HomeMy WebLinkAboutPZ - Staff Report for 11-16 STAFF REPORT E COMMUNITY
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COMMUNITY DEVELOPMENT DEPARTMENT
HEARING November 16, 2023 Legend -►�
DATE: r Project Location
TO: Planning&Zoning Commission
FROM: Stacy Hersh,Associate Planner
208-884-5533
SUBJECT: Chick-fil-A at Ten Mile CUP
H-2023-0054
LOCATION: 501, 567,and 609 S.Innovation Lane in
the W 1/2 of the Northwest 1/4 of SectionI
14, Township 3N.,Range 1W. (Parcel
#R8483120120,R8483120040, '
R8483120060)
I. PROJECT DESCRIPTION
Conditional Use Permit request for a new approximate 5,872-square foot Chick-fil-A including a dual drive-
thru,full fire escape lane,and two exterior drive-thru canopies located within 300 feet of an existing drive-
through facility,residential district, and existing residence, on approximately 2.36 acres of land in the C-G
zoning district.
II. SUMMARY OF REPORT
A. Project Summary
Description Details Page
Acreage 2.36 acres(Conditional Use Permit)
Future Land Use Designation Commercial
Existing Land Use Vacant/undeveloped
Proposed Land Use(s) Chick-fil-A(restaurant with a drive-through)
Current Zoning C-G
Physical Features(waterways, None
hazards,flood plain,hillside)
Neighborhood meeting date;#of 6/30/2023
attendees:
Description Details Page
History(previous approvals) H-2020-0074 MDA, PP,RZ(DA#2021-089157);FP-2022-
0009;PS A-2022-0188.
Pagel
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 S.Innovation Lane(private street)via S.Vanguard Way at the
(Arterial/Collectors/State South boundary of the site.
Hwy/Local)(Existing
and Proposed)
C. Project Area Maps
Future Land Use Map Aerial Map
Legend 0 Legend ..
Project Location Project Location .
� High`D'ensity
Residential
MU-Res
ommercial � -_
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MU-Com Med-High'
Density —
Residential
High Density r- -- `.
Employment
-MU'N~ Mined Employment- - } ��
Page 2
Zoning Map Planned Development Map
Li
Legend 0 Legend - 0
FOProject Location RUT Project Location
C-C City Limits
C-G
R-40 C-G —Planned Parcels " '"
R-40 R-40
RUT C-G
TN-C
TN-C TN-R
R-15 C-C C=G
R-8
M-E C-C
H-E H-E R1 '0 0 0
❑ o
R1 M-E RUT
III. APPLICANT INFORMATION
A. Applicant:
Kevin Watson,4G Development and Consulting,Inc.—P.O. Box 270571, San Diego, CA 92198
B. Owner:
Sabrina Wright,Chick-fil-A— 105 Progress, Irvine, CA 92198
C. Agent/Representative:
Same as Applicant
IV. NOTICING
Planning& Zoning
Posting Date
Newspaper Notification
Radius notification mailed to
properties within 500 feet 10/27/2023
Public hearing notice sign posted
11/6/2023
on site
Nextdoor posting 10/27/2023
V. COMPREHENSIVE PLAN(HTTPS://WWW.MERIDIANCITY.ORGICOMPPLAI�:
Land Use:
This property is designated Commercial within the Ten Mile Interchange Specific Area Plan on the
Future Land Use Map (FLUM).
The purpose of the Commerical designation will provide a full range of commercial uses to serve area
residents and visitors. Desired uses may include retail,restaurants,personal and professional services,
and office uses,as well as appropriate public and quasi-public uses. Multi-family residential may be
Page 3
allowed in some cases,but should be careful to promote a high quality of life through thoughtful site
design, connectivity, and amenities.
The subject site is one of multiple commercially zoned and designated properties that surround the
intersection of Ten Mile, Franklin, and the I-84 Interchange. There is a multitude of commercial uses
existing and under construction with more to come as this area continues to develop. The proposed use
of a restaurant with a drive-through is a desired use outlined within the Commercial designation in the
Comprehensive Plan, as noted above. The proposed use, in conjunction with the already approved or
constructed uses, satisfies the general Commercial future land use designation for this area. Stafffinds
the proposed project is generally consistent with the Comprehensive Plan.
