prevent obstruction of driveways,drive aisles and the public
right-of-way by patrons;
The site layout for the proposed building includes a stacking lane that provides queuing space for up to
5 vehicles, which is located before the drive-through window. The drive-through itself starts at the
northeast side of the building along the private drive and exits at the northwest side onto the private
drive to the north of the property. If there is excessive overflow from the drive-through lane, it will stack
onto the private drive to the north or the commercial drive aisle to the east, rather than spilling onto N.
Ten Mile Road. The concept plan also shows that the stacking lane is separate from the drive aisles and
parking, which allows for easy access to the rest of the development.
2)The stacking lane shall be a separate lane from the circulation lanes needed for access and parking,
except stacking lanes may provide access to designated employee parking.
The stacking lane is a separate lane from the circulation lanes needed for access and parking.
3)The stacking lane shall not be located within ten(10)feet of any residential district or existing
Page 5
residence;
The stacking lane is not located within 10'of any residential district or residence.
4)Any stacking lane greater than one hundred(100) feet in length shall provide for an escape lane; and
The stacking lane exceeds 100'in length and an escape lane is required. An escape lane is proposed
prior to approaching the ordering window and parallels the stacking lane along the north side of the
building.
5)The site should be designed so that the drive-through is visible from a public street for surveillance
purposes.
The drive-through is located starting on the northeast side of the building and ending on the northwest
side of the building. The drive-through is visible from N. Ten Mile Road along the north side of the
building for surveillance purposes.
Based on the above analysis, Staff deems the proposed drive-through is in compliance with the specific
use standards as required.
Restaurant: The proposed use is also subject to the specific use standards listed in UDC 11-4-3-49
Restaurant,which requires at a minimum, one(1)parking space to be provided for every 250 square feet of
gross floor area(see parking analysis below). The proposed multi-tenant building will include space to
accommodate a restaurant and up to two(2)additional tenants upon project completion.
Dimensional Standards(UDC 11-2):
Development of the site shall comply with the dimensional standards of the C-N zoning district in UDC
Table 11-2B-3. Staff has reviewed the proposed plans and building elevations and they comply with the
required standards. A Certificate of Zoning Compliance and Design Review(A-2023-0033)was approved
for this project.
Access(UDC 11-3A-31:
Access is proposed on the site plan from W. Quintale Drive, a private street on the north side of the property,
via the residential arterial road to the west(N. Ten Mile Road). Vehicles will enter the site from the west
and will either park in the lot in front of the building or continue to the east and enter the drive through along
the east side of the property and exit on the north side of the property. There is an escape lane provided just
north of the drive through window that exists the drive aisle to the north. Direct access via S. Ten Mile
Road is prohibited.
Parking(UDC 11-3C):
A minimum of one(1) off-street parking space is required per 500 square feet(s.f.)of gross floor area,
except for the restaurant use which is 250 s.f. as noted above. Based on the 12,266-foot multi-tenant
buildings, a minimum of 25 parking spaces are required, if the building were to develop with other uses other
than a restaurant. To ensure the site can accommodate other restaurant users staff has evaluated the parking
ratio based on the 250 s.f. requirement. If every tenant space in this commercial development were approved
as restaurants the site would need to have a minimum of 49 parking spaces.A total of 67 parking spaces are
proposed, exceeding both UDC standards.
A minimum one(1)bicycle parking space is required to be provided for every 25 vehicle spaces or portion
thereof per UDC 11-3C-6G; bicycle parking facilities are required to comply with the location and design
standards listed in UDC 11-3C-5C.Bicycle parking was reviewed and approved with the plans that were
submitted for the certificate of zoning certification and design review application (A-2023-0034).
Pedestrian Walkways: The proposed plan includes a 5-foot pedestrian walkway along the southern
boundary of the property as mandated by UDC 11-3A-19.B.4. The adjacent property will be required to
building the additional 5 feet and the pathway will be shared and maintained by both properties.
Page 6
Landscaping(UDC 11-3B1:
Street buffer: The 35-foot street landscape buffer along N. Ten Mile Road was constructed with the
improvements for the Bridgetower Crossing Subdivision No. 7. Staff recommends that the existing
landscaping buffers along N. Ten Mile Road remain in place and shall be protected during construction
on the site per UDC 11-3B-10. According to UDC Table 11-2B-3, a 25 foot wide landscaped buffer is
required adjacent to residential uses. The adjacent residential use to the east of the property has already
incorporated a landscape buffer and sidewalk lining the private drive, which provides additional
screening and buffering."Parking lot: Landscaping is required in the parking lot per the standards in
UDC 11-311-8C.1. The applicant added a landscape strip along the west side of the parking lot,in front of
the parking stalls, with a width of 3 to 4 feet. To accommodate the landscape strip, the parking stalls
adjacent to the building can be reduced to 17feet in length and the drive aisles can be reduced to 25 feet
in width (see landscape plan below). The Perimeter landscape planter around the building drive aisles
(north, south, east, and west)should be 5-feet in width. Per UDC 11-313-8C.2d, each interior planter that
serves a double row of parking spaces shall have at least two (2)trees and shall be covered with low
shrubs, lawn, or other vegetative ground cover. Trees shall be centered within the planters and provide
urban canopy. Deciduous urban canopy trees shall be pruned to a minimum height of eight(8) feet above
the adjacent parking areas.
The landscape plan shows two planters that serve a double row of parking stalls in which two trees have
been added per UDC.
Outdoor Lighting(UDC 11-3A-11):
All outdoor lighting is required to comply with the standards listed in UDC 11-3A-11C. Light fixtures that
have a maximum output of 1,800 lumens or more are required to have an opaque top to prevent up-lighting;
the bulb shall not be visible and shall have a full cutoff shield in accord with Figure 1 in UDC 11-3A-11C.
