HomeMy WebLinkAboutSilverstone Corporate Plaza CUP-08-012 DES-08-018~~~:~:~~~~~~
JUN Z 5 2008
CITY OF MERIDIAN
FINDINGS OF FACT, CONCLUSIONS OF
LAW AND
DECISION & ORDER
.~ ,. 'AN
: _ ., ;
E IDIAl~' ~-=
In the Matter of Conditional Use Permit for a drive-through establishment within 300 feet
of another drive-through establishment and design review approval for a structure that
exceeds 60,000 square feet in an existing C-C zone for Silverstone Corporate Plaza, by the
Sundance Company
Case No(s). CUP-08-012 and DES-08-018
For the Planning and Zoning Commission Hearing Date of: June 19, 2008
A. Findings of Fact
Hearing Facts (see attached Staff Report for the hearing date of June 19, 2008
incorporated by reference)
2. Process Facts (see attached Staff Report for the hearing date of June 19, 2008
incorporated by reference)
3. Application and Property Facts (see attached Staff Report for the hearing date of June 19,
2008 incorporated by reference)
4. Required Findings per the Unified Development Code (see attached Staff Report for the
hearing date of June 19, 2008 incorporated by reference)
B. Conclusions of Law
1. The City of Meridian shall exercise the powers conferred upon it by the "Local Land Use
Planning Act of 1975," codified at Chapter 65, Title 67, Idaho Code (LC. §67-6503).
2. The Meridian Planning & Zoning Commission takes judicial notice of its Unified
Development Code codified at Title 11 Meridian City Code, and all current zoning maps
thereo£ The City of Meridian has, by ordinance, established the Impact Area and the
Amended Comprehensive Plan of the City of Meridian, which was adopted August 6,
2002, Resolution No. 02-382 and Maps.
3. The conditions shall be reviewable by the City Council pursuant to Meridian City Code §
11-SA.
4. Due consideration has been given to the comment(s) received from the governmental
subdivisions providing services in the City of Meridian planning jurisdiction.
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
CASE NO(S). CUP-08-012 and DES-08-O1 S
Page 1
5. It is found public facilities and services required by the proposed develop~nent will not
impose expense upon the public if the attached conditions of approval are imposed.
6. That the City has granted an order of approval in accordance with this Decision, which
shall be signed by the Chair and City Clerk and then a copy served by the Clerk upon the
applicant, the Planning Department, the Public Works Department and any affected party
requesting notice.
That this approval is subject to the Conditions of Approval in the attached Staff Report
for the hearing date of June 19, 2008 incorporated by reference. The conditions are
concluded to be reasonable and the applicant shall meet such requirements as a condition
of approval of the application.
C. Decision and Order
Pursuant to the Planning & Zoning Commission's authority as provided in Meridian City
Code § 11-SA and based upon the above and foregoing Findings of Fact which are herein
adopted, it is hereby ordered that:
1. The applicant's site plan as evidenced by having submitted the site plan dated May 13,
2008 is hereby conditionally approved; and,
2. The applicant's landscape plan as evidenced by having submitted the landscape plan
dated May 22, 2008 is hereby conditionally approved; and,
3. The applicant's building elevations as evidenced by having submitted the building
elevations for design review dated April 17, 2008 is hereby conditionally approved;
and,
4. The site specific and standard conditions of approval are as shown in the attached Staff
Report for the hearing date of June 19, 2008 incorporated by reference.
D. Notice of Applicable Time Limits
Notice of Eighteen (18) Month Conditional Use Permit Duration
Please take notice that the conditional use permit, when granted, shall be valid for a
maximum period of eighteen (18) months 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
structures on or in the ground. For conditional use permits that also require platting, the
final plat must be recorded within this eighteen (18) month period. For projects with
multiple phases, the eighteen (18) month deadline shall apply to the first phase. In the
event that the development is made in successive contiguous segments or multiple
phases, such phases shall be constructed within successive intervals of one (1) year
from the original date of approval. If the successive phases are not submitted within the
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DEC1SlON & ORDER
CASE NO(S). CUP-08-012 and DES-OS-018
Page 2
one (1) year interval, the conditional approval of the future phases shall be null and
void. Upon written request and filed by the applicant prior to the termination of the
period in accord with 11-SB-6.G.1, the Director may authorize a single extension of the
time to commence the use not to exceed one (1) eighteen (18) month period. Additional
time extensions up to eighteen (18) months as detennined and approved by the
Commission may be granted. With all extensions, the Director or Commission may
require the conditional use comply with the current provisions of Meridian City Code
Title 11.
E. Notice of Final Action and Right to Regulatory Takings Analysis
The Applicant is hereby notified that pursuant to Idaho Code 67-8003, a denial of a plat
or conditional use permit entitles the Owner to request a regulatory taking analysis.
Such request must be in writing, and must be filed with the City Clerk not more than
twenty-eight (28) days after the final decision concerning the matter at issue. A request
for a regulatory takings analysis will toll the time period within which a Petition for
Judicial Review may be filed.
2. Please take notice that this is a final action of the governing body of the City of
Meridian, pursuant to Idaho Code § 67-6521 an affected person being a person who has
an interest in real property which may be adversely affected by the issuance or denial of
the conditional use permit approval may within twenty-eight (28) days after the date of
this decision and order seek a judicial review as provided by Chapter 52, Title 67, Idaho
Code.
F. Attached: Staff Report for the hearing date of June 19, 2008
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
CASE NO(S). CUP-08-012 and DES-08-018
Page 3
~
By action of the Planning & Zonin~ Commission at its regular meeting held on the
day of , 2008.
