PZ - Staff Report 5-21 E IDIAN --
STAFF REPORT .►a H o
COMMUNITY DEVELOPMENT DEPARTMENT
HEARING 5/21/2020 Legend 'T
DATE: ff
TO: Mayor&City Council �
' C-N RUT I-L
FROM: Sonya Allen,Associate Planner
208-884-5533 C=C
CRC Q2W C-C
SUBJECT: H-2020-0010 RUT
ICCU at TM Creek-CUP
LOCATION: 3152 W. Peak Cloud Ln.
C-C
R-8
R1
I. PROJECT DESCRIPTION
Conditional use permit for a drive-thru establishment within 300 feet of another drive-through facility
on 2.03 acres of land in the C-G zoning district.
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
Note:An application for a modification to the existing Development Agreement(Inst. #2017-113747,
H-2017-0124) is currently in process and scheduled to be heard by the City Council on May 19`h;
approval of the subject CUP application is predicated on Council approval of the updated conceptual
development plan and building elevations proposed with that application. Staffs review of the
proposed development plan for consistency with the design guidelines and goals in the Ten Mile
Interchange Specific Area Plan took place with the Development Agreement modification application.
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The proposed drive-through establishment is for a financial institution (Idaho Central Credit Union)
and is subject to the specific use standards listed in UDC 11-4-3-11,Drive-Through Establishment,and
the standards listed in UDC 11-3A-16, Self-Service Uses.
Because the proposed drive-through establishment is within 300' of another drive-through facility(i.e.
Happy Teriyaki) directly to the south, a conditional use permit is required. Staff believes the proposed
site design as shown on the site plan in Section V.A is consistent with the specific use standards listed
in UDC 11-4-3-11, as follows: 1)the stacking lanes have sufficient capacity to prevent obstruction of
driveways, drive aisles and the public right-of-way by patrons; 2)the stacking lanes are separate lanes
from those needed for access and parking; 3)no residential district or existing residence abuts the site;
4)because some of the stacking lanes are greater than 100' in length,an escape lane is required—Staff
believes the lane proposed for ATM use can also be used as an escape lane if needed; and the drive-
through is visible from Ten Mile Rd. for surveillance purposes.
The standards listed in UDC 11-3A-16 require the following:the entrance or view of the facility should
be open to the public street or to adjoining businesses and have low impact security lighting; financial
transaction areas shall be oriented to and visible from an area that receives a high volume of traffic; and
landscape shrubbery should be limited to no more than 3' in height between entrances and financial
transaction areas and the public street. The proposed site layout depicts the drive-thru lanes
perpendicular to and visible from Ten Mile Rd.,an arterial street,which carries a high volume of traffic.
Low impact security lighting should be provided and landscaping limited in height as required
for surveillance purposes; this may require some modifications to the existing street buffer
landscaping along S. Ten Mile Rd.
Access is proposed via a private drive aisle from S.Ten Mile Rd.that runs along the southern boundary
of the site; direct lot access via Ten Mile Rd. and/or Franklin Rd. is not proposed or approved. The
existing drive-through to the south and the proposed drive-through are separated by an east/west
driveway from Ten Mile Rd.; therefore, no traffic conflicts exist between the two sites. Additionally,
the property to the east is separated from the subject property by the Ten Mile Creek which is partially
piped in this area within an easement.
A landscape plan was submitted that depicts parking lot landscaping for the site in accord with the
standards listed in UDC 11-313-8C. Street buffer landscaping was installed with development of the
subdivision along S. Ten Mile Rd. and W. Franklin Rd.
Conceptual building elevations were submitted as shown in Section V.0 consistent with those proposed
with the concurrent Development Agreement modification application. Final design shall be consistent
with the terms of the Development Agreement, the design standards listed in the Architectural
Standards Manual and the design guidelines in the Ten Mile Interchange Specific Area Plan. A
Certificate of Zoning Compliance and Design Review application is required to be submitted for the
proposed use prior to submittal of a building permit application to ensure consistency with these
standards and guidelines.
