HomeMy WebLinkAboutStaff ReportSTAFF REPORT Hearing Date: April 2, 2009
TO: Planning & Zoning Commission Q..�MIERJDIAM-',`
FROM: Bill Parsons, Associate City Planner 0 0 A W 0
208-884-5533 ED
SUBJECT: CUP -09-001 — Keybank MAR 2 6 2069
I. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST CITY ®F0 E
The applicant, Keybank, has applied for Conditional Use Permit (CUP) approval MT fPAMAP OFFICE
institution with a drive-through facility in a C -G zone.
H. SUMMARY RECOMMENDATION
Staff is recommending approval of the proposed development with the conditions of approval listed in
Exhibit B, based on the Findings of Fact and Conclusions of Law in Exhibit C of the Staff Report.
III. PROPOSED MOTION
Approval
After considering all staff, applicant and public testimony, I move to approve File Number CUP -09-001,
as presented in the staff report for the hearing date of April 2, 2009 with the following modifications:
(Add any proposed modifications.) I further move to direct Staff to prepare an appropriate findings
document to be considered at the next Planning and Zoning Commission meeting on April 16, 2009.
Denial
After considering all staff, applicant and public testimony, I move to deny File Number CUP -09-001, as
presented during the hearing on April 2, 2009, for the following reasons: (you must state specific reasons
for denial and what the applicant could do to obtain your approval in the future).
Continuance
After considering all staff, applicant and public testimony, I move to continue File Number CUP -09-001
to the hearing date of (insert continued hearing date here) for the following reason(s): (You should state
specific reason(s) for continuance.)
IV. APPLICATION AND PROPERTY FACTS
A. Site Address/Location:
The site is located at 3270 N. Eagle Road, on the northeast corner of N. Eagle Road and E. Ustick
Road, in the southwest 11/4 of Section 33, Township 4 North, Range 1 East.
B. Owner:
Jeff Stoddard
15 Santa Barbara PI
Laguna Niguel, CA 92677
C. Applicant:
Keybank
2025 Ontario Street
Cleveland, OH 44115-1028
D. Representative:
CSHQA
250 S. 5b Street
Keybank CUP -09-001 PAGE I
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."
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-through 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.
Above, Staff has highlighted the appropriate uses identified in the Comprehensive Plan. The applicant is
proposing a use that is supported by the Mixed Use -Regional land use designation. Therefore, Staff
believes the proposed bank and associated drive-through facility is an appropriate use on this site and is
consistent with the Comprehensive Plan.
Staff finds the following Comprehensive Plan policies to be applicable to this property and apply to the
proposed use (staff analysis in italics):
• Chapter VII, Goal 111, Objective A, Action 1 - Require that development projects have planned
for the provision of all public services.
The City of Meridian plans to provide municipal services to the subject property in the following
manner:
➢ Sanitary sewer and water service will be extended to the project at the developer's
expense.
➢ The subject lands currently lie within the jurisdiction of the Meridian City Fire
Department.
➢ The subject lands currently lie within the jurisdiction of the Meridian Police
Department (MPD).
➢ The roadways adjacent to the subject lands are currently owned and maintained by the
Ada County Highway District (ACHD) and ITD. This service will not change.
Municipal, fee -supported, services will be provided by the Meridian Building Department, the
Meridian Public Works Department, the Meridian Water Department, the Meridian Wastewater
Department, the Meridian Planning Department, Meridian Utility Billing Services, and Sanitary
Services Company.
• Chapter VII, Goal IV, Objective D, Action 2 - "Restrict curb cuts and access points on collectors
and arterial streets."
Access points for the subject site were evaluated and approved with the Smitchger Subdivision.
No additional access points are proposed with this application.
• Chapter VII, Goal N, Objective D, Action 4 - "Require appropriate landscape and buffers along
transportation corridors (setback, vegetation, low walls, berms, etc.)."
Eagle Road and Ustick Road are designated entryway corridors. By City Ordinance, a 35 foot
wide landscape buffer is required adjacent to both roadways. These landscape buffers are
currently installed and will remain protected during construction on this site.
• Chapter V, Goal III, Objective D, Action 5 - "Require all commercial businesses to install and
maintain landscaping."