COMMISSIONER DAVID MOE
(Chair)
COMMISSIONER MICHAEL ROHM
COMMISSIONER WENDY NEWTON-HUCKABAY
COMMISSIONER TOM O'BRIEN
VOTED
VOTED
VOTED ~
VOTED~~LP,(~
COMMISSIONER JOE MARSHALL VOTED
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CHAIRMAN DAV~ MOE
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Attest: `~ '~~ '
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ara Green, Deputy City ~ler ~ o~ ~
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Copy served upon Applicant,~~ ~'i~'ii r~~~lrap~artment, Public Works Department and City
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Attorney.
By: `~,'~~ Dated: ~~~~ ~0
City Clerk's Office
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
CASE NO(S). CUP-08-012 and DES-08-018
Page 4
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JUNE 19, 2008
STAFF REPORT Hearing Date: June 19, 2008
TO: Planning & Zoning Commission E IDIAN%-~''
FROM: Bill Parsons, Associate City Planner
208-884-5533
SUBJECT: Silverstone Corporate Plaza
• CUP-08-012
Conditional Use Permit for a drive-through establishment within 300 feet of
another drive-through establishment
• DES-08-018
Design Review approval for a structure that exceeds 60,000 square feet in an
existing GC zone
1. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST
The applicant, Sundance Company, has applied far Conditional Use Permit (CUP) approval of a
drive through establishment within 300 feet of another drive through establishment. Design Review
(DES) approval is also requested because the proposed building exceeds 60,000 square feet in an
existing GC zone as required by UDC 11-3A-19. The subject site is consists of three platted lots that
total approximately 6.2 acres within the Silverstone Corporate Center Subdivision. The subject site is
generally located at the southeast corner of E. Overland Road and S. Eagle Road.
The subject sites are currently zoned GC (Community Business District). The applicant is proposing
to construct an 116,121 square foot multi purpose building that includes three drive-through teller
windows and ATM services on this site. UDC 11-2B-2 lists a drive-through facility as an
Accessory/Conditional use in the C-C zone, with Specific Use Standards for Drive-through
Establishments. The Specific Use Standards listed in UDC 11-4-3.11 for Drive-through
Establishments require Conditional Use Permit (CUP) approval for drive-through facilities that are
within 300 feet of another drive-through facility or a residential district or an existing residence,
prior to submittal of a Certificate of Zoning Compliance application.
2. SUMMARY RECOMMENDATION
Staff has provided detailed analysis of the requested CUP and DES applications below. Per UDC 11-
SA-2, the Planning & Zoning Commission is not reyuired to make a decision on the DES application.
Staff is recommending approval of CUP-08-012 (and DES-08-018) for Silverstone Corporate
Plaza, as presented in the Staff Report for the hearing date of June 19, 2008, based on the
Findings of Fact as listed in Exhibit C and subject to the conditions listed in Exhibit B. The
Meridian Planning and Zonin~ Commission heard this item on June 19, 2008. At the public
hearin~, the Commission moved to approve CUP-08-012.
a. Summarv of Commission Public Hearin~:
i. In favor: Cornel Larson
ii. In o~position: None
iii. Commentin ~~
iv. Written testimony: None
v. Staff presentin~pplication: Bill Parsons
vi. Other staff commenting on application: None
b. Kev Issues of Discussion bv Commission:
i. None
Silverstone Corporate Plaza CUP-08-012, DES-08-018 Page 1
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JUNE 19, 2008
c. Key Commission Chan~es to Staff Recommendation:
i. None
3. PROPOSED MOTIONS
Approval
After considering all staff, applicant and public testimony, I move to approve File Number CUP-08-
012 (and DES-08-018, optional) as presented during the hearing date of June 19, 2008, with the
following modifications to the conditions of approvaL (add any proposed modifications).
Denial
After considering all staff, applicant and public testimony, I move to deny File Number CUP-08-012
(and DES-08-018, optional) as presented during the hearing of June 19, 2008, for the following
reasons: (you must state specific reason(s) for the denial of the conditional use permit and what the
applicant may do to gain your approval in the future.)
Continuance
After considering all staff, applicant and public testimony, I move to continue File Number CUP-08-
012 (and DES-08-018, optional) to the hearing date of (insert continued hearing date here) for the
following reason(s): (you should state specific reason(s) for continuance.)
4. APPLICATION AND PROPERTY FACTS
a. Site Address / Location:
3421 E. Overland Road (Parcel #'s R7909790010, R7909790022, R7909770115)
Section 21, Township 3 North, Range 1 East
b. Owner:
Sundance Company
9100 Blackeagle Drive
Meridian, ID 83709
c. Applicant:
Same as above
d. Representative: Brad Marczuk, Larson Architects
e. Present Zoning: GC (Community Business District)
f. Comprehensive Plan Land Use Designation: Mixed Use - Regional
g. Description of Applicant's Request: The applicant is requesting Conditional Use Pertnit approval
for a drive-through establishment within 300 feet of another drive through business. Design
Review (DES) approval is also requested because the proposed building exceeds 60,000 square
feet in an existing GC zone. Note: The Commission is not reguirecl to make a decision on the DR
applicution.
