PZ - Staff ReportZions Bank Drive-through – H-2018-0077 PAGE 1
STAFF REPORT
HEARING DATE: August 16, 2018
TO: Planning and Zoning Commission
FROM: Josh Beach, Associate City Planner
208-884-5533
Bruce Freckleton, Development Services Manager
208-887-2211
SUBJECT: Zions Bank CUP – H-2018-0077
I. SUMMARY DESCRIPTION OF APPLICANT’S REQUEST
The applicant, Matt Huffield, has applied for a conditional use permit (CUP) for a drive-through
establishment within 300 feet of an existing drive-through establishment and within 300 feet of
existing residences.
See Section VII, VIII & IX for more information.
II. SUMMARY RECOMMENDATION
Staff recommends approval of the proposed CUP application with the conditions of approval in
Exhibit B based on the Findings of Fact and Conclusions of Law in Exhibit C.
III. PROPOSED MOTION
Approval
After considering all staff, applicant and public testimony, I move to approve File Number H-2018-
0077 as presented in the staff report for the hearing date of August 16, 2018, with the following
modifications: (Add any proposed modifications.)
Denial
After considering all staff, applicant and public testimony, I move to deny File Number H-2018-0077
as presented in the staff report for the hearing date of August 16, 2018, for the following reasons:
(You should state specific reasons for denial.)
Continuance
I move to continue File Number H-2018-0077 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 site is located 1767 W. Island Green Drive in the SE ¼ of Section 23, Township 4 North,
Range 1 West.
B. Applicant/Representative:
James Huffield, Cole Architects
1008 W. Main Street
Boise, Idaho 83702
C. Owner:
Chinden and Linder, LLC
Zions Bank Drive-through – H-2018-0077 PAGE 2
2700 W. Airport Way
Boise, Idaho 83715
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 and Zoning Commission on this matter, consistent with Meridian City Code Title 11,
Chapter 5.
B. Newspaper notifications published on: July 27, 2018
C. Radius notices mailed to properties within 300 feet on: July 20, 2018
D. Applicant posted notice on site by: August 3, 2018
VI. LAND USE
A. Existing Land Use(s): The property is vacant commercial property, zoned C-C.
B. Character of Surrounding Area and Adjacent Land Use and Zoning:
1. North: Island Green Drive and residential property zoned RUT (Ada County)
2. East: Vacant commercial property (future vehicle washing facility, zoned C-C
3. South: W. Chinden Blvd and commercial property in the Knighthill Center Sub., zoned C-G
4. West: Einstein’s Oilery, zoned C-C
C. History of Previous Actions:
In 2014 the subject property was granted preliminary plat approval for a 9 lot commercial subdivision
(PP-14-011; a development agreement modification to terminate the three existing development
agreements and to enter into one new agreement (MDA-14-008)(Inst.# 2014-088001); and final plat
approval for the 9 commercial lot subdivision (FP 14-041).
D. Utilities
1. Public Works:
a. Location of sewer: A sanitary sewer main intended to provide service to the subject
property currently exists in W. Island Green Drive.
b. Location of water: Water for this property is provided by Suez.
c. Issues or concerns: None
E. Physical Features:
1. Canals/Ditches Irrigation: No major facilities exist on this property.
2. Hazards: NA
3. Flood Plain: This property is not within the flood plain.
VII. COMPREHENSIVE PLAN ANALYSIS
This property is designated “Mixed Use Community” on the Comprehensive Plan Future Land Use
Map. The purpose of this land use designation is to allocate areas where community-serving uses and
dwellings are integrated into the urban fabric. The vacant commercial property is surrounded by a
Zions Bank Drive-through – H-2018-0077 PAGE 3
mix of office, retail and residential uses as envisioned in the mi xed-use standards of the
comprehensive plan. Therefore staff is of the opinion; the site is developing in the context of a mixed-
use development consistent with the Comprehensive Plan.
Staff finds the following Comprehensive Plan policies to be applicable to this property and apply to
the proposed use (staff analysis in italics):
1. “Require landscape street buffers for new development along all entryway corridors.” (2.01.02E)
A 35-foot wide landscape buffer exists adjacent to W. Chinden Blvd. in accord with UDC 11-3B-
7C.
