HomeMy WebLinkAboutPZ - Staff Report for 10-03
City of Meridian | Department Report I. Project Overview
HEARING
DATE:
10/3/2024
TO: Planning & Zoning Commission
FROM: Nick Napoli, Associate Planner
208-884-5533
nnapoli@meridiancity.org
APPLICANT: Connor Lindstrom
SUBJECT: H-2024-0035
Ziggi’s Coffee
LOCATION: 4801 S. Tavistock Avenue, in the North
½ of Section 33, T.3N., ,R.1E. (Parcel
#R3636010020)
I. PROJECT OVERVIEW
A. Summary
Conditional Use Permit to construct and operate an 825 square foot Drive Through Establishment
in the C-N zoning district, by KM Engineering.
B. Issues/Waivers
Staff has concerns with the queuing extending into the private drive aisle during peaks hours and
trash pickup going through the drive through to access the enclosure (preliminary approval was
granted from Republic Services to the applicant).
C. Recommendation
Staff: Approval with conditions.
D. Decision
Select: Pending.
COMMUNITY DEVELOPMENT
DEPARTMENT REPORT
City of Meridian | Department Report II. Community Metrics
II. COMMUNITY METRICS
Table 1: Land Use
Description Details Map Ref.
Existing Land Use(s) Vacant -
Proposed Land Use(s) Restaurant/Drive Through Establishment -
Existing/Proposed Zoning C-N Zoning V.A.2
Future Land Use Designation Mixed Use Neighborhood V.A.3
Table 2: Process Facts
Description Details
Preapplication Meeting date Tuesday, May 14, 2024
Neighborhood Meeting 6/13/2024
Site posting date 9/20/2024
Table 3: Community Metrics
Agency / Element Description / Issue Reference
Ada County Highway District III.D
• Comments Received Yes -
• Commission Action Required No -
• Access Access is proposed off an existing private drive aisle. -
• ITD Comments Received No
Meridian Public Works Wastewater Distance to Mainline: Stubbed to site; Impacts or Concerns:
No
Meridian Public Works Water Distance to Mainline: Stubbed to site; Impacts or Concerns:
No
See City/Agency Comments and Conditions Section for all department/agency comments received or see
the public record (Please insert this link into your preferred browser:
https://weblink.meridiancity.org/WebLink/Browse.aspx?id=356831&dbid=0&repo=MeridianCity).
City of Meridian | Department Report III. Staff Analysis
III. STAFF ANALYSIS
Comprehensive Plan and Unified Development Code (UDC)
A. General Overview
This property is designated as Mixed-Use Neighborhood (MU-N) on the Future Land Use Map
(FLUM). The use of a drive through coffee shop (restaurant) is consistent with the comprehensive
plan for the MU-N designation.
The subject site is among several commercially zoned properties surrounding the intersection of
S. Tavistock Avenue and E. Amity Road. The proposed use of a restaurant with a drive-through
aligns with the desired uses specified within the Mixed-Use Neighborhood designation in the
Comprehensive Plan, as noted above. In conjunction with the already approved daycare
development directly to the southwest and the currently approved and under-construction
commercial, the proposed use satisfies the general Mixed-Use Neighborhood future land use
designation for this area.
A restaurant is a permitted use in the C-N zoning district but the drive through is within 300 feet
of a residential district therefore a conditional use permit is required. The proposed restaurant and
drive through are required to comply with UDC 11-4-3-11 and 11-4-3-49.
Table 4: Project Overview
Description Details
History AZ-15-004 (DA #2015-061375); H-2016-0092 (MDA #2016-119080); H-
2018-0127 (MDA - 2nd Addendum to DA #2019-033207); H-2019-0134
(MDA – 3rd Addendum DA #2020-059662); H-2020-0080 (MDA 4th
Addendum DA 2020-117720); H-2020-0055 Hill’s Century Farm North
No.1 Final Plat
Acreage 0.497 acre
B. Site Development and Use Analysis
1. Proposed Use Analysis (UDC 11-2):
The proposed use of a restaurant and drive-through establishment aligns well with the Mixed-
Use Neighborhood (MU-N) future land use designation, which supports a blend of
residential, commercial, and recreational uses. By offering service options within proximity
to both residential areas and existing commercial developments, this project contributes to the
community’s overall livability and sustainability. Specifically, it adheres to Policy 3.06.02B,
which encourages and supports mixed-use areas that provide the benefits of living, shopping,
dining, and working nearby, thereby reducing vehicle trips. Additionally, the proposal is
consistent with Policy 3.07.02B, which recommends locating smaller-scale, neighborhood-
serving commercial uses in clusters that complement and provide convenient access to nearby
residential areas, while minimizing direct access to major roadways. The establishment's
location adjacent to E. Amity Road and within the Hills Century Farm North and Commercial
subdivisions enhances its accessibility and supports the local commercial landscape, fulfilling
the need for such amenities in the immediate and broader community.
