Loading...
HomeMy WebLinkAboutPZ - Staff Report for 10-17 City of Meridian | Department Report I. Project Overview HEARING DATE: 10/17/2024 TO: Planning & Zoning Commission FROM: Nick Napoli, Associate Planner 208-884-5533 nnapoli@meridiancity.org APPLICANT: Connor Candrian SUBJECT: H-2024-0044 McDonalds at Firenze Plaza LOCATION: Located at 3058 E. Amity Road, in the North ½ of Section 3, T.1N, R.29E. (Parcel #R2833250020) I. PROJECT OVERVIEW A. Summary Conditional Use Permit to construct and operate a 4,507 square foot restaurant with accessory drive-through in the C-C zoning district, by Kimley Horn. Note: A restaurant is a permitted use. The conditional use permit is required because the prosed drive-through is within 300 feet of another drive-through. B. Issues/Waivers This application has received a significant amount of public testimony in opposition of the project. 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 Land - Proposed Land Use(s) Restaurant w/ drive-through - Existing/Proposed Zoning C-C V.A.2 Future Land Use Designation Mixed-use Community (MU-C) V.A.3 Table 2: Process Facts Description Details Preapplication Meeting date 4/30/2024 Neighborhood Meeting 8/8/2024 Site posting date 10/5/2024 Table 3: Community Metrics Agency / Element Description / Issue Reference Ada County Highway District III.C • Comments Received Yes - • Commission Action Required No - • Access Private Drive Aisle via S. Cubola Ave (Local Street) - ITD Comments Received No - Meridian Public Works Wastewater III.B • Distance to Mainline Available at site • Impacts or Concerns No Meridian Public Works Water III.B • Distance to Mainline Available at site • Impacts or Concerns No Note: See section III. City/Agency Comments & Conditions for comments received or see the public record: (Public record link). 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 Community (MU-C) on the Future Land Use Map (FLUM). The use of a drive through restaurant is consistent with the comprehensive plan for the MU-C designation. The subject site is among several commercially zoned properties surrounding the intersection of S. Eagle Road and E. Amity Road. The proposed use of a restaurant with a drive-through aligns with the desired uses specified within the Mixed-use Community designation in the Comprehensive Plan, as noted above. In conjunction with the already approved development directly to the north and west, the proposed use satisfies the general Mixed-Use Community future land use designation for this area. In 2016, the development agreement approved with the annexation of the property showed a drive through on this site. Table 4: Project Overview Description Details History AZ, CPAM, PP (H-2016-0102); DA Instr. #2017-041827; FP (2019-0067); ALT (A-2022-0086) Physical Features Tenmile Feeder Canal Acreage 0.98 of an 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 Community (MU-C) 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 within the Firenze Plaza Subdivision 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 hall comply with the dimensional standards of the C-C 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 proposed hours of operation are 5:00 am to 12:00 am which is in compliance with the C-C zoning district. Since the property does not directly abut a residential district (intersected by S. Cubola Ave) the hours are not restricted. 3. Specific Use Standards (UDC 11-4-3): Drive-Through Establishment UDC 11-4-3-11 and Restaurant UDC 11-4-3-49: 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 City of Meridian | Department Report III. Staff Analysis 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 the eastern crossing warning drivers to watch out for pedestrians. 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 two drive-through lanes that merge into one with space to queue a total of 16 vehicles along with an escape lane located on the south side of the site, outside of the drive-through lane. The drive-through itself starts at the west side of the building and exits at the east side. 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. Staff recommends that the Applicant install additional signage and parking lot striping to clearly mark and guide traffic safely throughout the site. Staff has some concerns about peak hour stacking as it may back out into the private drive aisle during hours that may impact neighboring businesses. However, Staff has worked with the applicant to look at data from McDonald's drive-throughs during peak hours and it has alleviated some of staff concerns. The applicant provided data discussing peak hour traffic for a McDonalds in Meridian as well as explaining that 100-feet between the order kiosk and pick up window is the most efficient layout for McDonalds. If needed, McDonalds will direct patrons to park in parking stalls to prevent stacking from extending beyond the means of their site. 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. However, the applicant is proposing to use the escape lane as a one-way drive aisle for egress from the site. While this is not the intent of the escape lane, staff finds it to be adequate for site circulation. 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 south side of the building (see site plan). However, the applicant is proposing to use the escape lane as a one-way drive aisle for egress from the site. While this is not the intent of the escape lane, staff finds it to be adequate for site circulation. 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 west side of the building and ending on the east side of the building. The drive-through is visible from E. Amity Road along the south side of the building for surveillance purposes. Based on the above analysis, Staff deems the proposed drive-through complies with the specific use standards as required. City of Meridian | Department Report III. Staff Analysis 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 applicant is proposing 21 parking stalls exceeding the 18 that are required. C. Design Standards Analysis 1. Landscaping (UDC 11-3B): 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. Cubola Avenue, an arterial and a local road. These buffers shall be landscaped per the standards in UDC 11-3B-7C. The proposed landscaping was installed with the final plat for Firenze Plaza. The combination of the existing and proposed landscaping exceeds the minimum requirements. 