HomeMy WebLinkAboutPZ - Staff Report for 11-21 COMMUNITY DEVELOPMENT C��fEPIDIAN*,,
DEPARTMENT REPORT o a H o
HEARING 11/21/2024 h
Legend
DATE: Project Location
TO: Planning&Zoning Commission :::Area of impact
}= City Limits@
FROM: Nick Napoli,Associate Planner Q analysis
208-884-5533
nnapoli@meridiancity.org -
APPLICANT: Joy Patrick i - __ -
SUBJECT: H-2024-0051
WAFed at Ten Mile
LOCATION: Located at 688 N. Cliff Creek Lane in the,
NE 1/4 of the SE 1/4 of Section 10, T.3N.,
R1W.
I. PROJECT OVERVIEW
A. Summary
A Conditional Use Permit(CUP) is requested for a 2,435 square foot drive drive-through
establishment within 300-feet of another drive-through facility and a residential use. The site
consists of 0.77-acre of land in the C-C zoning district.
B. Recommendation
Staff. Recommend Approval with Conditions
C. Decision
Commission:
City of Meridian I Department Report 1. Project Overview
I1. COMMUNITY METRICS
Table 1: Land Use
Description Details Map Ref.
Existing Land Use(s) Vacant -
Proposed Land Use(s) Financial Institution/Drive Through Establishment -
Existing Zoning C-C(Community Business District) VII.A.2
Proposed Zoning C-C(Community Business District)
Adopted FLUM Designation MU-C(Mixed Use Community) VII.A.3
Proposed FLUM Designation MU-C(Mixed Use Community)
Table 2: Process Facts
Description Details
Preapplication Meeting date 5/28/2024
Neighborhood Meeting 7/25/2024
Site posting date 11/8/2024
Table 3: Community Metrics
Agency/Element Description/Issue Reference
Ada County Highway District iV.0
• Comments Received Yes -
• Commission Action Required No -
• Access N.Ten Mile Road(Arterial) -
ITD Comments Received No Error!
Reference
source not
found.
Meridian Public Works Wastewater Error!
Reference
source not
found.
• Distance to Mainline Available at site
• Impacts or Concerns No
Meridian Public Works Water Error!
Reference
source not
found.
• Distance to Mainline Available at site
• Impacts or Concerns Yes
Note: See section IV. City/Agency Comments&Conditions for comments received or see public record
https://weblink.meridiancity.org/WebLink/Browse.aspx?id=365370&dbid=0&redo=MeridianCitX.
City of Meridian I Department Report II. Community Metrics
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 financial institution and drive-through establishment is consistent with the
plan for MU-C designation.
The subject site is among several commercially zone properties fronting along Ten Mile in the
Mile High Pines Subdivision. The proposed use of a financial institution 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 medical office
directly to the north and the current residential to the west,the proposed use satisfies the general
Mixed-Use Community future land use designation for this area.
A financial institution is a permitted use in the C-C zoning district but the drive through is within
300 feet of a residential district therefore a conditional use permit is required. The proposed
financial institution and drive through are required to comply with UDC 11-4-3-11 and 11-4-3-
17.
Table 4: Pro*ect Overview
Description Details
History H-2020-0099(AZ,PP,CUP),FP-2021-0013,DA Inst#2021-046525
Acreage 0.77 acre
B. History
The subject property is part of the Mile-High Pines Subdivision that was annexed with a concept
plan in 2020. The development agreement associated with the annexation currently governs the
site (DA Inst#2021-046525) and requires future development to be generally consistent with the
approved site/landscape plan. The building elevations are required to be generally consistent with
the approved concept elevations in size, form, scale and roof lines; at a minimum, at least(1) field
material and color that matches the residential portion of the site is required. See below for
analysis on compliance with the existing DA.
C. Site Development and Use Analysis
1. Proposed Use Analysis (UDC 11-2):
The proposed use of a financial institution 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 N. Ten Mile Road and within the Mile-High Pines Subdivision enhances
its accessibility and supports the local commercial landscape, fulfilling the need for such
amenities in the immediate and broader community.