2. 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. Business hours of operation shall be limited from 6:00 a.m. to
10:00 p.m in accord with UDC 11-2B-3B. Staff has reviewed the proposed plans and
building elevations and they comply with the required standards. The hours of operation
City of Meridian | Department Report III. Staff Analysis
proposed by the applicant are 6:00 am to 7:00 pm which complies with the required
standard.
3. Specific Use Standards (UDC 11-4-3):
Drive-Through Establishment UDC 11-4-3-11 and Restaurant UDC 11-4-3-49:
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:
1) Stacking lanes have sufficient capacity to prevent obstruction of driveways, drive
aisles, and the public right-of-way by patrons;
The proposed restaurant features a drive-through lane with space to queue 9 vehicles
along with an escape lane located on the west side of the site, outside of the drive-
through lane. The drive-through itself starts at the south side of the building and exits at
the north side, facing west. The concept plan also shows that the stacking lane is separate
from the drive aisles and parking, however, staff has some concerns about peak hour
stacking as it may back out into the private drive aisle and obstruct traffic impacting
neighboring businesses. Staff recommends the property owner work with the
neighboring property to the west to create shared access between the two properties.
This will allow for additional stacking on site but parking will be reduced. Staff also
recommends that the Applicant install additional signage and parking lot striping to
clearly mark and guide traffic safely throughout the site. Staff has discussed these
modifications but they have elected to move forward with the site plan as submitted.
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 from the circulation lanes for parking, however staff still
has concerns that vehicles could block the main entrance waiting to enter the drive-
through. Further, as demonstrated on the site plan it appears larger vehicles may have
difficulty navigating the turning radius to enter the second stacking lane.
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 on the east side of the building but shall be extended on the south side to
provide clear circulation throughout the entire site.
5) The site should be designed so that the drive-through is visible from a public street for
surveillance purposes.
City of Meridian | Department Report III. Staff Analysis
The drive-through is located starting on the south side of the building and ending on the
north side of the building. The drive-through is visible from E. Amity Road along the east
side of the building for surveillance purposes.
If the requested modifications are made, Staff finds the proposed drive-through
complies 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). If queuing and parking
are shifted as recommended by staff, the parking will move on -site and will still meet UDC
standards. The Applicant did not provide information on how many proposed indoor seats
and patio seats will be provided to accommodate customers.
C. Design Standards Analysis
1. Landscaping (UDC 11-3B):
Comprehensive plan policies related to the landscaping for this project:
- “Require appropriate building design, and landscaping elements to buffer screen,
beautify, and integrate commercial multifamily, and parking lots into existing
neighborhoods.”
- “Require appropriate landscaping, buffers, and noise mitigation with new
development along transportation corridors.”
i. Landscape buffers along streets
A 25-foot wide street buffer is required along E. Amity Road and a 10-foot wide street
buffer is required along S. Tavistock Avenue, an arterial and a local road. These buffers
shall be landscaped per the standards in UDC 11-3B-7C. The proposed landscaping does
not meet the minimum requirements. The landscape buffer along E. Amity Road shall be
revised to extend the landscaping to the curb along the arterial roadway. The applicant is
working with the developer to meet this requirement along Amity Road.
ii. Parking lot landscaping
Landscaping is required to be provided along all parking areas per the standards listed in
UDC 11-3B-8. The proposed landscape plan does not meet the minimum requirements.
The west landscape buffer shall be widened to 7 feet and the parking stall shall be
reduced to 17 feet. An alternative to this is redesigning the site to abut parking with the
adjacent property to the west.
iii. Landscape buffers to adjoining uses
Landscaping is required to meet the standards of UDC 11-3B-9. The landscape plan
should be revised to ensure there is 70% vegetation coverage at maturity.
iv. Storm integration
Storm drainage is required to comply with the standards listed in UDC 11-3A-18.
Drainage swales should not be within the landscape setbacks along E. Amity Road.
v. Pathway landscaping
Landscaping is required to be provided along all pathways per the standards listed in
UDC 11-3B-12C. The proposed landscape plan appears to meet the minimum
requirements.