1. Date of Site Plan (See Exhibit A): May 13, 2008
2. Date of Landscape Plan (See Exhibit A): May 22, 2008
3. Date of Building Elevations (See Exhibit A): April 17, 2008
5. PROCESS FACTS
a. The subject application will in fact constitute a conditional use per City Ordinance. By reason of
the provisions of UDC 11-SB-6, a public hearing is required before the Planning and Zoning
Commission on this matter.
b. The subject application will in fact require design review per City Ordinance. By reason of the
Silverstone Corporate Plaza CUP-08-012, DES-08-018 Page 2
CITY OF MERIDIAN PLANN[NG DEPARTMENT STAFF REPORT FOR THE HEARWG DATE OF JUNE 19, 2008
provisions of UDC 11-SA-2, a public hearing is not required on this matter.
c. Newspaper notifications published on: June 2 and June 16, 2008
d. Radius notices mailed to properties within 300 feet on: May 23, 2008
e. Applicant posted notice on site by: June 9, 2008
6. LAND USE
a. Existing Land Use(s): The site currently consists of three vacant commercially (GC) zoned
parcels in the Silverstone Corporate Center Subdivision.
b. Description of Character of Surrounding Area: This area is transitioning to a mix of commercial
and office uses.
c. Adjacent Land Use and Zoning:
1. North: Proposed Commercial Development (Overland Village); zoned RUT Ada County
(requesting GG zoning)
2. West: Silverstone Subdivision; zoned GC
3. South: Silverstone Subdivision; zoned C-G
4. East: Silverstone Subdivision; zoned C-G
d. History of Previous Actions: In 2001, the subj ect property was annexed and zoned (AZ-O 1-001)
from RUT (Ada County) to GC (Community Business District); preliminary platted approval
(PP-O 1-001) of 15 building lots and one coinmon lot and conditional use approval for a
Commercial Planned Development (CUP-O1-001). The final plat (FP-01-019) for Silverstone
Corporate Center was also approved in 2001.
e. Existing Constraints and Opportunities:
1. Public Works:
Location of sewer: Sewer is already stubbed to this lot.
Location of water: Water is already stubbed to this lot.
Issues or concerns: A Flood Plain development permit is required.
2. Vegetation: None existing
3. Floodplain: A portion of this property lies within a FEMA recognized flood plain.
4. Canals/Ditches Irrigation: N/A
5. Hazards: NA
6. Size of Property: 6.2 acres
7. Description of Use: Proposed 1 16,121 square foot multi use building with a full range of
banking services.
f. Suinmary of Proposed Streets and / or Access: The applicant is not proposing any new access
points to E. Overland Road and none are approved. The subject property is accessed from a
private access easement on the west side of the property that extends from E. Overland Road and
runs south/southwest to S. Eagle Road. The drive aisle that's runs parallel to E. Overland Road
connects to the Silverstone Point parcel to the east which provides another full access point to E.
Overland Road. Two additional driveways connect to S. Silverstone Way and provide cross-
access with the surrounding developed parcels.
Silverstone Corporate Plara CUP-08-012, DES-08-018 Page 3
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARWG DATE OF JUNE 19, 2008
g. Landscaping:
1. Width of street buffer(s): Per City Code (UDC Table I1-2B-3), a 35-foot wide landscape
street buffer is required adjacent to E. Overland Road, a classified arterial street and entryway
corridor. A 20-foot wide landscape street buffer is required adjacent to S. Silverstone Way, a
collector street.
2. Width of buffer(s) between land uses: Per City Code (UDC Table 11-2B-3) a 25-foot wide
landscape buffer is required between C-G zoned properties and residential uses. However,
there are no residential uses that directly abut the site.
3. Other: Per UDC 11-3B-8C, a 5-foot landscape buffer is required along all interior lot lines
that are adjacent to parking, loading, and drive ways.
7. AGENCY COMMENTS
On May 30, 2008 a joint agency and departments meeting was held with service providers in this
area. The agencies and departments present include: Meridian Fire Department, Meridian Police
Department, Meridian Parks Department and Meridian Public Works Department. Staff has included
comments, conditions and recommended actions in Exhibit B below.
8. COMPREHENSIVE PLAN POLICIES AND GOALS
The 2002 Comprehensive Plan Future Land Use Map designates the subject property as "Mixed Use
- Regional (MU-R)." Per Chapter VII of the Comprehensive Plan, the Mixed Use land use category
contains five sub-categories. "Generally, the mixed-use designation will provide for a combination of
compatible land uses that are typically developed under a master or conceptual site plan. The purpose
of this designation is to identify key areas which are either infill in nature or situated in highly visible
or transitioning areas of the city where innovative and flexible design opportunities are encouraged.
The intent of this designation is to offer the developer a greater degree of design and use flexibility."
The MU-R category allows for residential densities of 3 to 40 units per acre. This category includes
uses such as grocery stores, drug stores, coffee/sandwich shops, dry cleaner/Laundromat, professional
offices, retail/gift shops, clothing stores, garden centers, restaurants, banks, drive-thru facilities, auto
service stations, department stores, medical/dental clinics, schools, parks, churches, public uses,
clubhouses, hardware stores, salons, daycares, entertainment uses, major employment centers, and
clean industry.
Per the Comprehensive Plan, a mixed use project shall include a principal use (retail, office,
professional, or residential) and at least one other type of land use. Exceptions may be granted from
smaller sites on a case by case basis. This site is only proposing one type of use (professional offices,
conference room leases, and regional bank headquarters with drive through services). Because of the
surrounding uses and it's proximity to a very busy intersection, staff does not believe that an
additional type of use should be required in this case and that the proposed use of the property is the
most appropriate.
The subject site is currently zoned GC, which complies with the MU-R land use designation. Staff
finds that the future commercial use of the property for professional offices, conferences and a
regional bank headquarters uses generally conforms to the stated purpose, intent, and standards of the
MU-R land use category within 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):
• Chapter VII, Goal IV, Objective D, Action 2-"Restrict curb cuts and access points on
collectors and arterial streets."
Silverstone Corporate Plaza CUP-08-012, DES-08-018 Page 4
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JUNE 19, 2008
E. Overland Road is designated a principal arterial. Access points for the subject site were
e>>aluated and approved wit/t the Silverstone Corporate Center Subdivision. No additional
acce.rs points are proposed with this application.
Chapter VII, Goal IV, Objective D, Action 4-"Require appropriate landscape and buffers
along transportation corridors (setback, vegetation, low walls, berms, etc.)."
