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PZ - Staff ReportUna Mas Drive-Through – CUP H-2015-0020 PAGE 1 STAFF REPORT Hearing Date: December 3, 2015 TO: Planning & Zoning Commission FROM: Sonya Watters, Associate City Planner 208-884-5533 SUBJECT: H-2015-0020 – Una Mas Drive-Through - CUP I. SUMMARY DESCRIPTION OF APPLICANT’S REQUEST The applicant, NeuDesign Architecture, has applied for a conditional use permit (CUP) for a drive- through establishment within 300 feet of another drive-through establishment in a C-G zoning district. See Section IX Analysis for more information. II. SUMMARY RECOMMENDATION Staff recommends denial of the proposed CUP based on the Findings of Fact and Conclusions of Law in Exhibit B of the Staff Report. III. PROPOSED MOTION Denial After considering all staff, applicant and public testimony, I move to deny File Number H-2015-0020 as presented in the staff report for the hearing date of December 3, 2015. I further move to direct Staff to prepare an appropriate findings document to be considered at the next Planning and Zoning Commission hearing on December 17, 2015. Approval I move to direct Staff to prepare a report for approval that will be considered at the next Planning and Zoning Commission hearing on December 17, 2015. Continuance I move to continue File Number H-2015-0020 to the hearing date of (insert continued hearing date here) for the following reason(s): (You should state specific reason(s) for continuance.) IV. APPLICATION AND PROPERTY FACTS A. Site Address/Location: The subject property is located at 3490 E. Tecate Lane, in the NW ¼ of Section 4, Township 3 North, Range 1 East B. Owner(s): Una Mas, LLC 1717 E. Chisholm Drive Nampa, ID 83687 Una Mas Drive-Through – CUP H-2015-0020 PAGE 2 C. Applicant: Glenn Walker, Neu Design Architecture 136 E. Idaho, Ste. 200 Meridian, ID 83642 D. Applicant's Statement/Justification: Please see applicant’s narrative for this information. V. PROCESS FACTS A. The subject application is for a conditional use permit. A public hearing is required before the Planning & Zoning Commission on this matter, consistent with Meridian City Code Title 11, Chapter 5. B. Newspaper notifications published on: November 16 and 30, 2015 C. Radius notices mailed to properties within 300 feet on: November 5, 2015 D. Applicant posted notice on site by: November 22, 2015 VI. LAND USE A. Existing Land Use(s) and Zoning: The subject property consists of vacant/undeveloped land, zoned C-G. B. Character of Surrounding Area and Adjacent Land Use and Zoning: North: Vacant/undeveloped commercial property, zoned C-G (a CUP for a drive-thru is currently in process for that property) East: Les Schwab tire store, zoned C-G South: E. Tecate Lane and vacant/undeveloped land, zoned C-G West: Vacant/undeveloped land, zoned C-G C. History of Previous Actions:  The subject property was annexed (AZ-05-061, Ord. #06-1251) in 2005 with a C-G zoning district. A development agreement was recorded as a provision of annexation (Instrument No. 106137048).  A preliminary plat (PP-08-007) was approved in 2008 for Una Mas Subdivision. A private street (PS-08-006) application was also approved for two private streets within the development, which included Modelo Lane that runs along the north boundary of this site.  A final plat (FP-09-002) was approved in 2009 for Una Mas Subdivision and was later recorded in 2011 (Bk. 103, Pg. 13894). The subject property was included in the plat as Lots 18-21, Block 1. A modification to the final plat (MFP-11-002) was approved in 2011, which allowed a right-in/right-out access via N. Records Ave. for Lot 1 and others as approved specifically by the City and ACHD.  A development agreement modification (H-2015-0016) application is currently in process, scheduled to be heard by City Council on December 15, 2015, to remove the requirement for all building elevations to be in substantial conformance with those previously approved. Una Mas Drive-Through – CUP H-2015-0020 PAGE 3 D. Utilities: 1. Public Works: a. Location of sewer: Sewer service was provided to this lot with the development of the subdivision. b. Location of water: Water service was provided to this lot with the development of the subdivision. c. Issues or concerns: None E. Physical Features: 1. Canals/Ditches Irrigation: There are no canals or ditches on this site. 2. Hazards: Staff is not aware of any hazards that exist on this site. 3. Flood Plain: This site is not within a flood plain. VII. COMPREHENSIVE PLAN POLICIES AND GOALS This property is designated “Mixed Use - Regional” on the Comprehensive Plan Future Land Use Map. The purpose of this designation is to provide a mix of employment, retail, and residential dwellings and public uses near major arterial intersections. The