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 landscape plan should be revised to include a tree in every planter island, if this is not feasible due to utility easements, alternative compliance shall be applied for with the certificate of zoning compliance submittal. Additionally, the pathway along the east portion of the building extending north shall be landscaped 3 feet on the west side and 5 feet of the east side. iii. Landscape buffers to adjoining uses Landscaping is required to meet the standards of UDC 11-3B-9. The landscape plan meets the minimum requirements. 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. 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 4,507-square-foot restaurant, a minimum of 18 parking spaces are required. A total of 21 parking spaces are proposed, exceeding UDC standards. 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, standing seam metal panels, wood paneling, and glazing. City of Meridian | Department Report III. Staff Analysis Staff recommends the incorporation of additional fenestration, banding, or glazing on the South façade as this is the primary façade that is visible from E. Amity Road. The architectural standards require an average of 40% fenestration on applicable facades in Mixed-Use Areas. Additionally, staff recommends the use of materials (brick, stone wainscot, etc.) from the surrounding development as required in the development agreement. The proposed conceptual elevations are not approved. The final design is required to comply with the Architectural Standards Manual for Commercial Design Guidelines and shall integrate with the surrounding development. 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 two access points via a private drive aisle located on the northern part of the site (backage road). This drive aisle connects to E. Cubola Avenue (a local street) on the western side of the property. Vehicles will enter from the north, with options to either park in the lot north or west of the building or continue south to the 12-foot drive-through lane and pick-up window, exiting back onto the northern drive aisle. An escape lane on the south side merges into the exit drive aisle to the east. Direct access from E. Amity Road is not permitted. The Applicant is required to submit a copy of the recorded cross- access/ingress-egress easement for the adjacent property to the east (parcel #R2833250040) to the Planning Division along with the future CZC and Design Review Application, in accordance with UDC 11-3A-3A2. 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 store front 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 shall be revised to reflect compliance with this standard. The connection through the drive aisle shall be delineated from the driving surface through pavers, colored or scored concrete. E. Services Analysis 1. Waterways (Comp Plan, UDC 11-3A-6): The Ten-mile Feeder Canal has been piped and runs along the southern boundary of the site. No additional improvements are required with this application. 2. Pressurized Irrigation (UDC 11-3A-15): Underground pressurized irrigation water is required to be provided as set forth in UDC 11- 3A-15. 3. 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. City of Meridian | Department Report III. City/Agency Comments & Conditions 4. 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, CPAM, PP (H-2016-0102); DA Instr. #2017-041827; FP (2019-0067); ALT (A- 2022-0086); 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. Provide a tree in the planter island to the east of the trash enclosure or apply for alternative compliance with the submittal of the certificate of zoning compliance and design review. ii. Provide 3 feet of landscaping on the west side and 5 feet on the east side of the pathway on the east side of the building to match the landscaping within the development. iii. Pave the drive aisle to the east that the escape lane exits onto that is owned by Albertsons (Parcel #R2833250040). iv. Delineate the pedestrian connection through the drive aisle with the use of pavers or stamped and colored concrete. 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. The building elevations shall be revised to incorporate additional fenestration, banding, or glazing on the South façade to meet the 40% fenestration requirement in the architectural standards manual. Additionally, the use of materials (brick, stone wainscot, etc.) from the surrounding development shall be incorporated into the design to provide consistency with the surrounding buildings. 5. Preserve and protect the existing landscaping on the south and west buffers of the site during construction, per UDC 11-3B-10. 6. 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. 7. 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 City of Meridian | Department Report III. City/Agency Comments & Conditions City of Meridian | Department Report III. City/Agency Comments & Conditions C. Ada County Highway District (ACHD) City of Meridian | Department Report IV. Findings IV. FINDINGS A. Conditional Use (UDC 11-5B-6E) The commission shall base its determination on the conditional use permit request 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 the site is large enough to accommodate the proposed use and meets all dimensional and development regulations of the recommended C-C zoning district. City of Meridian | Department Report IV. Action 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. 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 City of Meridian | Department Report IV. Action A. Staff: Staff recommends approval of the proposed CUP application and finds it in conformance with the Comprehensive Plan, UDC with the conditions included in Section IV. and Findings in V. B. Commission: 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 C. Service Accessibility Report City of Meridian | Department Report V. Exhibits D. Site Plan (date: 7/15/2024) City of Meridian | Department Report V. Exhibits E. Landscape Plan (date: 8/19/2024) City of Meridian | Department Report V. Exhibits F. Building Elevations (date: 6/28/2024)