2. “Require all new and reconstructed parking lots to provide landscaping in internal islands and
along streets.” (2.01.04B)
All parking lot landscaping must comply with the standards listed in UDC 11-3B-8C.
3. “Permit new development only where urban services can be reasonably provided at the time of
final approval and development is contiguous to the City.” (3.01.01F)
City services are readily available to serve the proposed commercial development.
4. “Plan for a variety of commercial and retail opportunities within the Area of City Impact.”
(3.05.01J)
This area of Meridian is rapidly transitioning with urban development. To accommodate the
needs of the residents in the area, the City approved C-C zoning on this property to serve the
area. Staff believes additional retail and the drive-through uses will complement the existing
residential developments in the area.
Based on the above analysis, staff is supportive of the proposed development as it is generally
consistent with the comprehensive plan.
VIII. UNIFIED DEVELOPMENT CODE (UDC)
A. Purpose Statement of Zone(s):
COMMERCIAL DISTRICTS (C-C) - The purpose of the Commercial Districts is to provide for
the retail and service needs of the community in accord with the Meridian Comprehensive Plan.
Six 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.
B. Schedule of Use: Table 11-2B-2 lists the principal permitted (P), accessory (A), conditional (C),
and prohibited (-) uses in the C-C zoning district. Any use not explicitly listed, or listed as a
prohibited use is prohibited.
C. Dimensional Standards: Development of the site shall comply with the dimensional standards
listed in UDC 11-2B-3 for the C-G zoning district.
D. Landscaping:
Parking lot landscaping: All parking lot landscaping must comply with the standards listed in
UDC 11-3B-8C.
E. Off-Street Parking: Off-street parking is required in accord with UDC 11-3C-6B for the proposed
commercial development.
IX. ANALYSIS
A. Analysis of Facts Leading to Staff Recommendation:
Zions Bank Drive-through – H-2018-0077 PAGE 4
Conditional Use Permit (CUP): The applicant is proposing to construct a 4,200 square foot
financial institution with associated drive-through. All access points were approved with the
subdividing of the property. Access to the site is a shared access with the adjacent property. The
applicant shall record a cross access agreement in favor of the property to the west.
Staff’s analysis of the proposed development includes the internal site improvements and the site
circulation of the drive-through.
The UDC requires a conditional use permit if the drive-through establishment is within 300 feet
of a residential district or another drive-through subject to specific use standards listed below.
Specific Use Standards: The proposed use is subject to the specific use standards listed in UDC
11-4-3-11, Drive-Through Establishment. Staff has reviewed these standards and found the site
plan to be in compliance with those standards.
Site Plan: Staff has reviewed the submitted site plan and requires the necessary revisions prior to
the submission of the certificate of zoning compliance (CZC) application.
A. A drive-through establishment shall be an accessory use where the drive-through facility
(including stacking lanes, speaker and/or order area, pick up windows, and exit lanes) is: 1)
not within three hundred feet (300') of another drive-through facility, a residential district, or
an existing residence; or 2) separated by an arterial street from any other drive -through
facility, residential district or existing residence; or 3) not within the O-T zoning district.
Otherwise a conditional use permit is required.
The drive-through is required to obtain a CUP because it is within 300 feet of another
approved drive-through and within 300 feet of a residential district.
B. All establishments providing drive-through service shall identify the stacking lane, menu and
speaker location (if applicable), and window location on the certificate of zoning compliance
or the conditional use permit. Speakers are prohibited in the O-T zoning district.
The site plan shall be revised to call out the speaker location(s), and any window(s) for the
drive through.
C. A site plan shall be submitted that demonstrates safe pedestrian and vehicular access and
circulation on the site and between adjacent properties. At a minimum the plan shall
demonstrate compliance with the following standards:
1. Stacking lanes shall have sufficient capacity to prevent obstruction of driveways, drive
aisles, and the public right of way by patrons.
The proposed site plan appears to comply with this requirement.
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 proposed site plan appears to comply with this requirement.
3. The stacking lane shall not be located within ten feet (10') of any residential district or
existing residence.
The proposed site plan appears to comply with this requirement.
4. Any stacking lane greater than one hundred feet (100') in length shall provide for an
escape lane.
The proposed site plan appears to comply with this requirement.
Zions Bank Drive-through – H-2018-0077 PAGE 5
5. The site should be designed so that the drive-through is visible from a public street for
surveillance purposes.