intent is to integrate a variety of uses together, including residential, and to avoid predominantly single use developments such as a regional retail center with only restaurants and other commercial uses. Developments should be anchored by uses that have a regional draw with the appropriate supporting uses. Fox example, an employment center should have support retail uses; a retail center should have supporting residential uses as well as support retail uses; a retail center should have supporting residential uses as well as supportive neighborhood and community services. The standards for the MU-R designation provide an incentive for larger public and quasi-public uses where they provide a meaningful and appropriate mix to the developments. The developments are encouraged to be designed according to the conceptual MU-R plan depicted in Figure 3-5 of the Comprehensive Plan. This site is located near a major arterial intersection (Eagle Rd./Ustick Rd.) and is proposed to develop with one multi-tenant building containing a 2,000 square foot (s.f.) tenant space for a dry cleaning business and a 1,400 s.f. tenant space with a drive-through. The proposed dry cleaning use and future drive-through use should contribute to the variety of uses in this area and provide a service to existing and future neighboring residential uses, consistent with the MU-R designation. Staff finds the following Comprehensive Plan policies to be applicable to this property and apply to the proposed use (staff analysis in italics):  “Require all commercial and industrial businesses to install and maintain landscaping.” (2.01.03B) Parking lot and perimeter landscaping is required to be provided on the site in accord with the standards listed in UDC Table 11-3B-8C.  “Locate industrial and commercial uses where adequate water supply and water pressure are available for fire protection.” (3.04.02A) There is adequate water supply and pressure available to the site for fire protection.  “Plan for and encourage services like health care, daycare, grocery stores and recreational areas to be built within walking distance of residential dwellings.” (2.01.01C) The proposed dry cleaning business and future drive-through use will provide services within walking distance of future multi-family residential uses to the south and nearby existing Una Mas Drive-Through – CUP H-2015-0020 PAGE 4 residences.  “Require all new and reconstructed parking lots to provide landscaping in internal islands and along streets.” Planter islands are proposed in the parking area and will be landscaped in accord with the standards listed in UDC 11-3B-8C.  “Minimize noise, odor, air pollution, and visual pollution in industrial and commercial development adjacent to residential areas.” (3.06.01B) There are not any existing or approved residential uses abutting this site. The proposed drive-through is located on the west side of the building which will be facing commercial uses to the west, away from existing and future residential uses to the east and south.  “Plan for a variety of commercial and retail opportunities within the Area of City Impact.” (3.05.01J) The proposed dry cleaning business and future drive-through business will contribute to the variety of services available in the northeast portion of the City. For the above-stated reasons, staff believes the proposed use is consistent with the applicable comprehensive plan policies. VIII. UNIFIED DEVELOPMENT CODE A. Purpose Statement of Zone: The purpose of the commercial districts is to provide for the retail and service needs of the community in accordance with the Meridian comprehensive plan. Six (6) districts are designated which differ in the size and scale of commercial structures accommodated in the district, the scale and mix of allowed commercial uses, and the location of the district in proximity to streets and highways. The C-G district is the largest scale and broadest mix of retail, office, service, and light industrial uses located in close proximity to and/or with access to interstate or arterial intersections. B. Schedule of Use: Unified Development Code (UDC) 11-2B-2 lists the permitted, accessory, conditional, and prohibited uses in the C-G zoning district. A drive-through establishment is a conditional use in the C-G zoning district when located within 300 feet of a residence, residential use, or another drive-thru establishment; and a dry cleaning business is a principal permitted use in the C-G district. C. Dimensional Standards: The dimensional standards listed in UDC Table 11-2B-3 for the C-G zoning district apply to development of this site. IX. ANALYSIS A. Analysis of Facts Leading to Staff Recommendation: The applicant has submitted an application for a conditional use permit (CUP) for a