Overland Road is classified as an arterial street and is designated as an entryway corridor to
the City. By Ciry Ordinance, a 35-foot wide landscape buffer is required adjacent to
Overland Road. A 20 foot wide buffer is required adjacent to S. Silverstone Way, a collector
street. These landscape buffers are currentlv installed and will re~nain protected during the
construction of the proposed huilding.
• Chapter V, Goal III, Objective D, Action 5-"Require all commercial businesses to install
and maintain landscaping."
In addition to the required streetscape huffers, planter is/ands an~l 5-foot landscape buffers
are required ac~jacent to drive aisles and parking. On the submitted landscape plan the
applicant generally complies with this requirement. See Landscaping in the Analysis section
below.
Chapter N, Goal I, Objective A, Action -"Permit new... commercial development only
where urban services can be reasonably provided at the time of final approval and
development is contiguous to the City."
City water and sewer are stz~hbed to the parcels.
• Chapter VII, Goal 1, Objective B-"Plan for a variety of commercial and retail opportunities
within the Impact Area."
Staff believes that the proposed use contrzbutes to the mix of uses in tlze area which include:
offices, restaurants, retai/ stores, coffee shops, hotels, personal service shops etc.
Staff be[ieves that the proposed use is consisteilt with the Comprehensive Plan and is compatible
with the surrounding uses. Staff recommend.s that the Commission rely on any verbal or written
testimony that may be provided at the public hearin~g when determining if the applicant'.s request i.s
appropriate for this property.
9. UNIFIED DEVELOPMENT CODE
Zoning Schedule of Use Control: UDC 11-2B-2 lists a drive-through facility as an
Accessory/Conditional use in the C-C zone, with Specific Use Standards far Drive-through
Establishments. The Specific Use Standards listed in UDC 11-4-3.11 for Drive-through
Establishments require Conditional Use Permit (CUP) approval for drive-through facilities that
are within 300 feet of another drive-through facility or a residential district or an existing
residence (see Section 10 below for additional specific use standards related to drive-through
establishments). The subject properry is within 300 feet of another drive through , facility (Tru
Grocer Credit Union) west of the subject site.
b. Purpose Statement of Zone: 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. Four
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.
10. ANALYSIS
Silverstone Corporate Plaza CUP-08-012, DES-08-018 Page 5
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JUNE 19, 2008
Analysis of Facts Leading to Staff Recommendation: The applicant is proposing to construct
an 116,121 square foot multi purpose building with drive-through bank teller and ATM services
on the subj ect property. The UDC (11-4-3.11) requires CUP approval for drive-through
establishments that are proposed to be located within 300 feet of an existing residence and/or a
residential district and/or another drive through business. Compliance with the design standards
listed in UDC 11-3A-19C pertaining to the site and building design is also required for properties
that are adjacent to an entryway corridor and/or exceed 60, 000 square feet in the GC zoning
district. In compliance with the aforementioned UDC requirements, the applicant has submitted
CUP and DES applications for the proposed Silverstone Corporate Plaza building.
Landscaping: The applicant has submitted a landscape plan prepared on May 22, 2008 by The
Land Group, labeled as Sheet L1.00. The street buffer landscaping along E. Overland Road and S.
Silverstone Way were reviewed and approved with the final plat for Silverstone Corporate Center
Subdivision. Staff has reviewed the internal parking lot landscaping depicted on the landscape
plan and found it generally complies with the landscaping requirements in UDC 11-3B-8. The
applicant is proposing covered parking for 108 parking stalls located at the south side of the
building. The required planter islands are located under the parking canopy structure and
does not allow for the planting of trees. The applicant still has complied with the UDC not
exceeding the 12 parking stalls in a row. In addition, shrubs and other vegetative
groundcover are proposed as plantings. Therefore staff is not proposing any changes to the
landscape plan.
Parking: Per UDC 11-3G6, one vehicle parking space per 500 square feet of gross floor area is
required in commercial districts. The proposed building consists of 116,121 square feet; thus, 232
parking spaces are required. The applicant is proposing 405 parking spaces on the site which
complies with this requirement.
Also, per UDC 11-3C-6, one bicycle parking space shall be provided for every 25 vehicle
parking spaces. The applicant should provide 3 bike racks on the site to accommodate the
16 required bike parks. Staff is recommending the a bike rack be located at the north
entrance of the bank, the south or southeast entrance of the building, and the northwest
entrance of the building.
Specific Use Standards for Drive-through's: Staff finds that the site plan meets the
requirements set forth in UDC 11-4-3.11, which states that "a site plan shall be submitted that
demonstrates safe pedestrian and vehicular access and circulation on the site and between
adjacent properties." UDC 11-4-3.11 goes on to state:
At a minimum, the site plan shall demonstrate compliance with the following standards:
• Stacking lanes shall have sufficient capacity to prevent obstruction of the public
right-of-way by patrons;
• The stacking lane shall be a separate lane from the circulation lanes needed for access
and parking;
• The stacking lane shall not be located within ten feet (10') of any residential district
or existing residence;
• Any stacking lane greater than one hundred feet (100') in length shall provide for an
escape lane. The applicant is proposing thr•e~ drive through lanes for the site. If
measured,from the speaker box to the 25-foot drive aisle, thc stacking lanes do not
exceed the 100 feet. Fi~rthermorc, staff belie>>es if an additional exit lane is required
there is a possibi/iry that cars H~oirld irse the lane as through lane to get to the other
side of the building rather than drive around the huilding.
Silverstone Corporate Plaza CUP-08-012, DES-08-018 Page 6
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JUNE 19, 2008
• A letter from the Transportation Authority indicating the site plan is in compliance
with the authority's standards and policies shall be required.
