PZ - Staff Recommendatin to Commission 12-2 E IDIAN --
STAFF REPORT .►a H o
COMMUNITY DEVELOPMENT DEPARTMENT
HEARING 12/2/2021 Legend go
DATE: f
ILI Pro"e of Lfl -o-Ron -
I
TO: Planning&Zoning Commission
W
FROM: Sonya Allen,Associate Planner _
208-884-5533 tWn
SUBJECT: H-2021-0073
I
Inglewood Coffee Shop Drive-Through �E�IIICTORY-R�--- EV1CTr RY=RD
—CUP =
I - I
LOCATION: 3330 E.Victory Rd., in the SW 1/4 of
Section 21,Township 3N.,Range IE.
I
I
I. PROJECT DESCRIPTION
Conditional use permit(CUP) for a drive-through establishment for a coffee shop within 300-feet of a
residential use and zoning district on 0.83 of an acre of land in the C-C zoning district.
II. SUMMARY OF REPORT
A. Project Summary
Description Details Page
Acreage 0.83-acre
Future Land Use Designation Mixed Use—Community(MU-C)
Existing Land Use Vacant/undeveloped land
Proposed Land Use(s) Restaurant(coffee shop)with a drive-through
Current Zoning Community Business District(C-C)
Physical Features(waterways, The McDonald Lateral runs through this site.
hazards,flood plain,hillside)
Neighborhood meeting date;#of 5/25/21;2 attendees
attendees:
History(previous approvals) H-2019-0099(Inglewood Sub.AZ,PP—Development
Agreement Inst.#2019-124424);FP-2021-0037
(Inglewood Sub.2)
Page 1
■ ,•, 11 NNI II "
■■ i i
Pk
IN
IIIII IIIIIIII _ � I
' 1 MOMIT
•. 11 : II � 11 NNI II
�IA��l! '
ii■W�iiiil9' � �� � ��
�. � :1����1 - ■■ .�!■ �. - ■1 1■� Of■ IN
rrj�j I u1■ ��i� �UIN
1�■■N� .y � I}�1�■■N�
11111111■ 111 lid•± iti � III�IIIIII iii�li�:, IF
I
IIIII - _ � Illll uuuu -
u_'
i •
C. Representative:
Emily Mueller, Gold Stream Holdings,LLC— 197 W.4860 S.,Murray,UT 84107
IV. NOTICING
Planning& Zoning
Posting Date
Newspaper Notification 11/16/2021
Radius notification mailed to 11/10/2021
properties within 300 feet
Site Posting Date 11/18/2021
Next Door posting 11/12/2021
V. STAFF ANALYSIS
The proposed drive-through is for a 2,365 square foot Starbucks coffee shop(classified as a
restaurant)within 300-feet of a residential use and zoning district,which requires Conditional Use
Permit approval(CUP)per UDC Table 11-213-2 and 11-4-3-1 IA.1.
The proposed development plan is in substantial conformance with the provisions in the existing
Development Agreement(Inst. #2019-124424)and with the approved conceptual development plan
included in the agreement.A common green space gathering area(5%)with seating and tables is
proposed on the east side of the site in accord with provisions#5.1c and#5.1d in the Development
Agreement. Other off-site common areas are proposed on the adjacent properties to the north and east
as shown on the site plan.
Specific Use Standards: The proposed drive-through establishment is subject to the specific use
standards listed in UDC 11-4-3-11,Drive-Through Establishment. All establishments providing
drive-through service are required to identify the stacking lane,menu and speaker location(if
applicable), and window location. A site plan is required to be submitted that demonstrates safe
pedestrian and vehicular access and circulation on the site and between adjacent properties.At a
minimum,the plan is required to demonstrate compliance with the following standards: Staffs
analysis is in italics.
1) Stacking lanes have sufficient capacity to prevent obstruction of driveways, drive aisles and
the public right-of-way by patrons;
The stacking lane appears to have sufficient capacity to prevent obstruction of driveways, drive
aisles and the public right-of-way by patrons as required.
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 stacking lane is a separate lane from the circulation lanes needed for access and parking.
3)The stacking lane shall not be located within ten(10) feet of any residential district or existing
residence;
The stacking lane is not located within 10'of any residential district or residence.
Page 3
4)Any stacking lane greater than one hundred(100) feet in length shall provide for an escape
lane; and
The stacking lane exceeds 100'in length and an escape lane is proposed.
5)The site should be designed so that the drive-through is visible from a public street for
surveillance purposes.
The drive-through is visible from S. Eagle Rd. and E. Victory Rd.,public streets along the west
and south boundaries of the site,for surveillance purposes.
Based on the above analysis, Staff deems the proposed drive-through in compliance with the
specific use standards as required.