The proposed site plan appears to comply with this requirement.
D. The applicant shall provide a six foot (6') sight obscuring fence where a stacking lane or
window location adjoins a residential district or an existing residence. (Ord. 15-1663, 10-20-
2015)
1) The pedestrian connection across the proposed parking lot to the existing
sidewalk along W. Island Green Drive shall be scored concrete or pavers
to delineate the walkway in accord with UDC 11-3A-19(B)(4).
2) Provide a detail of the trash enclosure with the submittal of the CZC application.
3) Per UDC 11-3B-8C, the applicant is required to install a 5 foot landscape buffer
along the west boundary of the property.
4) The applicant shall widen the sidewalk on the north side of the building to 7 feet
and remove any wheel stops from the plan.
Parking: Based on the overall square footage (s.f.) of the building, approximately 4,200 s.f., a
minimum of 9 vehicle parking spaces are required to be provided on the site. A total of 23
parking stalls are proposed, which exceeds the UDC requirements.
Landscaping: Staff has reviewed the submitted landscape plan for compliance with UDC 11-3B.
The landscape plan as submitted complies with the UDC. The 35-foot wide landscape buffer
adjacent to W. Chinden Blvd is existing and meets the requirements of the UDC. Except the 5-
foot wide buffer on the west boundary (currently depicted as 3 feet), the parking lot landscaping
complies with the standards of UDC 11-3B-8C. With the certificate of zoning compliance
application, the applicant should revise the landscape plan and widen the buffer width form 3 feet
to 5 feet.
Lighting: Outdoor lighting is required to comply with the standards listed in UDC 11-3A-11. If
any fixtures are proposed that have a maximum output of 1,800 lumens or more, a photometric
report is required to be submitted with the Certificate of Zoning Compliance application to ensure
light trespass does not encroach on the adjacent residences to the south.
Building Elevations: The applicant has submitted sample elevations of the building. The
applicant is proposing several building materials including brick, concrete, metal and metal
roofing. The elevations appear to generally comply with the standards set forth in the
Architectural Standards Manual.
Certificate of Zoning Compliance (CZC) and Design Review (DES): A CZC and DES
application is required to be submitted prior to issuance of building permits. The applicant must
comply with the design standards listed in UDC 11-3A-19 and the guidelines contained in the
Architectural Standards Manual.
Summary: In summary, staff finds the proposed project complies with the applicable policies of
the Comprehensive plan and is conditioned to comply with the applicable development standards
in the UDC. Based on the aforementioned analysis, staff recommends approval of the subject
application.
Zions Bank Drive-through – H-2018-0077 PAGE 6
X. EXHIBITS
A. Drawings/Other
1. Vicinity Map
2. Proposed CUP Site Plan (dated: July 12, 2018)
3. Proposed Landscape Plan (dated: July 12, 2018
4. Proposed Building Elevation (dated: July 12, 2018)
B. Conditions of Approval
C. Required Findings from Unified Development Code
Zions Bank Drive-through – H-2018-0077 PAGE 7
Exhibit A.1: Vicinity Map
Zions Bank Drive-through – H-2018-0077 PAGE 8
Exhibit A.2: Proposed CUP Site Plan (dated: July 12, 2018)
Zions Bank Drive-through – H-2018-0077 PAGE 9
Exhibit A.3: Proposed Landscape Plan (dated: July 12, 2018)
Zions Bank Drive-through – H-2018-0077 PAGE 10
Exhibit A.4: Proposed Building Elevations (dated: July 12, 2018)
Zions Bank Drive-through – H-2018-0077 PAGE 11
B. Conditions of Approval
1. PLANNING DIVISION
Conditional Use Permit
1. The applicant shall comply with all conditions of previous approvals (AZ-06-005, PP-14-011,
Inst#2014-088001, MDA-14-008, FP-14-014).
2. The applicant shall comply with the Specific Use Standards for the drive-through establishments.
3. The site plan is approved, with the conditions listed herein. The applicant shall revise the site plan
as follows:
a. Provide a detail of the bike rack.
b. The drive-through area shall be striped one-way as depicted on the submitted site plan.
c. The pedestrian connection across the proposed parking lot to the existing sidewalk along W.