Staff finds that the site plan submitted with this application complies with the specific
use standards for a drive through establishment, as set forth in UDC 11-4-3.11C. The
subject site is located within 300 feet of another drive through facility to the west (Tru
Grocer Credit Union). In addition to the proposed facility and the Credit Union, there
are two additional drive through busi~esses (Trade Mark Credit Union and Moxie
Java) within close proximity of each other. Staff realizes there are quite a few drive
through businesses in the area; however the circulation patterns and accesses to these
businesses do not appear to couflict with each other.
Access: The applicant is not proposing any new access points to E. Overland Road and none
are approved. The subject property is accessed from a private access easement on the west
side of the property that extends from E. Overland Road and runs south/southwest to S. Eagle
Road. The drive aisle that's runs parallel to E. Overland Road connects to the Silverstone
Point parcel to the east which provides another full access point to E. Overland Road. Two
additional driveways connect to S. Silverstone Way and provide cross- access with the
surrounding developed parcels. Staff is supportive of the access points for the proposed
development.
Design Review: Because the subject property is located adjacent to an entryway corridor
(Overland Road) and the proposed building exceeds 60,000 square feet, it is subject to the
design standards listed in UDC 11-3A-19C, as follows (staff analysis in italics):
1. Architectural Character:
Facades: Facades visible from a public street shall incorporate modulations in the
fa~ade, roof line recesses and projections along a minimum of twenty percent (20%)
of the length of the facade. The north and northwest elevations face towards E.
Overland Road and exceed the 20% ~nodulations in the fa4ctde, roof lines and
projections. The southeast elel~ation fronts on S. Silverstone Way and complies as
well. The applicant is also proposing covered parking and a covered walkway with
morluluting roof lines to add to the visual character of the building.
b. Primary public entrance(s): The primary building entrance(s) shall be clearly
defined by the architectural design of the building. Windows, awnings, or arcades
shall total a minimum of thirty percent (30%) of the facade length facing a public
street. The przmary entrance is located on the southeast which _faces S. Silverstone
Way. The entrance is accentecl with plaza area constructed of pavers with seating
benches. The front fa~ade is treated with granite paneling and tinted glazing that
exceeds the 30 percent requirement.
c. Roof lines: Roof design shall demonstrate two or more of the following: a)
overhanging eaves, b) sloped roofs; c) two (2) ar more roof planes; d) varying
parapet heights; and e) cornices. The proposed roof design does incorporate varying
parapet heights and roofplane.
d. Pattern variations: At least two (2) changes in one (1) or a combination of the
following shall be incorporated into the building design: color, texture and/ materials.
Majoriry of the building is proposed to be constr-ucted of two different colors of
granite paneling and glass which complies with the UDC.
Silverstone Corporate Plaza CUP-08-012, DES-08-018 Page 7
CITY OF MERIDIAN PLANN[NG DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JUNE 19, 2008
e. Mechanical equipment: All ground-level and rooftop mechanical equipment shall
be screened to the height of the unit as viewed from the property line. All mechanical
equipment will be screened with an enclosure located on the roof. The applicant
complies with this requirement.
2. Color and materials: Exterior building walls shall demonstrate the appearance of high-
quality materials of stone, brick, wood or other native materials. Acceptable materials
include tinted or textured masonry block, textured architectural coated concrete panels,
tinted or textured masonry block, or stucco or stucco-like synthetic materials. Smooth-
faced concrete block, tilt-up concrete panels, or prefabricated steel panels are prohibited
except as accent materials. As mentioned earlier, the barilcling is primarily constritcted of
colored glass and two different granite panels K~ith vertical and horizontal variations in
the glazing pattern. Staff believes the applicant complies with this reguiremen~t.
Parking Lots: No more than seventy percent (70%) of the off-street parking area for the
structure shall be located between the front fa~ade of the structure and abutting streets,
unless the principal building(s) and/or parking is/are screened from view by other
structures, landscaping and/or berms. Par-king for the site is proposed aroi~nd the entire
building; however a majoriry of the parking is located on the sotrth side of the building
and complies with the UDC. In adclition, covered parking and a covered walk~vay is also
proposed that will help break up the parking area and add visual interest on the soa~th
side of the site.
4. Pedestrian walkways:
a. A continuous internal pedestrian walkway that is a minimum of eight feet (8') in
width shall be provided from the perimeter sidewalk to the main building entrance.
The walkway width shall be maintained clear of any outdoor sale displays, vending
machines, or temporary structures. An 8-f'oot wide pedestrian walkway is depicted on
the site plan_from the perinieter sidewalk to the building entrance.from the northwest.
b. The internal pedestrian walkway shall be distinguished from the vehicular driving
surfaces through the use of pavers, colored or scored concrete, or bricks. The
proposed 8-foot wide walkway is proposec~ to be constructed of hrushed and scored
concrete.
c. Walkways at least eight feet (8') in width, shall be provided for any aisle length that
is greater than one-hundred fifty (150) parking spaces or two hundred feet (200')
away from the main building entrance. On the soirth side of the building the applicant
is proposing a covered walkway constructed ofpavers and concrete.
d. The walkways shall have weather protection (including but not limited to an awning
or arcade) within twenty feet (20') of all customer entrance. The applicant is
proposing aYChed canopies over the entrances into the proposed building.
Building Elevations: Building elevations were submitted for this site, prepared by Larson
Architects, labeled as Sheet A-4, dated May 2, 2008. After reviewing the submitted
elevations with the application submittal, the building far exceeds the design review
requirements of the UDC. Therefore no changes are proposed from the Planning
Department.
Site Design: The applicant has submitted a site plan with this CUP application. Staff has
reviewed the submitted site plan and is not proposing any changes. All parking and drive aisles
Silverstone Corporate Plaza CUP-08-012, DES-08-018 Page g
CITY OF MERIDIAN PLANNWG DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JUNE 19, 2008
comply with the UDC dimensional standards. Therefore, staff is supportive of the site design as
proposed.