COMPREHENSIVE PLAN POLICIES(https://www.meridiancity.or /comp-plan):
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):
• "Require all new and reconstructed parking lots to provide landscaping in internal islands and along
streets."(2.01.04B)
All parking lot landscaping is required to comply with the standards listed in UDC 11-3B-8C.
• "Permit new development only where urban services can be reasonably provided at the time of final
approval and development is contiguous to the City."(3.01.01F)
City water and sewer service stubs have been provided to this site with the development of the
subdivision.
• "Plan for a variety of commercial and retail opportunities within the Area of City Impact."(3.05.01J)
The proposed drive-through restaurant will contribute to the variety of uses and fast food options in
the Ten Mile Interchange Area of the City.
• "Require pedestrian circulation plans to ensure safety and convenient access across large
commercial and mixed-use developments."(3.07.02A).
A 10 foot wide pathway is proposed to be constructed within the buffer area along the entire
frontage of S. Ten Mile Road, as part of the final plat site improvements approved for TM Center
Subdivision No. 1. Additionally, the Applicant is proposing a 5-foot wide pedestrian walkway
extending from the main sidewalk along S. Vanguard Way located on the southern boundary of
the site. The pedestrian facility provides a connection passing through the drive-through lanes
to the front entrance of the building.
• "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. CONDITIONAL USE PERMIT(CUP)
Conditional use permit for a new 5,872-square foot Chick-fil-A restaurant including a dual drive-thru,
full fire escape lane, and two exterior drive-thru canopies on approximately 2.36 acres of land in the C-G
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):
Page 4
The proposed use is subject to the following standards: (Staffs 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. 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:Staff recommends signage be
installed ahead of each crossing warning drivers to watch out for pedestrians(north &South). Staff
finds that the parking stalls to the north or south should be restricted for employee parking only to
maximize pedestrian safety. Additionally,Staff recommends that the Applicant incorporate a
pedestrian walkway from the easternmost parking area, through the middle of the parking lot, leading
to the front of the building to facilitate safe pedestrian access (see figure below).
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1) Stacking lanes have sufficient capacity to prevent obstruction of driveways, drive aisles, and the
public right-of-way by patrons;
The proposed site layout for the restaurant includes a dual drive-through lane with space to queue 37
vehicles and a third fire escape lane provided on the outside of the entire length of the drive-through.
The drive-through itself starts at the north side of the building and exits at the south side,facing S.
Innovation Lane. However, Staff has some safety concerns regarding the entry to the drive-through from
the north.At the entrance of the drive-through, vehicles will be entering/exiting the drive-through while
vehicles are attempting to park or back out of the parking stalls along the northern boundary. Staff
recommends that the entry/exit on the north should be designated as"entrance only"for the drive-
through to clearly mark and direct traffic flow. Further, staff recommends that the Applicant install
additional signage andparking lot striping to clearly mark and guide traffic safely throughout the site.
Chick-fil-A operations utilize a drive-through system featuring a door with a built-in pickup window.
Additionally, employees serve customers as food runners within designated areas in or around the drive-
through lanes. Customers have multiple options for placing orders in the drive-through. They can
Page 5
either use digital menu boards with speakers or directly engage with employees equipped with handheld
computer pads and portable receipt printers. Employees are equipped to take all methods of payment in
the drive-through area. Once the order is placed using one of the above methods, the customer will
proceed to move forward in the queue approaching the order pick-up area at the end of the drive-
through. At this point, an employee will then hand or a runner will deliver the customer their order to
their vehicle and direct cars safely through the drive-through exit.
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 lanes are separate lanes 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
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 at
the entrance on the northwest side of the building(see site plan).
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 north side of the building and ending on the south side of the
building. The drive-through is visible from S. Ten Mile Road along the west 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 restaurant will include 90 indoor seats and 32
patio seats to accommodate customers.
Dimensional Standards (UDC 11-2):
Development of the site shall comply with the dimensional standards of the C-G zoning district in UDC
Table 11-2B-3. Staff has reviewed the proposed plans and building elevations and they comply with the
required standards. The building is currently located on multiple property lines. Staff recommends that the
Applicant submit a property boundary adjustment to combine all three properties into one property
(parcels#R8483120120,R8483120040,R8483120060)prior to submitting for a Certificate of Zoning
Compliance(CZC).