IV. DECISION
A. Staff:
Staff recommends approval of the proposed conditional use permit with the conditions included in
Section VI per the Findings in Section VII.
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V. EXHIBITS
A. Proposed Site Plan(dated: 5/14/2020)
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Page 3
B. Proposed Landscape Plan(dated: 1/23/2020)
W.F;m!LN xow PROJECT INFORMATION LANDSCAPE LEGEND
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Page 4
C. Proposed Building Elevations/Renderings
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Page 5
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VI. CITY/AGENCY COMMENTS & CONDITIONS
A. PLANNING
1. Future development of this site shall comply with the existing Development Agreement(Inst.
#2017-113747,H-2017-0124) as amended with H-2020-0016.Approval of the subject
conditional use permit is predicated on Council approval of a modification to the
Development Agreement to update the conceptual site plan and building elevations consistent
with that proposed with this application.
2. The site plan and landscape plan submitted with the Certificate of Zoning Compliance
application shall be revised as follows:
a. The stacking lanes, speaker location, and exit lanes shall be depicted in accord with UDC
11-4-3-1113.
b. Landscaping within the street buffer along S. Ten Mile Rd. shall be designed and/or
modified, as applicable, so that the ATM and drive-through lanes are open and visible
from the public street(i.e. S. Ten Mile Rd.)for surveillance purposes as set forth in UDC
11-3A-16A and 11-4-3-11C; landscape shrubbery shall be limited to no more than 3' in
height between the ATM and the public street as set forth in UDC 11-3A-16C.
3. Compliance with the standards listed in UDC 11-4-3-11, Drive-Through Establishment; and
UDC 11-3A-16, Self-Service Uses,is required.
4. Low impact security lighting shall be provided in the area where the ATM is located as set
forth in UDC 11-3A-16A; such lighting shall be depicted on the plans submitted with the
Certificate of Zoning Compliance application.
5. A Certificate of Zoning Compliance and Design Review application shall be submitted 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 I I-3A-19, the design standards listed
in the Architectural Standards Manual and the design guidelines in the Ten Mile Interchange
Specific Area Plan.
B. MERIDIAN FIRE DEPARTMENT
https://weblink.meridiancity.org/WebLink/DocView.aspx?id=183906&dbid=0&repo=MeridianCit
X
C. BOISE PROJECT BOARD OF CONTROL
https://weblink.meridiancity.org/WebLink/DocView.aspx?id=183793&dbid=0&repo=MeridianCit
X
D. DEPARTMENT OF ENVIRONMENTAL QUALITY(DEQ)
https://weblink.meridiancioy.orglWebLinkIDocView.aspx?id=184488&dbid=0&repo=MeridianCit
X
E. ADA COUNTY HIGHWAY DISTRICT(ACHD)
h yps://weblink.meridiancity.org/WebLink/DocView.aspx?id=184835&dbid=0&repo=Meridian Cit
X
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VII. FINDINGS
Conditional Use(UDC 11-5B-6)
Findings: 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-G zoning district.
2. That the proposed use will be harmonious with the Meridian comprehensive plan and in accord
with the requirements of this title.
Staff ,finds the proposed financial institution will be harmonious with the Comprehensive Plan
and is consistent with applicable UDC standards with the conditions noted in Section V 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.
Staff finds the design, operation, and maintenance of the proposed use will be compatible with
other uses in the vicinity and with the existing and intended character of the Ten Mile
Interchange area and will not adversely change the 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.
Staff ,finds the proposed use will not adversely affect other properties in the vicinity if it complies
with the conditions in Section V 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 financial institution 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.
Staff ,finds 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.
Staff ,finds 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. (Ord. 05-1170, 8-30-2005, eff. 9-15-2005)
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:
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a. 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.
b. 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.
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