City of Meridian I Department Report III. Staff Analysis
2. Dimensional Standards (UDC 11-2):
Development of the site shall comply with the dimensional standards of the C-C district in
UDC Table 11-213-3. Staff has reviewed the proposed plans and building elevations and they
comply with the required standards.
3. Specific Use Standards (UDC 11-4-3):
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
proposed site plan depicts the stacking lane and service locations.
The site plan is required to demonstrate safe pedestrian and vehicular access and circulation
on the site and between adjacent properties.Pedestrian walkways are depicted on the site
plan that will provide safe pedestrian connectivity to the west and the north from the sidewalk
along N. Ten Mile Road. Vehicular access and circulation is provided on this site and with
adjacent properties that should be safe.
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 stacking lane provides sufficient capacity to prevent obstruction of driveways and drive
aisles by patrons.
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 parking and circulation lanes.
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
An escape lane is depicted on the site plan meeting this requirement.
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 on the west side of the building and is visible from N. Ten Mile
Rd.
Financial Institution: The proposed use is also subject to the specific use standards listed in
UDC 11-4-3-17 for financial institutions,as follows:
The location, access and safety features of all automated teller machines(ATMs)shall
be subject to review and approval by the Meridian Police Department, and in accord
with the standards set forth in section 11-3A-16 of this title. The Police Dept. has
reviewed and approved the proposed site plan.
All ATMs shall be deemed an accessory use to a financial institution.
All approaches and entrances to ATMs should be highly visible and adequately lit so
that people cannot loiter,or enter,without being seen. The addition of security cameras
are highly recommended. One (1)ATM is located in the drive-through on the east side of
City of Meridian I Department Report III. Staff Analysis
the building visible from N. Ten Mile Rd. and one (1) is located on the west side of the
building visible from the parking lot and adjoining businesses. Lighting shall be provided at
both ATM locations. Security cameras should be provided in all ATM locations.
Self-service Uses: Any unattended,self-service uses,including,but not limited to,
laundromats,automatic teller machines(ATMs),vehicle washing facilities,fuel sales
facilities, and storage facilities,shall comply with the following requirements.The
Meridian Police Chief or designee may approve alternative standards where it is
determined that a similar or greater level of security is provided.
Entrance or view of the self-service facility shall be open to the public street or to
adjoining businesses and shall have low impact security lighting. The ATM located on the
west side of the building is visible from the neighboring businesses and residential.; the ATM
located on the east side of the building is visible from N. Ten Mile Rd. Lighting is not
depicted on the elevations and shall be provided with the submittal of certificate of zoning
compliance and design review.
Financial transaction areas shall be oriented to and visible from an area that receives a
high volume of traffic,such as a collector or arterial street. The ATM on the west side of
the building is visible from Ustick Rd., an arterial street; the ATM's located on the east side
of the building are not visible from a collector or arterial street but will be visible from the
driveway along the east side of the property that provides access for the development via N.
Ten Mile Road.
Landscape shrubbery shall be limited to no more than three(3) feet in height between
entrances and financial transaction areas and the public street. The Applicant should
comply with this standard; modifications to the existing street buffer landscaping along N.
Ten Mile Road. may be necessary.
D. Design Standards Analysis
1. Landscaping (UDC 11-3B):
i. Landscape buffers along streets
A 25-foot wide street buffer is required along N. Ten Mile Road, an arterial road. This
landscape buffer shall be landscaped per the standards in UDC 11-3B-7C. The proposed
landscaping does not meet the minimum requirements.Lawn and other grasses shall not
comprise of more the 65 percent of the vegetated coverage. This shall be revised with the
submittal of certificate of zoning compliance and design review.
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 to provide adequate vehicle hang over. Additionally, the northern most
parking stall on the west buffer shall be removed and curbing shall be extended to the
next parking stall.