City of Meridian | Department Report III. Staff Analysis
2. Parking (UDC 11-3C):
i. Nonresidential parking analysis
A minimum of one (1) off-street parking space is required per 250 square feet (s.f.) of
gross floor area. Based on the 825-square-foot restaurant, a minimum of 4 parking spaces
are required. A total of 8 parking spaces are proposed, exceeding UDC standards. As
noted above if the plan is modified as recommended by staff parking may be reduced
further on the site.
ii. Bicycle parking analysis
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 depicted on the plans submitted with this application that meet the requirements.
3. Building Elevations (Comp Plan, Architectural Standards Manual):
Goal 2.09.03A of the Comprehensive Plan highlights establishing distinct, engaging identities
within commercial and mixed-use enters through design standards to integrate commercial,
multifamily, and parking areas with existing neighborhoods. In response, the developer has
submitted conceptual building elevations for the proposed structure as shown in Section
VII.C. Building materials consist of EIFS stucco, brick, standing seam metal panels, parapet
metal wall cap flashing, and glazing.
Staff recommends the incorporation of more fenestration and glazing on the North façade as
this is the primary façade that is visible from E. Amity Road. The proposed conceptual
elevations are not approved. The final design is required to comply with the Architectural
Standards Manual for Commercial Design Guidelines.
D. Transportation Analysis
1. Access (Comp Plan, UDC 11-3A-3, UDC 11-3H-4):
Goal 6.01.02B emphasizes reducing the number of access points onto arterial streets by
utilizing strategies such as cross-access agreements, access management, and the creation of
frontage and backage roads, while also improving connectivity between local and collector
streets. The site plan features a single access point via a private drive aisle located on the
southern part of the site (backage road). This drive aisle connects to S. Tavistock Avenue (a
local street) on the eastern side of the property. Vehicles will enter from the south, with
options to either park in the lot west of the building or continue east to the 12-foot drive-
through lane and pick-up window, exiting back onto the same drive aisle to the south. An
escape lane on the east side of the building shall be extended to the south portion to connect
with the entrance/exit. Direct access from E. Amity Road is not permitted.
Staff has concerns with drive-through queuing extending onto the main drive aisle during
peak hours, which could conflict with other uses in the immediate area (daycare to the west).
Staff recommends the applicant work with the neighboring property to the west to create
shared access between the two properties or redesign the site to allow additional stacking.
Additionally, there is the option to have the escape lane exit back onto the private drive aisle
through the landscape buffer. This could add additional space on the site for queuing.
The Applicant is required to submit a copy of the recorded cross-access/ingress-egress
easement for the adjacent property to the south (parcel #R3636010180) to the Planning
Division along with the future CZC and Design Review Application, in accordance with
UDC 11-3A-3A2.
City of Meridian | Department Report III. City/Agency Comments & Conditions
2. Multiuse Pathways (UDC 11-3A-5):
An existing multi-use pathway exist along E. Amity Road, this shall be preserved and
protected during construction.
3. Sidewalks (UDC 11-3A-17):
The proposed plan includes a pedestrian walkway from the main walkway on the east side of
the building connecting to the outdoor patio 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 both reflect compliance
with this standard – stamped concrete is proposed.
E. Services Analysis
1. Pressurized Irrigation (UDC 11-3A-15):
Underground pressurized irrigation water is required to be provided as set forth in UDC 11 -
3A-15.
2. Storm Drainage (UDC 11-3A-18):
Storm drainage is required to comply with the standards listed in UDC 11-3A-18. Drainage
swales shall not be within the street landscape buffer along E. Amity Road.
3. Utilities (Comp Plan, UDC 11-3A-21):
Both the Plan and the UDC establish policy and regulations for extending and connecting to
City utilities. Goal 3.03.03G of the Plan mandates urban infrastructure be provided for all
new developments, including curb and gutter, sidewalks, water and sewer utilities. All
utilities for the proposed development are required to be installed in accord with the standards
listed in UDC 11-3A-21.
III. CITY/AGENCY COMMENTS & CONDITIONS
A. Meridian Planning Division
1. Future development of this site shall comply with the previous conditions of approval and
terms of AZ-15-004 (DA #2015-061375); H-2016-0092 (MDA #2016-119080); H-2018-
0127 (MDA - 2nd Addendum to DA #2019-033207); H-2019-0134 (MDA – 3rd Addendum
DA #2020-059662); H-2020-0080 (MDA 4th Addendum DA 2020-117720); H-2020-0055
Hill’s Century Farm North No.1 Final Plat and the conditions contained herein.