In addition to the required streetscape buffers, planter islands and 5 -foot landscape buffers are
required adjacent to drive aisles and parking. On the submitted landscape plan the applicant
Keybank CUP -09-001
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complies with this requirement. See Landscaping in the Analysis section below.
• Chapter IV, 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 stubbed to this parcel.
• Chapter VII, Goal 1, Objective B - "Plan for a variety of commercial and retail opportunities
within the Impact Area."
Currently, a bank is not located in this general vicinity of Meridian. Staff believes the proposed
use will provide a needed service in the area.
VIII. UNIFIED DEVELOPMENT CODE
A. 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 proximity to streets
and highways.
B. Schedule of Use: UDC 11-2B-2 lists financial institutions as a permitted use and the associated
drive-through facility as an Accessory/Conditional use in the C -G zone, with Specific Use Standards
for both. 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. The Specific Use Standards in UDC 11-4-3-17
for Financial Institutions requires approval from the Meridian Police Department for the location,
access and safety features of all automated teller machines in accordance with UDC 11-3A-16 (see
Section 9 below for additional specific use standards related to drive-through establishments).
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 proximity to streets
and highways.
C. Dimensional Standards: Development of the site shall comply with the dimensional standards listed
in UDC 11-2B-3 for the C -G zoning district.
D. Landscaping
1. UDC 11 -3B -8C regulates the parking lot standards of the development code (see section 9 below
for further analysis).
E. Off -Street Parking: UDC 11 -3C -6B requires 1 space for every 500 square feet of gross floor area; a
3,473 square foot building is proposed. Based on this amount, 8 parking stalls would be required; 24
are proposed, which complies with this requirement.
F. Self -Service Uses: UDC 11-3A-16 lists the specific requirements for self service uses (see section 9
below for further analysis).
IX. ANALYSIS
A. Analysis of Facts Leading to Staff Recommendation:
1. CUP Application: Conditional use permit approval is requested for a 3,743 square foot bank
with associated drive-through in a C -G district. The Comprehensive Plan designation for this site
is designated as Mixed Use -Regional. Staff is supportive of the proposed use on this site and
Keybank CUP -09-001 PAGE 4
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believes it is consistent with the Comprehensive Plan (see Section VII above for more
information).
Drive -Through Establishment: Per UDC 11-4-3-11, Specific Use Standards apply to the
proposed drive-through use of the property as follows:
• All establishments providing drive-through service shall identify the stacking lane,
speaker location, and window location on the plans submitted with the Certificate of
Zoning Compliance application. The stacking lanes, aim location and speaker locations
are shown and comply with this requirement.
• Stacking lanes shall have sufficient capacity to prevent obstruction of the public right-of-
way by patrons. Staff believes there is sufficient stacking capacity for the proposed
drive-through use.
• The stacking lane shall be a separate lane from the circulation lanes needed for access
and parking. The stacking lanes are separate from the circulation lanes and comply with
this requirement.
• The stacking lane shall not be located within ten feet (10') of any residential district or
existing residence. NA (The proposed stacking lane is not within 10' of a residential
district or residence.)
• Any stacking lane greater than one hundred feet (100') in length shall provide for an
escape lane. The proposed site plan depicts an escape lane.
• A letter from the Transportation Authority indicating the site plan is in compliance with
the authority's standards and policies shall be required. ACHD's comments are provided
in Exhibit B below.
Financial Institutions: Per UDC I1-4-3-17, Specific Use Standards apply to the proposed
financial institution as follows:
• The location, access and safety features of all automated teller machines shall be subject
to review and approval by the Meridian Police Department, and in accord with the
standards set forth in UDC 11-3A-16. The Meridian Police Department has reviewed
and commented on proposed site design of the project and comments are attached in
Exhibit A Further analysis is provided below for self-service uses.
• All ATMs shall be deemed an accessory use to a financial institution. Because this site is
proposing additional automated teller services; CUP procurement is required (see
section 8 above).
Self -Service Uses: Per UDC 11-3A-16, any self-service uses (ATM shall comply with the
following requirements:
• Entrance or view of the self-service facility shall be open to the public street or to
adjoining businesses and shall have low impact lighting. The ATM is located on the
south side of the proposed building and faces Ustick Road, a major arterial.
• Financial transaction areas shall be oriented to and visible from an area that receives
high volumes of traffic, such as a collector or arterial streets. The ATM will be visible
from Ustick Road; designated a major arterial.