The proposed use is also subject to the specific use standards listed in UDC 11-4-3-49 Restaurant,
which requires at a minimum, one (1)parking space to be provided for every 250 square feet of gross
floor area. Upon any change of use for an existing building or tenant space, a detailed parking plan is
required to be submitted that identifies the available parking for the overall site that complies with
UDC standards. Based on 2,365 square feet,a minimum of nine(9)off-street parking spaces are
required to be provided; a total of 19 spaces are proposed, including 6 compact spaces,which exceed
the minimum standard.
Hours of Operation: The hours of operation are restricted to 6:00 am to 11:00 pm in the C-C zoning
district per UDC 11-2B-3B.
Dimensional Standards: Future development should be consistent with the dimensional standards
listed in UDC Table 11-2B-3 for the C-C zoning district.
Access: A right-in/right-out driveway access is proposed via S. Eagle Rd.to the north of this site as
shown on the site/landscape plans. Access is also available through an ingress-egress easement with
the property to the east via S. Titanium Ave., a local street off E.Victory Rd.
Parking: As noted above,UDC 11-4-3-49 includes parking standards for restaurants,which the site
plan demonstrates compliance.
A minimum one(1)bicycle parking space is required to be provided for every 25 vehicle spaces or
portion thereof per UDC 11-3C-6G;bicycle parking facilities are required to comply with the location
and design standards listed in UDC 11-3C-5C. A bicycle rack is proposed north of the building for
two (2)bicycles in accord with this requirement. A detail of the bicycle rack should be submitted
with the Certificate of Zoning Compliance application that demonstrates compliance with the
standards in UDC 11-3C-5C.
Pedestrian Walkways: Where pathways cross vehicular driving surfaces,they're required to be
distinguished from the vehicular driving surface through the use of pavers,colored or scored
concrete,or bricks.The site plan submitted with the Certificate of Zoning Compliance
application should reflect compliance with this standard.
Landscaping: Parking lot landscaping is required to be provided in accord with the standards
listed in UDC 11-3B-8C; where it's not feasible to comply with the standards due to the
irrigation district easement for the McDonald Lateral,alternative compliance should be
requested as set forth in UDC 11-5B-5. The landscape plan submitted with the Certificate of
Zoning Compliance application should reflect compliance with this standard; or an alternative
compliance application should be submitted.
Street buffer landscaping along S. Eagle Rd. and E.Victory Rd. is required to be installed with the
Phase 2 subdivision improvements. Because ACHD is requiring the construction of a northbound
right-turn lane on Eagle Rd.that may affect the width of the street buffer approved with the
Page 4
final plat, Staff recommends the site and landscape plans are updated accordingly to include
the right-turn lane and the minimum 25-foot wide street buffer along Eagle Rd. required by
UDC Table 11-211-3.If the existing sidewalk is being removed to allow for the construction of
the right-turn lane, a detached sidewalk should be constructed in accord with UDC 11-3A-17C.
Waterways: The McDonald Lateral crosses this site within a 41-foot wide easement. The lateral is
proposed to be piped with the subdivision improvements. The building is proposed to be located
outside of the easement.
Mechanical Equipment: All mechanical equipment on the back of the building and outdoor service
and equipment should be incorporated into the overall design of buildings and landscaping so that the
visual and acoustic impacts of these functions are fully contained and out of view from adjacent
properties and public streets as set forth in UDC 11-3A-12.
Building Elevations: Conceptual building elevations were submitted as shown in Section VII.0 that
incorporate a mix of materials consisting of fiber cement lap and board and batten siding with metal
panel accents. The proposed materials are consistent with those in the residential portion of the
development to the east in accord with the Development Agreement. The final design shall be
consistent with the design standards listed in the Architectural Standards Manual and with the
Development Agreement.
Certificate of Zoning Compliance&Design Review: 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 the conditions in Section VH,UDC standards
and design standards.
VI. DECISION
A. Staff:
Staff recommends approval of the proposed conditional use permit with the conditions included
in Section VIII per the Findings in Section IX.
Page 5
VII. EXHIBITS
A. Proposed Site Plan(dated: 9/23/2021)
_r zf
aE-
zj
O_:moo lLTA�I18�-F---_ � I Q. ..•.�.��...�...•,,. �
j q -
-------------
A� ✓f ......__.®� ..I — I,I ®~mow w�_�.':a_.�.,..,•, u 5d
ii �Q � MIf _ - � l..ir.r~r i �rre�_.rarm.�-�•er F N 3
4 r _
T lie
- - r� � �� ,I ,emu•� � , x _q �
MERU-
_w..�..
Ga ;�� r ��.` La.mo.unueu� _ jT y a
l l I I l l I I I _-. _- - • ' 'al _ _W
0IGLIHEw
iPLAN
C1.o1
Page 6
B. Proposed Landscape Plan(dated: 9/24/2021)
1AN65CAPE 5CHEDNLE ALTA HILLS LANE V
'f. !