Access(UDC 11-3A-3):
The site plan includes three access points from S. Innovation Lane, a private street located on the eastern side
og the property. Vehicles accessing the site can do so from the northeast, east, or southeast and have the
option to park in the lot in front of building or proceed northwest to one of the first two inner 10'drive-
through lanes. These lanes are equipped with menu boards for ordering and allow for exiting back to the
drive aisle in the southeast direction. The third lane,farthest from the building, serves as an escape lane,
leading to the drive aisle along the south side of the building. To improve traffic flow and minimize
confusion, it is recommended that the first entrance%xit at the NEC should be an "entrance only"as
mentioned previouslyNote: While Staff recommends approval of three drive-through lanes for this project
to accommodate the volume of business that Chick-fil-A generates, Commission ultimately has the
authority to determine whether it is appropriate for this project.
Page 6
Parking(UDC 11-3C):
A minimum of one(1) off-street parking space is required per 250 square feet(s.f.) of gross floor area. Based
on the 5,872-square-foot restaurant, a minimum of 23 parking spaces are required. A total of 97 parking
spaces are proposed, exceeding UDC standards.
A minimum of one(1)bicycle parking space must 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 is shown on the plans submitted with this application that meet
the requirements. A detail of the bicycle racks shall be provided on the landscape plan submitted with the
future Certificate of Zoning Compliance and Design Review Application.
Pedestrian Walkways(UDC 11-3A-19):
The proposed plan includes a pedestrian walkway from the main walkway along S. Vanguard Way
connecting to the south side of the building across the drive-through lanes. Where pedestrian walkways cross
vehicular driving surfaces,they're required to be distinguished from the vehicular driving surface through
the use of pavers, colored or scored concrete, or bricks as set forth in UDC 11-3A-19B.4. The site/landscape
plan submitted with the Certificate of Zoning Compliance application should reflect compliance with this
standard—the proposed striping of the crosswalk is not an approved material and should be revised to
comply with this standard
Landscaping(UDC 11-3B):
Street buffer: The street buffer along S. Ten Mile Road and S. Vanguard Way was constructed with the
improvements for the Ten Mile Creek Subdivision No. 1 for the common area site improvements. The buffer
along S. Ten Mile Road is required to be 35 feet wide as part of the entryway corridor in accordance with
UDC 11-3B-7C.f. The buffer appears to be 35 feet in width, which includes the 10 foot wide pathway and
the additional street buffer that was constructed with the subdivision improvements.Moreover, the
landscape plan is missing the planting detail and the landscape calculations table. Staff recommends that
the Applicant depict the 35 foot wide landscape buffer,planting detail, and calculation table on the plans
submitted with the CZC application.
Parking lot: Landscaping is required in the parking lot per the standards in UDC 11-313-8C.1. Each interior
planter that serves a single row of parking spaces shall be landscaped with at least one (1)tree and shall be
covered with low shrubs, lawn, or other vegetative ground cover. 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.
Evergreen trees and class III trees are prohibited in interior planters. Several planters within the parking
lot that are missing trees and a planter is missing adjacent to the trash enclosure. Additionally,it appears
that a section of the central landscape island that runs along Innovation Lane does not look to meet the 5-
foot width requirement. Staff recommends increaseing the size of the planter island adjacent to
Innovation Lane by removing a parking stall and adding the required trees in accordance with UDC H-
3B-8. As part of the CZC submittal for the building, the Applicant should address the absence of the
required trees(approximately 4 trees)from the planters. furthermore, an additional planter should be
added adjacent to the trash enclosure in accordance with UDC 11-3B-8(see figure below).
Page 7
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Outdoor Lighting(UDC 11-3A-11):
All outdoor lighting is required to comply with the standards listed in UDC 11-3A-I IC. 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.
Details of the lighting were provided that demonstrate compliance with the standards listed in UDC H-
3A-11.
Mechanical Equipment(UDC 11-3A-12):
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 stucco,parapet metal wall coping,thin brick,metal awnings, and glazing.
The proposed conceptual elevations are not approved.The conceptual elevations should incorporate a
more pronounced parapet change to enhance the design on the west-facing side along S. Ten Mile
Road,in contrast to the current proposal. Final design is required to comply with the adopted TM
Crossing Design Guidelines.