Floodplain: A portion of this site along the north and east property boundary is located within
the 100-year floodplain, in flood zone AE, respectively. The proposed building location is
within this area. Any work or improvement within the floodplain on this property shall
file a floodplain development application with the City of Meridian Public Works
Department prior to commencement of the work.
Certificate of Zoning Compliance (CZC): The purpose of a Certificate of Zoning Compliance
(CZC) permit is to ensure that all construction, alterations and/or the establishment of a new use
complies with all of the provisions of the UDC befare any work on the structure is started and/or
the use is established (UDC 11-SB-lA). To ensure that all of the conditions of approval listed in
Exhibit B are complied with, the applicant will be required to obtain a CZC from the Planning
Department prior to receiving a building permit.
b. Staff Recommendation: Staff is recommending approval of CUP-08-012 and DES-08-O18 for
Silverstone Corporate Plaza, as presented in the Staff Report for the hearing date of June 19,
2008, based on the Findings of Fact as listed in Exhibit C and subject to the conditions listed
in Exhibit B. The Meridian Plannin~ and Zonin~ Commission heard this item on June 19,
2008. At the public hearin~, the Commission moved to approve CUP-08-012.
11. EXHIBITS
A. Drawings
1. Vicinity Map
2. Site Plan (dated 5/13/08)
3. Landscape Plan (dated 5/22/08)
4. Building Elevations (dated 5/2/08)
B. Conditions of Approval
1. Planning Department
2. Public Works Department
3. Fire Department
4. Police Department
5. Parks Department
6. Sanitary Service Company
7. Ada County Highway District
C. Required Findings from Unified Development Code
Silverstone Corporate Plaza CUP-08-012, DES-OS-018 Page 9
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JUNE 19, 2008
A. Drawings
1. Vicinity Map
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Exhibit A
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JUNE 19, 2008
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CITY OF MERIDIAN PLANNINC DEPARTMENT STAFF REPORT FOR THE HEARWG DATE OF JUNE 19, 2008
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Exhibit B
CITY OF MERIDIAN PLANNWG DEPARTMENT STAFF REPORT FOR THE HEARWG DATE OF JUNE 19, 2008
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EXfllhl[ B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JUNE 19, 2008
B. Conditions of Approval
1. PLANNING DEPARTMENTS
1.1 The Site Plan, labeled Sheet SP-1, prepared by Larson Architects, dated May 13, 2008, included
in Exhibit A, is approved, with no changes.
1.2 The request for Design Review approval of the site and proposed building with a drive-through
facility is approved, as proposed.
1.3 The 8-foot wide pedestrian pathway depicted on the site and landscape plans at the west boundary
of the site connecting from the perimeter sidewalk perimeter sidewalk to the building entrance
from the northwest shall be distinguished from vehicular driving surfaces through brushed and
scored concrete, as proposed.
1.4 Weather protection (i.e. awning, arcade, etc.) shall be installed within 20 feet of all customer
entrances, in compliance with UDC 11-3A-19C4d; depict on revised elevations submitted with
the Certificate of Zoning Compliance application.
1.5 The Landscape Plan, labeled Sheet L1.00, prepared by The Land Group, dated May 22, 2008, is
approved.
1.6 A bike rack shall be located at the north entrance of the bank, the south or southeast entrance of
the building, and the northwest entrance of the building. A total of 16~ bike parks shall be
provided on site.
1.7 The site plan submitted with the Certificate of Zoning Compliance shall be revised to depict the
stacking lane, menu and speaker location (if applicable), and window location for the drive
through window, as required by UDC 11-4-3-11B.
1.8 The subject drive-through design is approved as proposed with the conditions noted herein, as it
complies with the standards set forth in UDC 11-4-3.11. Submit a letter from the Transportation
Authority (ACHD) indicating the site plan is in compliance with the authority's standards and
policies.
1.9 The applicant shall comply with the outdoor lighting standards listed in UDC 11-3A-11.
1.10 All business signs require a separate sign permit in compliance with the sign ordinance (UDC 11-
3D).
1.11 Staff's failure to cite specific ordinance provisions or terms of approval of the Silverstone
development does not relieve the applicant of responsibility for compliance. The applicant shall
comply with all prior conditions of approval for this site.
1.12 To ensure that the conditions of approval for CUP-08-012 and DES-08-018 are complied with,
the applicant shall be required to obtain a Certificate of Zoning Compliance (CZC) permit from
the Planning Department prior to commencement of the drive-through use and construction of
the proposed building.
1.13 All required improvements must be complete prior to obtaining a Certificate of Occupancy for
the proposed development. A temporary Certificate of Occupancy may be obtained by
providing surety to the City in the form of a letter of credit or cash in the amount of 110 % of
the cost of the required improvements (including paving, striping, landscaping, and irrigation).
A bid must accompany any request for temporary occupancy.
Exhibit B
GTY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JUNE 19, 2008
1.14 The applicant shall have a maximum of 18 months to commence the proposed use as permitted in
accord with the conditions of approval listed above.
2. PUBLIC WORKS DEPARTMENT
2.1 Sanitary sewer service to this development is currently stubbed to this site. The applicant shall
coordinate main size and routing with the Public Works Department, and execute standard forms
of easements for any mains that are required to provide service. Minimum cover over sewer
mains is three feet, if cover from top of pipe to sub-grade is less than three feet than alternate
materials shall be used in conformance of City of Meridian Public Works Departments Standard
Specifications.
2.2 Water service is currently stubbed to this site. The applicant shall be responsible to coordinate
main size and routing with Public Works.
2.3 A portion of this property lies within the FEMA recognized flood zone the applicant shall submit
a Base Flood Elevation report from a professional surveyor or other licensed professional
qualified to prepare said document. Said document will be required prior to construction plan
approval. Contact the City of Meridian Flood Plain Administrator Kyle Radek at 898-5500.
