CC - REVISED staff report 4-14 STAFF REPORT C�I
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COMMUNITY DEVELOPMENT DEPARTMENT .►A H O
HEARING 4/14/2020 Legend 9PTO
DATE: Continued from: 41712020 fff�- t D=ten C no
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TO: Mayor&City Council 7 L
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FROM: Sonya Allen,Associate Planner
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SUBJECT: H-2020-0016 kR_S R.40 RUT - -
ICCU at TM Creek-MDA
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LOCATION: 3152 W. Peak Cloud Ln. 40
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I. PROJECT DESCRIPTION
Modification to the existing Development Agreement for TM Creek Subdivision(H-2017-0124, Inst.
#2017-113747)to update the conceptual development plan for the site to allow for the development
of a financial institution with a drive-through.
II. SUMMARY OF REPORT
A. Applicant:
Dustee Woolstenhulme,Idaho Central Credit Union—4400 Central Way, Chubbuck, ID 83206
B. Owner:
Brighton Land Holdings,LLC—2929 W.Navigator Dr., Ste. 400,Meridian,ID 83642
C. Representative:
Aurora Riopelle, Lombard Conrad Architects— 1221 Shoreline Ln.,Boise,ID 83702
III. STAFF ANALYSIS
The Applicant proposes to amend the conceptual development plan included in the existing
Development Agreement (H-2017-0124, Inst. #2017-113747). This property is zoned C-G and is
designated MU-C(Mixed Use—Commercial)on the Future Land Use Map in the Comprehensive Plan
and is within the area governed by the Ten Mile Interchange Specific Area Plan.
The existing concept plan depicts building footprints for three (3) separate structures on Lots 9-11,
Block 2, TM Creek Subdivision No. 2. Structures are depicted adjacent to the street buffers along Ten
Mile and Franklin Roads to the north and west, and to the drive aisle along the south boundary with
parking internal to the site. A single driveway for a drive-through is depicted on the north and west
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sides of the building at the corner of Franklin and Ten Mile Roads.
The Applicant intends to combine the three (3) lots into one (1)parcel through a subsequent property
boundary adjustment application and construct one(1)building on the site for a drive-through financial
institution for Idaho Central Credit Union(ICCU). The proposed concept plan depicts a 5,672 square
foot single-story 22-foot tall structure with five (5) drive-thru lanes on the north side of the building
adjacent to the street buffer along W. Franklin Rd. with an exit driveway along the west side of the
building adjacent to the street buffer along S. Ten Mile Rd. and parking to the south and east of the
structure.
The Development Agreement(DA) (H-2015-0018,Inst. #2016-037777) states, `Most buildings along
S. Ten Mile Road should address the street by being built to the street buffer with windows overlooking
the pathway to provide security to the pedestrians and bikes on the pathway in accord with the
TMISAP."This provision is especially important as this site is situated at the corner of two major access
thoroughfares (Franklin& Ten Mile Roads) and is highly visible from these roadways. The proposed
building is not planned to be built to the street buffer as desired and the five (5) drive-through lanes
will be highly visible from Franklin Rd. directly conflicting with the intent of the aforementioned DA
provision.
The DA also requires all future development to be consistent with the design elements contained in the
Ten Mile Interchange Specific Area Plan(TMISAP),the design standards listed in UDC 11-3A-19 and
the design guidelines in the Meridian Design Manual, which has been replaced by the Architectural
Standards Manual. The following are goals and design elements in the TMISAP that are applicable to
the proposed development—Staff s analysis is in italics:
TMISAP:
• Traditional neighborhood design concepts with a strong pedestrian-oriented focus are
essential—the proposed drive-through use and design with 5 drive-through lanes is extremely
vehicular focused and not pedestrian as desired.
• Street-oriented design is critical in urban environments and especially at a gateway to the Ten
Mile Area such as this;buildings should be at or close to the property line creating a
consistent edge to the public space and making streets more friendly and walkable—the
proposed structure is separated by (5) drive-through lanes on the north side of the building
adjacent to W. Franklin Rd. and(1) driveway on the west side of the building adjacent to S.
Ten Mile Rd.
• All new commercial buildings should have a continuous unbroken frontage along required
build-to lines to a minimum height of 30 feet for at least 75%of the property frontage—the
proposed building height is only 22 feet; most of the existing structures in the overall
development so far are built to the frontage. Furthermore, the proposed building and site
design lack any gateway features or enhanced integration with the overall site and district,
despite the prominent corner visibility.
• New buildings at street intersections should hold the corners and avoid additional building
setbacks unless a new public space is specified—the proposed building is set a substantial
distance away from the intersection and is separated by a major vehicular oriented use[i.e.