Page 8
Certificate of Zoning Compliance(UDC 11-5B-1):
A Certificate of Zoning Compliance(CZC) is required to be submitted for approval of the site and building
design prior to submittal of building permit applications.
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 9
VIII. EXHIBITS
A. Site Plan(date: 9/27/2023)
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B. Lanscape Plan(date: 9/25/23)
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C. Chick-fil-A Proposed Elevations
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Page 12
IX. CITY/AGENCY COMMENTS & CONDITIONS
A. PLANNING DIVISION
Conditional Use Permit:
1. Future development of this site shall comply with the previous conditions of approval and terms of
the existing Development Agreement and the conditions contained herein[H-2020-0074 MDA. PP.
RZ(DA#2021-089157);FP-2022-0009;PS A-2022-01881.
2. The site landscape plans shall be revised as follows:
a. All mechanical equipment on the back of the building and outdoor service and equipment areas
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.
b. Additional signage and parking lot striping is required throughout the site to efficiently and
adequately direct patrons to the menu boards and throughout the site with minimal conflict.
c. The entry/exit on the north side of the site shall be designated as"entrance only"for the drive-
through to provide clear direction and control traffic flow.
d. Add an additional planter adjacent to the trash enclosure in accordance with UDC 11-3B-8
e. Revise the section of the central landscape island that runs along Innovation Lane to meet the 5-
foot width requirement in accordance with UDC 11-313-8.
e. Depict the 35-foot wide landscape buffer,planting detail, and tree calculation table on the plans
submitted with the CZC application in accordance with I I-3B-7.
f. Revise the plans to expand the size of the planter island adjacent to Innovation Lane by
removing a parking stall and adding the required trees, including the required trees missing form
the parking lot planters in accordance with UDC 11-3B-8.
g. Incorporate a pedestrian walkway from the easternmost parking area,through the middle of the
parking lot,leading to the front of the building to facilitate safe pedestrian access. The
pedestrian walkways from the perimeter sidewalk to the main building entrance shall be
distinguished from the vehicular driving surface through the use of pavers,colored or scored
concrete, or bricks as set forth in UDC 11-3A-1913.4b.
3. The existing landscaping buffers along S. Ten Mile Road and S. Vanguard Way remain in place and
shall be protected during construction on the site per UDC 11-3B-10.
4. Compliance with the standards listed in UDC 11-4-3-I1—Drive-Through Establishment and
standards listed in UDC 11-4-3-49—Restaurant is required.
5. Direct access via S. Ten Mile Road is prohibited.
6. Submit a property boundary adjustment to combine all three properties into one property(parcels
#R8483120120,R8483120040,R8483120060)prior to submitting for a Certificate of Zoning
Compliance (CZC).
7. The conceptual elevations shall incorporate a more pronounced parapet change to enhance the
design on the west-facing side along S. Ten Mile Road,in contrast to the current proposal. Final
design is required to comply with the adopted TM Crossing Design Guidelines.
Page 13
8. A Certificate of Zoning Compliance application shall be submitted and approved for the proposed
use prior to submittal of a building permit application. Compliance with the TM Crossing Design
Guidelines are required.
9. 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:llweblink.meridiancily.org/WebLink/DocView.aspx?id=309068&dbid=0&repo=MeridianCity
C. FIRE DEPARTMENT
A full fire plan review will be required to be completed prio to construction.
D. POLICE DEPARTMENT
No comments were submitted.
E. IDAHO DEPARTMENT OF ENVIRONMENTAL QUALITY
https:llweblink.meridiancily.orglWebLinkIDocView.aspx?id=309566&dbid=0&repo=MeridianCity
F. NAMPA&MERIDIAN IRRIGATION DISTRICT(NMID)
No comments were submitted.
G. ADA COUNTY HIGHWAY DISTRICT(ACHD)
https:llweblink.meridianciU.ore/WebLink/DocView.aspx?id=310947&dbid=0&r0o=MeridianCitX
H. IDAHO TRANSPORTATION DEPARTMENT(ITD)
https://weblink.meridiancity.org/WebLink/DocView.aspx?id=309479&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-G 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.
Stafffinds the proposed restaurant 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 IX of this report.
Page 14
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.
Staff finds 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.
Stafffinds 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.
Stafffinds 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.
Stafffinds 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).
Stafffinds the proposed use will not result in the destruction, loss or damage of any such features.
Page 15