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
City of Meridian I Department Report III. Staff Analysis
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 N. Ten Mile Road.
v. Pathway landscaping
Landscaping is required to be provided along all pathways per the standards listed in
UDC 11-313-12C. The proposed landscape plan appears to meet the minimum
requirements.
2. Parking (UDC 11-3C):
i. Nonresidential parking analysis
A minimum of one(1) off-street parking space is required per 500 square feet of gross
floor area. Based on the 2,435 square-foot building, a minimum of 5 spaces are required.
A total of 18 parking spaces are proposed exceeding the minimum requirements in the
UDC. However, staff is recommending the removal of one(1)parking stall on the
western buffer as it is encroaching into required open space for the neighboring multi-
family development.
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, stone veneer, aluminum panels with the
appearance of wood,parapet metal wall cap flashing, and glazing.
The conceptual building elevations appear to meet guidelines set forth in the Architectural
Standards Manual. The final design is required to comply with the Architectural Standards
Manual for Commercial Design Guidelines.
E. Transportation Analysis
1. Access (Comp Plan, UDC 11-3A-3, UDC 11-3H-4):
Goal 6.01.0213 focuses on minimizing access points to arterial streets by implementing
strategies like cross-access agreements,access management, and developing frontage and
backage roads,while enhancing connectivity between local and collector streets. The site
plan includes a single access point via a private drive aisle(W. Treva Lane)on the southern
side, along with cross-access to the property to the north. Vehicles will enter from the south,
with parking available on the west side of the building and a drive-through option on the
eastern side. An escape lane is also provided on the east side(along Ten Mile)to meet
regulatory requirements.
2. Sidewalks and Pathways (UDC 11-3A-17):
The proposed plan includes a pedestrian walkway from the main walkway on the north side
of the building connecting to the main entrance on the west side of the building. 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 do not reflect
compliance with this standard and shall be revised with the certificate ofzoning compliance
City of Meridian I Department Report 111. Staff Analysis
and design review.Additionally, staff recommends moving pedestrian connections on the
north portion on the site to the south to better align with the existing sidewalk to the west.
This will reduce the landscaping between the pathway and drive through exit.
F. 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 N. Ten Mile Road.
3. Utilities (Comp Plan, UDC I1-3A-21):
Both the Comp Plan and the UDC outline policies and regulations for extending and
connecting to City utilities. Goal 3.03.03G of the Plan requires that urban infrastructure be
provided for all new developments, including curb and gutter, sidewalks, and water and
sewer utilities. Additionally, all utilities for the proposed development must be installed in
accordance with the standards specified in UDC 11-3A-21.
IV. 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 H-2020-0099(AZ,PP, CUP),FP-2021-0013,DA Inst#2021-046525, 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:
- The west landscape buffer shall be widened to 7 feet and the parking stall shall be
reduced to 17 feet to provide adequate vehicle hangover.
- Revise the eastern landscape buffer to incorporate a variety of vegetation coverage as
lawn and other grasses shall not comprise of more the 65 percent of the vegetated
coverage.
- A tree shall be depicted in the planter island to the northwest of the trash enclosure.
- Delineate the pedestrian connection through the drive aisle with the use of pavers or
stamped and colored concrete.
- Shift the northern pedestrian connection to the south to better align with the existing
pedestrian connection on the western portion of the site.
- Remove the northernmost parking stall on the western landscape buffer and provide
landscaping in lieu of the stall per the recorded development agreement.
3. Compliance with the standards listed in UDC 11-4-3-17 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 11-313-10.
5. The building elevations shall be revised to incorporate additional lighting around the ATM's
for surveillance purposes.
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.
City of Meridian I Department Report IV. City/Agency Comments &Conditions
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.