drive-through establishment for a future tenant space in a multi-tenant building in the C-G zoning district. A CUP is required because the proposed drive-through is within 300 feet of an existing drive- through establishment (Idaho Central Credit Union to the west), per UDC Table 11-2B-2. Site Plan: A site plan is included in Exhibit A.2 that depicts how the site is proposed to develop with a 3,400+/- square foot (s.f.) building with two tenant spaces; one 1,400 s.f. tenant space with the proposed drive-through and one 1,997 s.f. space for a dry cleaning business. Una Mas Drive-Through – CUP H-2015-0020 PAGE 5 Also shown on the site plan is a 4,207 s.f. restaurant with a drive-through on the property to the north; a CUP is concurrently in process for that drive-through. The site plan depicts access to the site via E. Tecate Lane for both properties and circulation and traffic patterns within the site for both of the drive-through establishments. Note: The configuration of the site shown on the site and landscape plans is based on the proposed property boundary adjustment (File #A-2015-0038) for Lots 2 and 3, Block 1 that was tentatively approved on October 26, 2015; final approval has not yet been obtained. Access: Access is proposed via E. Tecate Lane, an existing private street which serves as a backage road to E. Ustick Road. Access to Tecate is available from Records Avenue via Ustick Road to the east and a driveway along the west boundary of the site via Ustick Road. A blanket cross-access easement exists between this lot and the lot to the north per the final plat for Una Mas Subdivision. Parking: Based on the overall square footage of the building (3,400+/- s.f.), a minimum of 7 vehicle parking spaces are required to be provided on the site per the standards listed in UDC 11- 3C-6B. A total of 14 parking spaces are proposed, in excess of the UDC minimum requirements. Based on the number of vehicle parking stalls (14), a bicycle rack capable of holding a minimum of 1 bicycle is required to be provided per UDC 11-3C-6G in accord with the standards listed in UDC 11-3C-5C. A bicycle rack is depicted on the site plan. Landscaping: There are no public streets that abut this site; therefore, no street buffer landscaping is required. The site plan does depict a proposed 11-foot wide landscape buffer along the south boundary of the site adjacent to E. Tecate Lane and a 15-foot wide existing landscape buffer abutting the west boundary of the site adjacent to the existing driveway access via E. Ustick Road that was constructed with the Southeast Corner Marketplace project. Note: The Landscape plan does not appear to be printed to-scale; therefore, staff’s comments pertaining to compliance with dimensional standards are based solely on the site plan. Parking lot landscaping is required to comply with the standards listed in UDC 11-3B-8C. The planting area within the planter islands is required to be a minimum 5 feet in any dimension measured inside curbs; the planter islands in front of the building only measure 4 feet inside curbs. If wheel stops aren’t provided within parking stalls that abut the sidewalk in front of the building, the sidewalk should be widened to 7 feet to allow for 2 feet of vehicle overhang in accord with UDC 11-3C-5B.4; otherwise, wheel stops should be provided within the parking stalls to prevent overhang onto the sidewalk. Hours of Operation: The proposed hours of operation for the drive-through establishment are from 8:00 am to 5:00 pm Monday thru Friday. The UDC does not restrict hours of operation in the C-G zoning district when the use doesn’t abut a residential use or district. Sidewalk: A 5+/- foot wide attached sidewalk exists on this site along E. Tecate Lane. Trash Enclosure: A trash enclosure is depicted on the site plan at the southwest corner of the site. Republic Services has noted that this location does not meet their access requirements for service. Building Elevations: Building elevations were not submitted with this application for the proposed structure. Una Mas Drive-Through – CUP H-2015-0020 PAGE 6 Specific Use Standards: The proposed use is subject to the specific use standards listed in UDC 11-4-3-11, Drive-Through Establishment as follows: A. All establishments providing drive-through service shall identify the stacking lane, speaker location, and window location on the plans submitted with the Certificate of Zoning Compliance or the Conditional Use Permit application. The stacking lane is depicted on the site plan but the speaker and window locations are not shown. B. Stacking lanes shall have sufficient capacity to prevent obstruction of the public right-of- way by patrons. The site plan only depicts a stacking lane capable of holding 3 vehicles. Although there is not