2.4 All lots encumbered by the floodplain shall submit a flood plain elevation certification prior to
any type of site construction or grading.
2.5 The City of Meridian requires that pressurized irrigation systems be supplied by a year-round
source of water (MCC 12-13-8.3). The applicant should be required to use any existing surface or
well water for the primary source. If a surface or well source is not available, a single-point
connection to the culinary water system shall be required. If a single-point connection is utilized,
the developer will be responsible for the payment of assessments for the common areas prior to
obtaining a certificate of occupancy.
2.6 All existing structures that are required to be removed shall be prior to obtaining certificates of
occupancy.
2.7 All irrigation ditches, laterals or canals, exclusive of natural waterways, intersecting, crossing or
lying adjacent and contiguous to the area being subdivided shall be tiled per UDC 11-3A-6.
Plans shall be approved by the appropriate irrigation/drainage district, or lateral users association
(ditch owners), with written approval or non-approval submitted to the Public Works Department.
If lateral users association approval can't be obtained, alternate plans shall be reviewed and
approved by the Meridian City Engineer prior to final plat signature.
2.8 Any existing domestic well syste~n within this project shall be removed from domestic service per
City Ordinance Section 9-1-4 and 9-4-8 contact the City of Meridian Engineering Department at
(208)898-5500 for inspections of disconnection of services. Wells may be used for non-domestic
purposes such as landscape irrigation if approved by Idaho Department of Water Resources
Contact Robert B. Whitney at (208)334-2190.
2.9 Any existing septic systems within this project shall be removed from service per City
Ordinance Section 9-1-4 and 9-4-8. Contact Central District Health for abandonment procedures
and inspections (208)375-5211.
2.10 Street signs are to be in place, water system shall be approved and activated, fencing installed,
drainage lots constructed, road base approved by the Ada County Highway District prior to
applying for building permits.
2.11 A letter of credit or cash surety in the amount of 110% will be required for all uncompleted
fencing, landscaping, amenities, pressurized irrigation, sanitary sewer, water, etc., prior to
obtaining a certificate of occupancy.
Exhihit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JUNE 19, 2008
2.12 All development improvements, including but not limited to sewer, fencing, micro-paths,
pressurized irrigation and landscaping shall be installed and approved prior to obtaining
certificates of occupancy.
2.13 Applicant shall be required to pay Public Works development plan review, and construction
inspection fees, as determined during the plan review process, prior to obtaining a certificate of
occupancy.
2.14 Applicant shall be responsible for application and compliance with any Section 404 Permitting
that may be required by the Army Corps of Engineers.
2.15 Developer shall coordinate mailbox locations with the Meridian Post Office.
2.16 All grading of the site shall be performed in conformance with MCC 11-12-3H.
2.17 Compaction test results shall be submitted to the Meridian Building Department for all building
pads receiving engineered backfill, where footing would sit atop fill material.
2.18 The engineer shall be required to certify that the street centerline elevations are set a mini~num of
3-feet above the highest established peak groundwater elevation. This is to ensure that the bottom
elevation of the building pad is at least 1-foot above.
2.19 The applicants design engineer shall certify that all seepage beds out of the public right- of-way
are installed in accordance with the approved design plans. This certification must be received by
the City of Meridian Public Works Department prior to the project receiving final approval
2.20 At the completion of the project, the applicant shall be responsible to submit record drawings
per the City of Meridian AutoCAD standards. These record drawings must be received and
approved prior to the issuance of a certification of occupancy for any structures within the
project.
2.21 One hundred watt, high-pressure sodium streetlights shall be required at locations designated by
the Public Works Department. All streetlights shall be installed at subdivider's expense. Typical
locations are at street intersections and/or fire hydrants. Final design locations and quantity are
determined after power designs are completed by Idaho Power Company. The street light
contractor shall obtain design and permit from the Public Works Department prior to
commencing installations.
3. FIRE DEPARTMENT
3.1 Acceptance of the water supply for fire protection will be by the Meridian Fire Department and water
quality by the Meridian Water Department for bacteria testing.
3.2 Final Approval of the fire hydrant locations shall be by the Meridian Fire Department.
a. Fire Hydrants shall have the 4'/z" outlet face the main street or parking lot aisle.
b. The Fire hydrant shall not face a street which does not have addresses on it.
c. Fire hydrant markers shall be provided per Public Works specifications.
d. Fire Hydrants shall be placed on corners when spacing permits.
e. Fire hydrants shall not have any vertical obstructions to outlets within 10'.
f. Fire hydrants shall be place 18" above finish grade.
g. Fire hydrants shall be provided to meet the requirements of the IFC Section 509.5.
h. Show all proposed or existing hydrants for all new construction or additions to existing
buildings within 1,000 feet of the project.
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JUNE 19, 2008
3.3 All entrance and internal roads and alleys shall have a turning radius of 28' inside and 48' outside
radius.
3.4 All common driveways shall be straight or have a turning radius of 28' inside and 48' outside and
shall have a clear driving surface which is 20' wide and support a weight of 75,000 lbs.
3.5 Any roadway greater than 150 feet in length that is not provided with an outlet shall be required
to have an approved turn around. Phasing of the project may require a temporary approved turn
around on streets greater than 150' in length with no outlet.
3.6 Insure that all yet undeveloped parcels are maintained free of combustible vegetation.
3.7 Fire lanes and streets shall have a vertical clearance of 13'6". This includes mature landscaping.
3.8 Operational fire hydrants, temporary or permanent street signs and access roads with an all weather
surface are required before combustible construction is brought on site.