• Landscape shrubbery shall be limited to no more than 3 feet in height between entrances
and financial transaction areas and the public street. The applicant shall maintain the
landscaping to comply with this requirement.
Access: Access along Eagle Road and Ustick Road were approved with the Smitchger
Keybank CUP -09-001
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Subdivision. The nearest driveway to this site is a right-in/right-out driveway adjoining Ustick
Road located approximately 392 feet from the intersection. A cross -access agreement exists
between all lots in the subdivision as set forth in the CC&R's, as noted on the plat for Smitchger
Subdivision. Direct lot access is not proposed or approved with this application.
Site Design: The site plan submitted with this application (CSHQA, labeled as Sheet SP.1, dated
2/26/09) depicts one 3,743 square foot building pad. Staff has reviewed the site design for
conformance with the UDC 11-3A-19 and the Meridian Design Manual. Staff finds the site plan
is consistent with the aforementioned documents. Therefore, staff is supportive of the site design
as proposed.
Landscaping: The applicant has submitted a landscape plan dated 2/26/2009 by CSHQA,
labeled as Sheet L1.1. The street buffer landscaping along Eagle Road and Ustick Road were
reviewed and approved with the final plat for Smitchger Subdivision. Staff has reviewed the
internal parking lot landscaping depicted on the landscape plan and finds it complies with the
landscaping requirements in UDC 11-3B-8. Therefore, staff is supportive of the landscape plan
as proposed.
Building Elevations: The Applicant has submitted building elevations with this application that
are included in Exhibit A. Building materials depicted on the elevations include brick veneer in
two different colors, buffstone accent banding, and sandstone prefinished metal cornice detail
along the roofline. Staff is supportive of the proposed elevations as they comply with the design
standards listed in UDC 11-3A-19 and Meridian Design Manual. The future building constructed
on this site shall substantially comply with these elevations.
Design Review: The proposed development is subject to Administrative Design Review in
accord with UDC 11-5B-8. Further, the building and site design are subject to the standards and
guidelines in accord with UDC 11-3A-19 and the Meridian Design Manual. As mentioned
above, staff has reviewed the site design and elevations for compliance with these standards and
guidelines. Therefore, the applicants administrative design review is approved and the elevations
and site design attached in Exhibit A shall not be altered without written approval from the
Planning Department.
X. EXHIBITS
A. Drawings
1. Vicinity/Zoning Map
2. Site Plan (dated: 2/26/09)
3. Landscape Plan (dated: 2/26/09)
4. Building Elevations (dated: 3/13/09)
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
Keybank CUP -09-001 PAGE 6
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1. Vicinity/Zoning Map
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3.2 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.
3.3 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
3.4 Where a portion of the facility or building hereafter constructed or moved into or within the
jurisdiction is more than 400 feet (122 m) from a hydrant on a fire apparatus access road, as
measured by an approved route around the exterior of the facility or building, on-site fire hydrants
and mains shall be provided where required by the code official. For buildings equipped
throughout with an approved automatic sprinkler system installed in accordance with Section
903.3.1.1 or 903.3.1.2 the distance requirement shall be 600 feet (183).
a. For Group R-3 and Group U occupancies, the distance requirement shall be 600 feet (183
M).
b. For buildings equipped throughout with an approved automatic sprinkler system installed
in accordance with Section 903.3.1.1 or 903.3.1.2, the distance requirement shall be 600
feet (183 m).
3.5 Provide exterior lighting as required by the International Building and Fire Codes.
3.6 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.
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 The Parks Department has no concerns with the site design as submitted with the application.
6. Sanitary Service Company
6.1 Prior to issuance of a certificate of zoning compliance, that applicant shall submit an approved site
plan from SSC.
7. Ada County Highway District
SITE SPECIFIC CONDITIONS OF APPROVAL
7.1.1 The applicant shall comply with all previous conditions of approval for this site.
7.1.2 Comply with all Standard Conditions of Approval.
7.2 STANDARD CONDITIONS OF APPROVAL
7.2.1 Any existing irrigation facilities shall be relocated outside of the right-of-way.
7.2.2 Private sewer or water systems are prohibited from being located within any ACHD roadway or
right-of-way.
7.2.3 All utility relocation costs associated with improving street frontages abutting the site shall be
borne by the developer.