Outdoor lighting was approved with the Certificate of Zoning Compliance and Design Review application
(A-2023-0034).
Mechanical Equipment: All mechanical equipment on the back of the building and outdoor service and
equipment should be incorporated into the overall design of buildings and landscaping so that the visual and
acoustic impacts of these functions are fully contained and out of view from adjacent properties and public
streets as set forth in UDC 11-3A-12. If mechanical equipment is proposed to be roof-mount, all equipment
should be screened and out of view as noted above.
Building Elevations (UDC 11-3A-19 I Architectural Standards Manual):
Conceptual building elevations were submitted for the proposed structure as shown in Section VII.C.
Building materials consist of brick, stucco,metal siding, metal roof canopy, and glazing. Final design was
approved through administrative design review(A-2023-0034).
Certificate of Zoning Compliance(UDC 11-5B-1 :
A Certificate of Zoning Compliance(CZC)was submitted,reviewed and approved administratively(A-
2023-0034).
VII. DECISION
A. Staff:
Staff recommends approval of the Conditional Use Permit per the provisions included in Section IX in
accord with the Findings in Section X.
Page 7
VIII. EXHIBITS
A. Site Plan(date: 6/29/23)
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Page 8
B. Lanscape Plan(date: 3/24/23)
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Page 10
IX. CITY/AGENCY COMMENTS & CONDITIONS
A. PLANNING DIVISION
1. This project is subject to all current City of Meridian ordinances and shall comply with the previous
conditions of approvals associated with this site(AZ-01-003,PP-01-005; CUP-01-006; FP-04-031;
RZ-07-022,DA Inst.No. 108059802; A-2023-0034).
2. All mechanical equipment on the building and outdoor service and equipment should be
incorporated into the overall design of the building and landscaping so that the visual and acoustic
impacts of these functions are fully contained and out of view from adjacent properties and public
streets as set forth in UDC 11-3A-12.
3. A Certificate of Zoning Compliance and Design Review application was submitted and approved for
the proposed use(A-2023-0034). The design of the site and structure complied with the standards
listed in UDC 11-3A-19;the design standards listed in the Architectural Standards Manual.
4. The existing landscaping buffers along N. Ten Mile Road to remain in place and shall be protected
during construction on the site per UDC 11-3B-10.
5. Compliance with the standards listed in UDC 11-4-3-11—Drive-Through Establishment and
standards listed in UDC 11-4-3-49—Restaurant is required.
6. The conditional use permit is valid for a maximum period of two (2)years unless otherwise
approved by the City. During this time,the Applicant shall commence the use as permitted in accord
with the conditions of approval, satisfy the requirements set forth in the conditions of approval,and
acquire building permits and commence construction of permanent footings or structures on or in the
ground as set forth in UDC 11-5B-6.A time extension may be requested as set forth in UDC 11-5B-
6F.
B. PUBLIC WORKS
https://weblink.meridiancity.org/WebLink/Doc View.aspx?id=301912&dbid=0&repo=MeridianCity
Public Works Non-Plat Conditions
https://weblink.meridiancioy.orglWebLinkIDocView.aspx?id=301913&dbid=0&repo=MeridianCitE
C. FIRE DEPARTMENT
No comments were submitted.
D. POLICE DEPARTMENT
No comments were submitted.
E. NAMPA&MERIDIAN IRRIGATION DISTRICT(NMID)
https://weblink.meridiancity.orb/WebLink/Doc View.aspx?id=302780&dbid=0&r0o=MeridianCitX
Page 11
F. ADA COUNTY HIGHWAY DISTRICT(ACHD)
https://weblink.meridianciby.org/WebLink/Doc View.aspx?id=301919&dbid=0&repo=MeridianCity
G. IDAHO TRANSPORTATION DEPARTMENT(ITD)
https:Z1weblink.meridian cituorq/WebLinVDocView.aspx?id=302652&dbid=0&repo=MeridianCity
X. FINDINGS
A. Conditional Use Permit(UDC 11-5B-6E)
The Commission shall base its determination on the Conditional Use Permit requests upon the following:
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.
Staff finds that the subject property is large enough to accommodate the proposed use and dimensional
and development regulations of the C-N district(see Analysis, Section VI for more information).
2. That the proposed use will be harmonious with the Meridian Comprehensive Plan and in accord with the
requirements of this Title.
Staff ,finds the proposed multi-tenant building with a drive-through will be harmonious with the uses
allowed in the Comprehensive Plan and is consistent with applicable UDC standards with the conditions
noted in Section VI of this report.
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.
Stafffinds the design, construction, operation and maintenance of the proposed use will be be
compatible with other uses in the general neighborhood, with the existing and intended character of the
vicinity and will not adversely change the essential character of the area.
4. That the proposed use,if it complies with all conditions of the approval imposed,will not adversely
affect other property in the vicinity.
Staff ,finds that if the applicant complies with the conditions outlined in this report, the proposed use will
not adversely affect other property in the area.
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.
Staff ,finds the proposed use will be served by essential public facilities and services as required.
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.
Stafffinds the proposed use will not create additional costs for public facilities and services and
will not be detrimental to the economic welfare of the community.
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.
Page 12
Staff ,finds the proposed use will not be detrimental to any persons,property or the general welfare by
the reasons noted above.
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. (Ord. 05-1170, 8-30-2005, eff. 9-15-2005).
Staff finds the proposed use will not result in the destruction, loss or damage of any such features.
Page 13