Island Green Drive shall be scored concrete or pavers to delineate the walkway in accord with
UDC 11-3A-19(B)(4).
d. The site plan shall be revised to call out the speaker location(s), and any window(s) for the
drive through.
4. The landscape plan is approved, with the conditions listed herein. The applicant shall revise the
landscape plan as follows:
a. With the submittal of the CZC application, all parking lot landscaping must comply
with the landscape standards set forth in UDC 11-3B-8C. The landscape buffer on the
west boundary shall be widened from 3 feet to 5 feet in accord with UDC 11-3B-
8(C)(1)(a).
5. Development of this site shall substantially comply with the site plan, landscape plan and
building elevations included in Exhibit A and the conditions of approval in this report.
6. The applicant is required to submit a Certificate of Zoning Compliance (CZC) and Administrative
Design Review (DES) application to the Planning Division for approval of the proposed use and
final site layout and building designs prior to submittal of a building permit application.
7. The proposed site layout and structures are required to comply with the design standards listed in
UDC 11-3A-19 and the guidelines contained in the Architectural Standards Manual (ASM).
8. Staff’s failure to cite specific ordinance provisions or terms of the approved conditional use does
not relieve the applicant of responsibility for compliance.
9. The applicant shall have a maximum of two (2) years to commence the drive-through use as
permitted in accord with the conditions of approval listed above. If the use has not begun within
two (2) years of approval, a new conditional use permit must be obtained prior to operation or a
time extension must be requested in accord with UDC 11-5B-6F.
10. The applicant shall complete all required improvements prior to issuance of a Certificate of
Occupancy. It is unlawful to use or occupy any building or structure until the Building Official
has issued a Certificate of Occupancy.
11. The applicant shall comply with the outdoor lighting standards shown in UDC 11-3A-11.
12. All signage for the property is subject to the standards set forth in UDC 11-3D.
2. PUBLIC WORKS DEPARTMENT
Zions Bank Drive-through – H-2018-0077 PAGE 12
2.1 Site Specific Conditions of Approval
2.1.1 Public Works has no comments on this application.
3. POLICE DEPARTMENT
3.1 The Police Department has no comments related to this application.
4. FIRE DEPARTMENT
4.1 The Fire Department has no comments related to this application.
5. REPUBLIC SERVICES
5.1 Republic Services has no comments related to this application.
6. PARKS DEPARTMENT
6.1 The Parks Department has no comments related to this application.
7. ADA COUNTY HIGHWAY DISTRICT (COMMENTS FORTHCOMING)
7.1 Pay a traffic impact fee. A traffic impact fee may be assessed by ACHD and will be due prior to
the issuance of a building permit by the lead agency.
7.2 Comply with all ACHD Policies and ACHD Standard Conditions of Approval for any
improvements or work in the right-of-way.
7.3 Obtain a permit for any work in the right-of-way prior to the construction, repair, or installation
of any roadway improvements (curb, gutter, sidewalk, pavement widening, driveways, culverts,
etc.).
Zions Bank Drive-through – H-2018-0077 PAGE 13
C. Required Findings from Unified Development Code
1. CONDITIONAL USE PERMIT FINDINGS:
In consideration of a conditional use permit, the decision-making body shall make the
following findings:
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 large enough to accommodate the proposed financial
institution and drive-through uses and development regulations of the C-C district (see
Analysis Section VII, VIII & 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 consistent and harmonious with the UDC and
Comprehensive Plan Future Land Use Map designation of MU-C for this site.
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.
Staff finds that if the applicant complies with the conditions outlined in this report, the
proposed use of the property should be compatible with other uses in the general
neighborhood and with the existing and intended character of the area.
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 if the applicant complies with the conditions outlined in this report, the
proposed use will not adversely affect other properties in the area.
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 the proposed use will be served adequately by all of the public facilities and
services as applicable.
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.
If approved, the applicant will be financing any improvements required for development.
Staff finds there will not be excessive additional requirements at public cost and that the
proposed use will not be detrimental to the community’s economic welfare.
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 generate additional traffic in the area but should not involve
activities that will be detrimental to any persons, property or the general welfare of the area.
Zions Bank Drive-through – H-2018-0077 PAGE 14
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 should not be any health, safety or environmental problems associated
with the proposed use. Further, staff finds that the proposed use will not result in the
destruction, loss or damage of any natural, scenic or historic feature of major importance.