a “public” right-of-way that will be obstructed by vehicles stacking in the drive- through lane, vehicles will block an east/west driveway needed for access and circulation on the site if more than 3 vehicles are in line at one time. Therefore, Staff does not believe the proposed stacking lane is of sufficient length to service a drive- through establishment. If/until a site plan can be provided that provides sufficient vehicular stacking, Staff does not support the proposed layout. C. The stacking lane shall be a separate lane from the circulation lanes needed for access and parking. The stacking lane shown on the site plan is separated from the north/south drive-aisle by curbing. However, when vehicles stack more than 3 deep in line at the window, vehicles will block the east/west drive-aisle utilized for access and parking. D. The stacking lane shall not be located within ten feet (10’) of any residential district or existing residence. This standard is not applicable as the proposed stacking lane is not within 10 feet of a residential district or existing residence. E. Any stacking lane greater than one hundred feet (100’) in length shall provide for an escape lane. The proposed stacking lane is approximately 45 feet in length from the supposed location of the window; therefore, an escape lane is not required. Staff has determined that because the proposed drive-through does not have sufficient capacity to allow the stacking of more than 3 vehicles at one time without blocking access and circulation drive aisles within the site, the site plan does not demonstrate compliance with the specific use standards listed above for drive-through establishments. Therefore, Staff recommends denial of the proposed CUP based on the analysis above and the findings listed in Exhibit B. X. EXHIBITS A. Drawings 1. Vicinity/Zoning Map 2. Site Plan (dated: 10/5/15) 3. Landscape Plan (dated: 10/13/15) B. Required Findings from Unified Development Code Una Mas Drive-Through – CUP H-2015-0020 PAGE 7 Exhibit A.1: Vicinity/Zoning Map Una Mas Drive-Through – CUP H-2015-0020 PAGE 8 Exhibit A.2: Site Plan (dated: 10/5/15) Una Mas Drive-Through – CUP H-2015-0020 PAGE 9 Una Mas Drive-Through – CUP H-2015-0020 PAGE 10 Exhibit A.3: Landscape Plan (dated: 10/13/15) Una Mas Drive-Through – CUP H-2015-0020 PAGE 11 B. Required Findings from Unified Development Code 1. Conditional Use Permit (UDC 11-5B-6E) The Commission shall base its determination on the Conditional Use Permit request upon the following: a. 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 that the subject property is not large enough to accommodate the stacking lane needed for a drive-through establishment without obstructing internal access and circulation drive-aisles (see Analysis Section IX for more information). b. That the proposed use will be harmonious with the Meridian Comprehensive Plan and in accord with the requirements of this Title. Staff finds that the proposed use is harmonious with the Comprehensive Plan but is not consistent with the UDC specific use standards for drive-through establishments as noted in Section IX, Analysis. c. 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. Although Staff doesn’t find that the proposed use would adversely change the character of the area, Staff does finds that the operation of the proposed use would not be compatible with other uses on the site and those on the adjacent property to the north due to traffic circulation issues as discussed in Section IX, Analysis. d. 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 that the proposed design of the drive-through and lack of adequate stacking area would most likely adversely affect future business on this site and the site to the north due to traffic circulation issues within the site created by the drive-through. e. 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 that sanitary sewer, domestic water, refuse disposal, and irrigation are currently available to be extended to the subject property. Staff finds that the proposed use will be served adequately by all of the public facilities and services listed above. f. 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 should not be detrimental to the economic welfare of the community as the applicant will be financing any improvements required for development and there will not be excessive additional costs for public facilities and services. Una Mas Drive-Through – CUP H-2015-0020 PAGE 8 g. 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 of the area due to activities, processes or conditions of operation of the proposed use. h. 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 that there are not natural, scenic or historic features of major importance that would be affected by the proposed use.