B. Irrigation Districts
1. Nampa&Meridian Irrigation District
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City of Meridian Department Report IV. City/Agency Comments &Conditions
C. Ada County Highway District(ACHD)
ACHD %N21�aL
mo k4 Coff miwI r r JiRS nil%C6 hYrtbiiOYrcr
ZV& Hint Gbk thorpt C6wmikmo r
Dave MrlSinney,Commb!iwwr
OCtiaber 1,2 4
To-. Joy Patrick
Driftmier Archlteot&
7983 NE Leary Way
Redmond,WA98052
Subject: MER24-DO99 I H-2024-t}d51
688 N Cliff Creek Lane
wAFed at Ton Mile
The Ada County Highway district (ACHD) has reviewed the submitted application For the application
referenced above and has determined that 11119r$are no improvements required to the adjacent street(&}.
The appllearrt shall be required to:
1. Pay a traffic impact fee,if applicable. Forany questions regarding the traffic impactfee please contact
AGHD-s Impact Fee Administrator at imaactreesoachdidaho-or -
2, if applicable,a traffic impact fee shall be assessed by ACHD and will be due prior to the issuance of
a building permit by the lead agency- This is a separate review process and k is the applicant's
responsibility to submit plans directly to ACHD.
3, Paymernl can be accepted over the phone by calling (208)387-6170 or can be&onV delivered to the
following address:
Ada County Highway District
Attn- Dovalopment Services
1301 N Orchard St,Suite 200
Bolse, 10 83 706
Reference the file number above when making the payment
Please note:
o Fees are subject to change if not paid prior to October V
o All card payments are subject to a 3%prooessing fee
All a-check payments are subject to a$1.50 processing fee
4. Submit a driveway approach request fcr any proposed driveways. Driveway approach permits can
be found at:
httas:lIwww.a ohdidaho.orfVhomelshowyu bl isheddor-u menOSM36245965711800000
5. Comply with all,ACHD Policies and ACHD Standard Conditions of Approval for any improvements or
work in the right-of-way.
6. Obtain a permit fcr any work in the right-of-way prior to the construction,repair,or installafion of any
roadway improvaments(curbr gutter, sidewalk, pavement widening,driveways,culverts,a1c-)-
City of Meridian I Department Report IV. City/Agency Comments &Conditions
Standard Conditions of Approval
1, All proposed irrigation facilities shall be located outside of the ACHD right-of-way (Including all
easements). Any existing irrigation facilities shall be relocated outside of the ACHD right-of-way
(including all easements).
2, Private Utilities including sewer or water systems are prohibited frxn being located wlthln the
ACHD right-of-way.
3. In accordance with district policy, T203.3,the applicant may be required to update any existing
non--compliant pedestrian irrmprovementtx abutting the site to meat current Public Right-of-Way
Accessibility Guidelines (PRGINAG) requirements, The aeelicanl's engineer should nroyid
documentation of compliance to District Development Review staff for review,
4. Replace any existing damaged curb, gutter and sidewalk and any that may be damaged during
the construction of the proposed development_ Contact Construction Services at 208-387-6280
(wish file number}for details.
S. A license agreement and compliance with the District's Tree Planter policy is required for all
landscaping proposed within ACHD right-of-way or easement areas_
6, All utility relocalion casts associated with Improving street fronlages abutting the rile shall be
home by the developer_
7. It is the responsibility of the applicant to verify all existing utilities within the right-of-way_ The
applicant at no cost to AC HD shal I repa it existing utilities damaged by 11he applica nt_ The applicant
shall be required to call DIGLINE (1-811-342-1585) at least two full business days prior to
breaking ground wlthln ACHD right-of-way, The applicant shall contact ACHD Traffic Gperatlons
387.6190 in the event any ACHD conduits(spare OF filled)are compromised during any phase of
construction.
a. Utility street cuts in pavement less than Five years old are not allowed unless approved in writing
by the Oistrlct, Conlact the District's Utlllty Coordirialor at 208-387-6258(with file numbers) for
details.
9. All design and construction shall be in accordlance with the ACHa Policy Manual, I5PVVO
Standards and approved supplements, Construction Services procedures and all applicable
ACHD Standards unless specifically wahred herein. An engineer registered In the State of Idaho
steal I prepare and certify all improvement plans,
10_ Construction, use and property development shall be in conformance with all applicable
requirements of ACHD prior to District approval for occupancy.
