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Home My WebLink AboutPZ - Narrative km E N G I N E E R I N G July 17,2024 Project No.: 24-103 Mr. Bill Parsons Planning Supervisor Community Development Department 33 E. Broadway Ave. Meridian, ID 83642 RE: Ziggi's Coffee—4801 S Tavistock Ave, Meridian,ID Conditional Use Dear Mr. Parsons, On behalf of Meridian Land Group LLC and Watson Land Holdings LLC.,we are pleased to apply for a Conditional Use for Ziggi's Coffee to operate a drive-through and walk-up coffee shop at the southwest corner of S.Tavistock Ave and E.Amity Rd. Site and Background Information The subject property is located within Meridian City Limits at 4801 S.Tavistock Ave, identified as parcel number R3636010020, and is approximately 0.497-acres.The zoning designation for the property is C-N (Neighborhood Business District). It is adjacent to undeveloped properties to the west,south and east,all of which are zoned C-N within the City of Meridian. To the north across Amity Rd, is a senior living center in the City of Meridian's R-8 i i 1 - .�III11110"_ i7 43°3332.10"N llfi°2fi'42.72"L'J 5725 North Discovery Way • Boise, Idaho 83713 • 208.639.6939 • kmengllp.com District,and an agricultural field zoned RUT in Unincorporated Ada County.The subject property is also designated by Meridian's Future Land Use Map as Mixed-Use Neighborhood(MU-N). In 2014,the property was included in an annexation and zoning approval for Hill's Century Farm Subdivision. Various development agreement modifications have taken place over the years,and several final plats have been signed.The subject property is defined as Lot 1, Block 1 of Hills Century Farm North No. 1 Subdivision. Through the platting of this subdivision,any new access to Tavistock Rd and Amity Rd was prohibited, requiring access to come from a private road along the southern lot line. Both drinking water and sewer lines are available to the lot from the City of Meridian.The utility easement in which the lines run is located within the private road to the south of the lot. Proposed Development The proposed Ziggi's Coffee will provide not just coffee, but other --- --- --- --- - ------------- :- --------- - - = =-- ---------- = - refreshing drinks as well as quick - -- - - -» -- -- -- - - -- - - - eats and treats.With the ability to i alb i s � serve both drive-through and 1r } walk-up customers,Ziggi's will be a benefit to their adjacent residential and commercial neighbors,as well as the other residential subdivisions in the area. As called out in Meridian's Comprehensive Plan,coffee shopsi are a sample use for properties ; with the Mixed-Use Neighborhood Future Land Use Map designation 1 ___1_____ like this property contains. The building will encompass --; approximately 825 sq.ft.with a -_-- --i_-!-_____ .- paved patio to allow for walk-up A s. - -- - - - ordering and sitting opportunities. _ ___ -- G' Operating hours are proposed to be 6 AM to 7PM,7 days a week, which complies with Meridian City Code's Table 11-213-3.Surrounding the building to the south,east,and north is a 22'wide drive-through which is made up of a bypass lane,drive through lane,and a queuing lane. Nearer the entrance to the property,the queuing lane allows for double stacking of vehicles. From access into the site,to the drive-through window,a total of 13 vehicles can que in the drive-through. During busier days and times,a Ziggi's attendant will be available to take orders from vehicles earlier in the que to allow for a smoother flow. The parking plan has been designed in accordance with City Code and to facilitate efficient and safe pedestrian and vehicular circulation.Our proposal includes 7 standard parking stalls for employees and customers,as well as 1 ADA parking space with a striped loading area to ensure accessibility. City of Meridian Ziggi's Coffee 4801 S.Tavistock PAGE 12 The proposed site plan has been designed to comply with the dimensional standards for the C-N zone. We propose a full 34'wide access approach to the private road for ingress and egress. From there,a 25'wide drive aisle is proposed west of the building and drive-through access.The 25'wide drive aisle will allow for two-way traffic. A paved pathway is proposed to span from the building to the proposed 5' wide sidewalk along the private road.This will allow pedestrian connectivity within the development and beyond to Tavistock Ave and Amity Rd. Specific Use Standards The coffee shop proposed is considered a restaurant with a drive through