(5) drive-through lanes]; no public spaces are proposed.
• At least 40%of the linear dimension of the street level frontage shall be in windows or
doorways—while the west elevations is consistent with this design element, the north
elevation has no windows or doorways.
• The goal in these areas is to achieve a FAR(floor area ratio)of 1.00-1.25 or more—the
proposed development has a FAR of 0.06, which is 0.94 under the minimum desired. In order
to achieve this goal, and recognizing site limitations with the Ten Mile Creek, buildings must
be multi-story or make heavy use of shared parking areas and with less vehicular-oriented
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design. Multi-story examples of other banks that would be in closer alignment with FAR
goals, exist at the NE corner of Fairview and Eagle and on the SE corner of Eagle and
Overland. So far, this overall area is not developing consistent with the FAR goal in the Plan.
• Building heights should be 2-4 stories over much of the area with opportunities for taller
buildings in a few locations—the proposed building is only a single-story in height. So far,
the TM Creek commercial use area has only developed with single-story buildings; the future
commercial buildings to the east in the TN-C district are required by the DA to be a minimum
of 2-stories in height. Four-story apartment buildings have been constructed to the east
within the TM Creek area. Single story structures surrounded by surface parking and drive
aisles make it difficult for the plan to ever meet the unique destination elements of the Plan
that would draw and support broader demographic diversity important to many employers.
UDC 11-3A-19:
• Site design: For lots with frontage on a public street, a minimum of 40% of the buildable
frontage of the property shall be occupied by building facades and/or public space; within
mixed use areas, buildings may be placed away from roadways if a minimum of 30% of the
buildable frontage is occupied by building facades and/or public space. The building is
proposed to be located away from the adjacent roadways; there are no buildings or public
space along the frontage of this property, however there are buildings along the buildable
frontage on the larger mixed use designated area.
• Pedestrian walkways: A continuous internal pedestrian walkway that is a minimum of 5 feet in
width is required to be provided from the perimeter sidewalk to the main building entrance(s)
for nonresidential uses;where the walkway crosses vehicular driving surfaces,it is required to
be distinguished from the vehicular surface through the use of pavers, colored or scored
concrete or bricks. There is a pedestrian walkway depicted on the site plan from the sidewalk
along Ten Mile Rd. to the main building entrance but there is not a pedestrian walkway from
the north from the sidewalk along Franklin Rd.
During the pre-application meeting, Staff discussed with the Applicant the need for the structure to be
built to the street buffer along Ten Mile and Franklin Roads and discussed other site design options.
These options consisted of locating the drive-through on the south side of the building or detaching the
drive-through from the building and locating it south of the building similar to that of CapEd Credit
Union located at the intersection of S. Meridian Rd. and E. Overland Rd. shown below.
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The proposed plan is deficient in many of the goals and design elements of the Ten Mile Plan as
noted above. Due to its location at a major intersection and gateway to the Ten Mile Area,
development of this site consistent with the TMISAP is key.
If the proposed concept plan is approved by City Council, Staff recommends as a provision of the
amended DA that screening is provided in the street buffers along S. Ten Mile Rd. and W.
Franklin Rd. adjacent to the (5) drive-through lanes in the form of berms, landscaping, walls,
architectural elements, or a combination of these elements to produce an appropriate buffer
adjacent to public spaces and roadways.
Note: Because this application only proposes to amend the concept plan, Staff did not review the
building elevations for consistency with the design standards in the Architectural Standards Manual.
This review will takeplace with submittal of a Design Review application with the Certificate of Zoning
Compliance application. Therefore, the elevations submitted with this application are not approved.
IV. DECISION
A. Staff:
Staff recommends City Council consider if the proposed concept plan is appropriate for this site
and specifically in the Ten Mile Interchange area; if deemed appropriate, Staff recommends the
following added provision in the DA:
"Screening shall be provided in the street buffers along S. Ten Mile Rd. and W. Franklin
Rd. adjacent to the (5) drive-through lanes associated with the ICCU building at the
Franklin/Ten Mile intersection in the form of berms, landscaping, walls, architectural
elements, or a combination of these elements to produce an appropriate buffer adjacent to
public spaces and roadways."
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V. EXHIBITS
A. Existing Conceptual Development Plan
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B. Proposed Conceptual Development Plan,Landscape Plan&Building Elevations
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Note: The concept elevations were submitted as supplementary information with the proposed
conceptual development plan for the MDA application and were not reviewed with this application for
consistency with the design elements in the TMISAP and with the standards in the Architectural
Standards Manual; therefore, they are not approved. Review and approval of the elevations will take
place with submittal of a future Design Review application if the MDA is approved.
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