3.9 Building setbacks shall be per the International Building Code for one and two story construction.
3.10 The roadways shall be built to Ada County Highway Standards cross section requirements and
shall have a clear driving surface, available at all times, which is 20' wide. Streets with less than
a 29' street width shall have no parking. Streets with less than 33' shall have parking only on one
side. These measurements shall be based on the face of curb dimension. The roadway shall be
able to accommodate an imposed load of 75,000 GVW.
3.11 Commercial and office occupancies will require a fire-flow consistent with the International Fire
Code to service the proposed project. Fire hydrants shall be placed per Appendix D.
3. ] 2 The fire department requests that any future signalization installed as the result of the development
of this project be equipped with Opticom Sensors to ensure a safe and efficient response by fire
and emergency medical service vehicles. This cost of this installation is to be borne by the
developer.
3.13 Maintain a separation of 5' from the building to the dumpster enclosure.
3.14 Provide a Knox box entry system far the complex prior to occupancy.
3.15 The first digit of the Apartment/Office Suite shall correspond to the floor level.
3.16 The applicant shall work with Plaruung Departinent staff to provide an address identification plan and
a sign which meets the requirements of the City of Meridian sign ordinance at the required
intersection(s).
3.17 All portions of the buildings located on this project must be within 150' of a paved surface as
measured around the perimeter of the building.
3.18 Provide exterior egress lighting as required by the International Building & Fire Codes.
3.19 There shall be a fire hydrant within 100' of all Fire Department connections.
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JUNE 19, 2008
3.20 All aspects of the building systems (including exiting systems), processes & storage practices shall
be required to comply with the International Fire Code.
3.21 Buildings over 30' in height are required to have access roads in accordance with The International
Fire Code Appendix D Section D105.
3.22 Emergency response routes and fire lanes shall not be allowed to have speed bumps.
323 Buildings or facilities exceeding 30 feet (9144mm) or three stories in height shall have at least three
means of fire apparatus access for each structure. Two of the access roads shall be placed a distance
apart equal to not less than one half of the len~~th of the overall diagonal dimension of the property or
area to be served, measured in a straight line.
3.24 For all Fire Lanes, provide signage "No Parking Fire Lane".
3.25 Buildings or facilities having a gross building area of more than 62,000 square feet (5760 m~) shall
be provided with two separate and approved fire apparatus access roads separated by one half of the
maximum overall diagonal dimension of the property or area to be served, measured in a straight line
between accesses. Exception: Projects having a gross building area of up to 124,000 square feet
(11520 m2) that have a single approved fire apparatus access road when all buildings are equipped
throughout with approved automatic sprinkler systems. (Remoteness Required)
4. POLICE DEPARTMENT
4.1 The Police Department has no concerns related to the site design submitted with the application.
5. PARKS DEPARTMENT
5.1 Comments were not received from the Parks Department on this application.
6. SANITARY SERVICES
6.1 Prior to issuance of a certificate of zoning compliance, the applicant shall submit an approved site
plan from SSC.
7. ADA COUNTY HICHWAY DISTRICT
7.1.1 The applicant shall comply with all previous conditions of approval for this site.
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JUNE 19, 2008
C. Required Findings from Unified Development Code
1. Conditional Use Permit Findings:
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.
The proposed building and drive-through facility on this site can acconunodate and meet all
dimensional and development regulations of this district. The Commission finds that the subject
property is large enough to accommodate the required parking, landscaping and other features
required by the ordinance. The Commission should rely on Staff's analysis, and any oral or written
public testimony provided when determining if this site is large enough to accommodate the
proposed use.
b. That the proposed use will be harmonious with the Meridian Comprehensive Plan and in
accord with the requirements of this Title.
The Commission finds that the Comprehensive Plan designation for this property is "Commercial."
The proposed use is generally harmonious with the Comprehensive Plan and the UDC (see Section
8 above for more information regarding the requirements for this use).
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.
The Commission finds that if the applicant complies with the conditions outlined in this report, the
general design, construction, operation, and maintenance of the drive-through establishment should
be compatible with other future and existing uses in the general neighborhood and the intended
character of the area. The Commission should rely on Staff s analysis, and any oral or written
public testimony provided when determining if this site will be compatible with other uses in the
general vicinity.
d. That the proposed use, if it complies with all conditions of the approval imposed, will not
adversely affect other property in the vicinity.
The Commission finds that if the applicant complies with the conditions outlined in this report, the
proposed use will not adversely affect other property in the area. The Commission should rely upon
any public testimony provided to determine if the development will adversely affect the other
property in the vicinity.
e. T6at the proposed use will be served adequately by essential public facilities and services such
as highways, streets, schools, parks, police and Gre protection, drainage structures, refuse
disposal, water, and sewer.
The Commission finds that sanitary sewer, domestic water, refuse disposal, and irrigation are
currently available to the subject property. Please refer to any comments prepared by the Meridian
Fire Department, Police Department, Parks Department, Sanitary Services Corporation, and ACHD.
Exhibit C
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JUNE 19, 2008
Based on comments from other agencies and departments, the Commission 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.
If approved, the applicant will be financing any improvements required for development. The
Commission finds there will not be excessive additional requirements at public cost and that the
proposed use will not be detrimental to the conununity'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.
The Commission recognizes that traffic and noise will increase with the approval of a drive-through
use in this location; however, Staff does not believe that the amount generated will be detrimental
to the general welfare of the public. The Commission does not anticipate the proposed use will
create excessive noise, smoke, fumes, glare, or odors. Therefore, the Commission finds that the
proposed uses will not be detrimental to people, property or the general welfare of the area.
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.
The Commission finds that there should not be any health, safety or environmental problems
associated with this use that should be brought to their attention. The Commission finds that the
proposed use will not result in the destruction, loss or damage of any natural, scenic or historic
feature of major irnportance.
Exhibit C