establishment.As mentioned previously the property is within the Neighborhood Business(C-N)zoning district.A restaurant is designated a permitted use in the C-N District as outlined in the City of Meridian's"Allowed Uses in the Commercial Districts"table 11-213-2. A drive-through establishment is designated as an accessory use in the C-N District unless the drive-through is located within 300'of a residential district,which then pushes the need for conditional use approval. Given that the properties to the north across Amity Rd.are zoned residential,a conditional use approval is required. Specific use standards for a drive-through establishment found in 11-4-3-11 are incorporated into the site plan. The plan shows how Ziggi's Coffee has been designed to ensure safe pedestrian and vehicular access/circulation on the site.Stacking lanes,the menu reader board and speaker location,as well as the window location have all been shown on the site plan as required in the specific use standards for drive-throughs. As mentioned previously,the stacking lane provides sufficient capacity for 13 total vehicles. An escape lane was provided to prevent obstructions since the stacking lane will be greater than 100' in length,and it is not located within 10' of any residential district orexisting residence.The drive-through location provides plenty ofvisibilityfrom public streets for surveillance purposes. Drive-through establishments are required to have a 6'sight obscuring fence when a staking lane or window location adjoins a residential district or an existing residence.While the property to the north is within a residential district, it is located across Amity Rd. which is within an approximately 87' ROW width and is designated as an arterial roadway. Due to this natural roadway barrier,the landscape buffer with plantings that will be included along the northern property line, and the already existing landscaping in place on the property across the road, we believe that the stacking lane and window are not adjoining a residential district or residence.Therefore,the sight-obscuring fence standard is not applicable. The only specific use standards for restaurants, as found in 11-4-3-49, requires that a minimum of 1 parking space is provided for every 250 sq.ft.of gross floor area. Based on the 825 sq.ft.building that's proposed,only 3.3 parking spaces are required.As shown in the included site plan and as noted previously in this narrative, 7 standard parking spaces and 1 ADA parking space will be provided. Landscape Plan The enclosed landscape plan details the proposed perimeter and site landscaping. Landscaping buffers along Amity Rd to the north,Tavistock Ave to the east, and the Private Road along the southern property boundary have been included.These buffers include a mixture of deciduous trees, shrubs, grasses, and perennials. The parking area has also been landscaped from the adjacent property to the west with the use of deciduous trees and grasses.Internal landscaping around the building includes various grasses,shrubs,and perennials.9 existing trees along Amity Rd and Tavistock Ave are to remain and will be protected during construction. Building Elevations Elevations for the proposed Ziggi's building are enclosed.The proposed building has been designed to integrate with and complement existing developments in the area while supporting Meridian's Architectural Standards Manual. City of Meridian Ziggi's Coffee 4801 S.Tavistock PAGE 13 Proposed building materials include stucco veneer, brick, metal parapet caps, and metal - i - ------ -------F T-' + awnings. Modulation and articulation are proposed on all , fagades. As depicted in the attached elevations, the color E SOUTk EiEVATION AST ELEVATION scheme will include various browns, tans, and other warm earth tones.The elevations have also been designed to match the other previously constructed and approved commercial buildings m in the development. NORTH ELEVATION ELEVATION Conclusion With the conditional use proposal discussed herein, we believe that this Ziggi's Coffee will complement surrounding residential and commercial uses, is consistent with the City's goals for this area, and will provide a convenient and accessible service in this part of Meridian. If you have questions or require further information to process the application,feel free to contact me. Sincerely, KM Engineering,LLP Connor Lindstrom,CFM Senior Land Planner cc:Xsite Real Estate City of Meridian Ziggi's Coffee 4801 S.Tavistock PAGE 14