Z # z
LLI
W�7p�
z 11
w z
LU
to
U 5
CM IS LU
� � m
a a xww..mva. �ako,m,rno.ean,.m v .o�r��p� a, —
or.crxmacow. VlCrpiYR[Yill
SITEAMEMI WHIMULE
a
REFS RENCE NOTE6 MERdANCITY DATA
VI
aB�mLroie
L2.01
Page 7
C. Building Elevations(dated: 7/21/21)
ipLMnt
I
/1FASf EIEYATgN1
Sdenatic Hesu�
ELEVATIONS
7 �lN6RTH FlEYA1pNl
SD2.1
MLMnt
/.1WESTBEVATION7
revwons.
Sdema°c Design_
€ ELB'ATI0N5
.3iYa—
sOImIELEVAnCH1 5D2.2
._
Page 8
VIII. CITY/AGENCY COMMENTS & CONDITIONS
A. PLANNING
1. Future development of this site shall comply with the previous conditions of approval and
terms of the existing Development Agreement [H-2019-0099 Inglewood Place Subdivision
(AZ,PP)—Inst. #2019-124424; FP-2021-0037 (Inglewood Place Subdivision No. 2)] and the
conditions contained herein.
2. The site plan and landscape plan submitted with the Certificate of Zoning Compliance
application shall be revised as follows:
a. The stacking lane, menu and speaker location(s),and window location shall be depicted
in accord with UDC 11-4-3-IIB.
b. All mechanical equipment on the back of the building and outdoor service and equipment
areas should be incorporated into the overall design of buildings and landscaping so that
the visual and acoustic impacts of these functions are fully contained and out of view
from adjacent properties and public streets as set forth in UDC 11-3A-12.
c. Include a detail of the bicycle rack that demonstrates compliance with the design
standards in UDC 11-3C-5C.
d. Where pathways cross vehicular driving surfaces,they shall be distinguished from the
vehicular driving surface through the use of pavers, colored or scored concrete, or bricks
as set forth in UDC 11-3A-19B.4b.
e. Depict landscaping within all planter islands within the parking area in accord with the
standards listed in UDC 11-3B-8C; where it's not feasible to comply with the standards
due to the irrigation district easement for the McDonald Lateral, alternative compliance
shall be requested as set forth in UDC 11-5B-5.
f. Depict the northbound right-turn lane on S. Eagle Rd. as required by ACHD with a
minimum 25-foot wide street buffer in accord with UDC Table 11-213-3 and a 5-foot
wide detached sidewalk in accord with UDC I I-3A-17C.
3. Compliance with the standards listed in UDC 11-4-3-11 —Drive-Through Establishment and
11-4-3-49—Restaurant is required.
4. The driveway access via S. Eagle Rd. is restricted to a right-in/right-out access per the
Development Agreement.
5. No building permits shall be issued for this site until the property has been subdivided.
6. The hours of operation are restricted to 6:00 am to 11:00 pm in the C-C zoning district per
UDC 11-213-313.
7. A Certificate of Zoning Compliance and Design Review application shall be submitted and
approved 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 11-3A-19; the design
standards listed in the Architectural Standards Manual and with the Development Agreement.
The Development Agreement requires some of the same design elements to be incorporated in
the commercial portion of the development as in the residential portion.
8. The conditional use permit is valid for a maximum period of two (2) years unless otherwise
approved by the City. During this time, the Applicant shall commence the use as permitted in
accord with the conditions of approval, satisfy the requirements set forth in the conditions of
approval, and acquire building permits and commence construction of permanent footings or
Page 9
structures on or in the ground as set forth in UDC 11-5B-6.A time extension may be requested
as set forth in UDC 11-5B-6F.
B. ADA COUNTY HIGHWAY DISTRICT(ACHD)
Staff Report:
https:llweblink.meridiancity.ory WWebLinkIDocView.aspx?id=243245&dbid=0&repo=MeridianC
Lty
https:llweblink.meridiancity.orzlWebLinkIDocView.aspx?id=241022&dbid=0&repo=MeridianC
ky
C. BOISE PROJECT BOARD OF CONTROL(BPBC)
https://weblink.meridianciV.org/WebLink/DocView.aspx?id=242203&dbid=0&repo=Meridian C
ky
D. NAMPA&MERIDIAN IRRIGATION DISTRICT(NMID)
https:llweblink.meridianciU.orQ/WebLinklDocView.aspx?id=243209&dbid=0&repo=MeridianC
iv
IX. FINDINGS
Conditional Use(UDC 11-5B-6)
Findings: The commission shall base its determination on the conditional use permit request upon the
following:
I. 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-C 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 restaurant(coffee shop) with a drive-through will be harmonious with
the Comprehensive Plan and is consistent with applicable UDC standards with the conditions
noted in Section VIII 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, construction, operation and maintenance of the proposed use will be
compatible with other uses in the general neighborhood, with the existing and intended character
of the vicinity and will not adversely change the essential 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 VIII 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.
Page 10
Staff ,finds the proposed use 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.
Stafffinds 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)
Staff ,finds 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:
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.
Page 11