2. The site plan and/or landscape plan, as applicable, shall be revised with the certificate of
zoning compliance application as follows:
i. The applicant shall revise the plan to create shared access between Lots 1 and 2, Block 1
of Hills Century Farm North Subdivision No.1 (R3636010020 and R3636010040) to
allow for more queuing.
ii. The west landscape buffer shall be widened to 7 feet and the parking stalls shall be
reduced to 17 feet. An alternative to this is redesigning the site to abut parking with the
adjacent property to the west.
iii. The west landscape buffer shall include more vegetation as it currently does not meet
70% vegetation coverage at maturity in accord with UDC 11-3B-5-N
iv. The landscape buffer along Amity Road shall be extended to the curbing in accord with
UDC 11-3B-7.
City of Meridian | Department Report III. City/Agency Comments & Conditions
v. No stacking is allowed in the outside travel lane that serves as an escape lane; depict
signage notifying patrons not to block the escape lane.
vi. Signage shall be installed ahead of the eastern crossing warning drivers to watch out for
pedestrians.
3. Compliance with the standards listed in UDC 11-4-3-49 and 11-4-3-11 is required.
4. Preserve and protect the existing landscaping on the north and east buffers of the site during
construction, per UDC 11-3B-10.
5. Business hours of operation within the C -N District shall be limited from 6:00 a.m. to
10:00 p.m.
6. Provide additional fenestration and glazing on the north façade facing E. Amity Road.
7. A Certificate of Zoning Compliance and Design Review application shall be submitted and
approved for the proposed use prior to submittal of a building permit application. The design
of the site and structure shall comply with the standards listed in UDC 11-3A-19; the design
standards listed in the Architectural Standards Manual and with the Development Agreement.
8. 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.
City of Meridian | Department Report III. City/Agency Comments & Conditions
B. Meridian Public Works
City of Meridian | Department Report III. City/Agency Comments & Conditions
C. Irrigation Districts
1. Boise Project Board of Control
City of Meridian | Department Report III. City/Agency Comments & Conditions
City of Meridian | Department Report IV. Findings
D. Ada County Highway District (ACHD)
IV. FINDINGS
A. Conditional Use (UDC 11-5B-6E)
The commission shall base its determination on the conditional use permit request upon the
following:
City of Meridian | Department Report IV. Findings
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 the site is large enough to accommodate the proposed use and meets all
dimensional and development regulations of the recommended C-N zoning district, if the
applicant shares an access with the adjacent property to allow more queuing on the site.
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 restaurant and drive through use will be harmonious with the
Comprehensive Plan and is consistent with applicable UDC standards with the conditions
noted in Section IV 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.
Staff finds the design, construction, operation and maintenance of the proposed use should 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 the proposed use will not adversely affect other properties in the vicinity if it
complies with the conditions in Section IV of this report.
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.
Staff finds 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.
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.
Staff finds the proposed use will not result in the destruction, loss or damage of any such
features.
9. Additional findings for the alteration or extension of a nonconforming use:
This finding is not applicable.
10. That the proposed nonconforming use does not encourage or set a precedent for additional
nonconforming uses within the area; and,
This finding is not applicable.
City of Meridian | Department Report IV. Action
11. 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.
This finding is not applicable.
IV. ACTION
A. Staff:
(Detailed description of compliance (or not) with adopted standards, codes, and Comprehensi ve
Plan policies, and whether or not the project meets or exceeds minimum code requirements.)
B. Commission:
Pending
C. City Council:
Action Pending.
City of Meridian | Department Report V. Exhibits
V. EXHIBITS
A. Project Area Maps
(link to Project Overview)
1. Aerial
2. Zoning Map
City of Meridian | Department Report V. Exhibits
3. Future Land Use
4. Planned Development Map
City of Meridian | Department Report V. Exhibits
B. Subject Site Photos
City of Meridian | Department Report V. Exhibits
City of Meridian | Department Report V. Exhibits
C. Service Accessibility Report
City of Meridian | Department Report V. Exhibits
D. Site Plan (date: 8/14/2024)
City of Meridian | Department Report V. Exhibits
E. Landscape Plan (date: 8/15/2024)
City of Meridian | Department Report V. Exhibits
F. Building Elevations (date: 7/2/2024)