7.2.4 Replace any existing damaged curb, gutter and sidewalk and any that may be damaged during the
construction of the proposed development. Contact Construction Services at 387-6280 (with file
number) for details.
7.2.5 Comply with the District's Tree Planter Width Policy.
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7.2.6 Utility street cuts in pavement less than five years old are not allowed unless approved in writing
by the District. Contact the District's Utility Coordinator at 387-6258 (with file numbers) for
details.
7.2.7 All design and construction shall be in accordance with the Ada County Highway District Policy
Manual, ISPWC Standards and approved supplements, Construction Services procedures and all
applicable ACHD Ordinances unless specifically waived herein. An engineer registered in the
State of Idaho shall prepare and certify all improvement plans.
7.2.8 The applicant shall submit revised plans for staff approval, prior to issuance of building permit
(or other required permits), which incorporates any required design changes.
7.2.9 Construction, use and property development shall be in conformance with all applicable
requirements of the Ada County Highway District prior to District approval for occupancy.
7.2.10 Payment of applicable road impact fees are required prior to building construction. The assessed
impact fee will be based on the impact fee ordinance that is in effect at that time.
7.2.11 It is the responsibility of the applicant to verify all existing utilities within the right-of-way. The
applicant at no cost to ACHD shall repair existing utilities damaged by the applicant. The
applicant shall be required to call DIGLINE (1-811-342-1585) at least two full business days
prior to breaking ground within ACHD right-of-way. The applicant shall contact ACHD Traffic
Operations 387-6190 in the event any ACHD conduits (spare or filled) are compromised during
any phase of construction.
7.2.12 No change in the terms and conditions of this approval shall be valid unless they are in writing
and signed by the applicant or the applicant's authorized representative and an authorized
representative of the Ada County Highway District. The burden shall be upon the applicant to
obtain written confirmation of any change from the Ada County Highway District.
7.2.13 Any change by the applicant in the planned use of the property which is the subject of this
application, shall require the applicant to comply with all rules, regulations, ordinances, plans, or
other regulatory and legal restrictions in force at the time the applicant or its successors in interest
advises the Highway District of its intent to change the planned use of the subject property unless
a waiver/variance of said requirements or other legal relief is granted pursuant to the law in effect
at the time the change in use is sought.
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C. Required Findings from Unified Development Code
1. Conditional Use Permit Findings:
The decision making body 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 accommodate and meet
all dimensional and development regulations of this district (as amended). Staff 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.
Staff finds that the Comprehensive Plan designation for this property is "Mixed Use -
Regional." The proposed use is generally harmonious with the Comprehensive Plan and
the UDC (see Section 7, 8 and 9 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.
Staff finds that, if the Applicant complies with the conditions outlined in this report, the
operation of the proposed drive-through establishment (Bank) should be compatible with
adjacent commercial uses and intended character of the area. The Commission should
rely upon any public testimony provided to determine if the development will be
compatible with other uses in the 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.
Staff 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. That the proposed use will be served adequately by essential public facilities and
services such as highways, streets, schools, parks, police and fire protection,
drainage structures, refuse disposal, water, and sewer.
Staff finds that the site will be adequately served by the previously mentioned public
facilities and services.
Exhibit C
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Exhibit C
F. That the proposed use will not create excessive additional costs for public facilities
and services and will not be detrimental to the economic welfare of the community.
If approved, the Applicant will be financing any improvements required for development.
Staff finds there will not be excessive additional requirements at public cost and that the
proposed use will not be detrimental to the community's economic welfare.
G. That the proposed use will not involve activities or processes, materials, equipment
and conditions of operation that will be detrimental to any persons, property or the
general welfare by reason of excessive production of traffic, noise, smoke, fumes,
glare, or odors.
H.
Staff recognizes that traffic and noise is a concern; however, Staff does not believe that
the amount generated by the proposed new use of the property will be detrimental to any
persons, property, or the general welfare of the public as there are no nearby residents.
Staff does not anticipate the proposed use will create excessive noise, smoke, fumes,
glare, or odors.
That the proposed use will not result in the destruction, loss or damage of a natural,
scenic, or historic feature considered to be of major importance.
Staff finds that there should not be any health, safety or environmental problems
associated with the proposed use that should be brought to the Commission's attention.
Staff finds that the proposed use will not result in the destruction, loss or damage of any
natural, scenic, or historic feature of major importance.
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