HomeMy WebLinkAboutPZ - Narrative HAWKINS
REVISED October 29, 2024
City of Meridian
Planning Division, Community Development Department
33 E. Broadway Ave.
Meridian, ID 83642
Re: H-2024-0049
Dear City of Meridian Planning division, Planning and Zoning Commission, and City Council:
Hawkins is proposing to develop a quick-tube oil change facility and drive-through coffee shop on a
0.76-acre parcel located on 4300 E Fairview Ave.
The subject parcel is zoned C-G (Genera[Commercial).This zone allows for both proposed uses by
right with approval of a CZC and DES.
A development agreement modification to accommodate the business hours of the proposed coffee
shop. The existing development agreement currently limits the hours of business operation from 7
am to 7 pm. Per the existing DA,the existing bank's ATM drive-through is exempt from these hours of
operation and can be used at any time.The coffee shop user proposes to operate from 5am to 6pm
Monday through Friday and 6am to 6pm on Saturday and Sunday. This allows the coffee shop to
serve customers during the highest demand period of the day,which is 6am to 10am.
The single-building design is unique and allows two community-serving uses to coexist on a single
lot. While access to a single sewer service and single water service necessitate the use of a single
building, the design facilitates access to additional community services while expanding the tax
base within the City. Furthermore, the coffee shop includes a walk-up window, which serves
pedestrians and cyclists who visit the site,as well as customers of the oil change establishment who
could combine two trips into one by visiting the walk-up window.
CUP Findings
The proposed development meets all the dimensional requirements of the CG zone, the proposed
project fits on the site and meets the dimensional requirements of the C-G zone. No variances or
waivers are proposed.
The proposed use is harmonious with the Comprehensive Plan and future land use map, which
designates this site as a Commercial future land use. The Commercial future land use designation
"provide a full range of commercial uses to serve area residents" On a site that is only 3/4-acre,the
development provides two different commercial uses serving residents within the surrounding
community with the potential for trip capture between them.
This use will be compatible with other uses in the neighborhood and will not adversely change the
character of the area. Fairview Avenue is a commercial and high-density residential corridor, with
Boise MX-3 zoning to the east and C-G zoning to the west. Surrounding uses include retail, food
855 West Broad Street, Suite 300, Boise, Idaho 83702-7154 1 208.376.8522 1 hcollc.com
service, banking, and automobile sales. This development will be consistent with the existing
development pattern in the area.
The development will not adversely affect other properties in the vicinity and will comply with the
requirements of 11-4-3-11 (Specific Use Standards for Drive-through Establishments). A sight-
obscuring fence will be provided along the northern property boundary, where the site abuts
residential use. Additional landscaping will be provided along the northern boundary to eliminate
potential impacts on the residential lots to the north.
The development will comply with all applicable regulations of public service providers serving the
site and the surrounding area. The site will not create additional costs for these providers and will
not negatively impact the economic welfare of the community.
The development will not be detrimental to "any persons, property, or the general welfare" due to
excessive traffic, pollution, glare, or any other negative impact.
The development will not negatively impact any important natural, scenic, or historic feature.
Hawkins looks forward to responsibly producing a quality commercial development that will serve
the residents of Meridian and the surrounding communities.Thank you for providing the opportunity
to develop within the City of Merdian.We look forward to your approval of this project.
Sincerely,
Ethan Mansfield
Pre-Development Project Manager
Hawkins Companies
855 West Broad Street, Suite 300, Boise, Idaho 83702-7154 1 208.376.8522 1 hcollc.com