11. No change in the terms and oonditions of this approval shall be valid unless they are in writing
and signed by the applicant or the applicant's authorized representative and an authorized
representative of ACHID. The burden shall be upon the applicant to obtain written confirmation of
any change from ACHD.
12. If the site plan or use should change in the future,ACHD Planning Review will review the site plan
and may require additional improvements to the transportation system at that time. Any change
in the planned use of the property which is the subject of this appbicatranr shall require the
applicant to comply with ACHD Policy and Standard Conditions of Approval in place at dial time
unless a waivertvariance of the requirements or other legal relief i6 granted by the ACHD
Commission,
V. 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 development and meet all
dimensional and development regulations of the C-C zoning district.
City of Meridian I Department Report V. Findings
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 financial institution with a drive-through 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.
Stafffinds the design, construction, operation and maintenance of the proposed use will 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 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.
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.
Stafffinds 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.
City of Meridian I Department Report V. Findings
VI. ACTION
A. Staff:
Staff recommends approval of the proposed Conditional Use Permit per the provisions included
in Section IV in accord with the Findings in Section V.
B. Commission:
Pending
City of Meridian I Department Report VI. Action
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B. Service Accessibility Report
Overall Score: 38 98th Percentile
Description
■ ■
Lccation In City Limits GREE
Extension Sewer Trunkshed mains r 500 ft. from parcel GREEN
Floodplain Either not within the 100 yrfloodplain or > 2 acres GREEN
Emergency Services Fire Response time < 5 min. GREEN
Emergency Services Police Meets response time goals most of the time GREEN
Pathways Within 1/4 mile of current pathways GREEN
Transit Within 1/4 mile of future transit route YELLMV
Arterial Road Buildout Status Ultimate configuration (#of lanes in master streets GREEN
plan) matches existing {# of lanes)
School Walking Proximity Within 1/2 mile walking GREEN
Either a High School or College within 2 miles OR a
School Drivability Middle or Elementary School within 1 mile driving GREEN
(existing or future)
Either a Regional Park within 1 mile OR a Community
ParkWalkability Park within 1/2 mile OR a Neighborhood Park Wthin GREEN
1/4 mile walking
City of Meridian I Department Report VII. Exhibits
C. Site Plan(date: 9/18/2024)
CITY APPROVAL STAMPS
ORIFTMIER
Rv
LLI
IM
, 2 0
LLI
•��: em —�ate. -- --.. ~ f
SITE PLAN NOTES - 1 a - ; ~I I LL LL
Tr ;
VICNffY MAP SffE PLAN 9 JNA
D. Landscape Plan (date: 8/23/2024)
_:.---------------- --------
----------------
i
I
3 1 �mGTCH V.LVF
MEN LLRBLW TO MLLE*N PNtr_EIL 51ALL ~•O. ] E
REPAIR P—WD WUN PE
_ I
i YGi W"W_RT?Sr
�Qx � oQ I i wru�vnc
_..i' wNLIFF�fi�IN
- nE�ow{o cxa
City of Meridian Department Report VII. Exhibits
E. Building Elevations(date: 9/18/2024)
CITY APPROVAL STAWS
DRIFTNIER
EXT.ELEVATION NOTE5 ` 1 ..,.....
LLI
•�.,�.a.•,~�..e®ww....e ....�....... -�... .,...mom.., m rc
---AIR RARTTIER NOTES 1 FRONT ELEVATION 2 LL =
■ �,m.... F. ov.m..ar,
. 7
7--_-_-
EXT MATERIAL SCHEOIILE ""` DRIVE THRIA CANOPY ELEVATION
CTSY APPROVAL STAi1PS �\
9
Ui
DRIFTMIIER
O J
- � a
=� F
NORTH @EVATM 2 LL LL
Q Q U
1 I m
o
SOLRH ELEVATION 6
City of Meridian Department Report VII. Exhibits