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STAFF SUMMARY
OF
PLANNING AND ZONING COMMISSION
RECOMMENDATION TO CITY COUNCIL
Project Name:
Case No(s).:
Applicant:
Farmers & Merchants Bank
CUP-03-050
CSHQA
~~~~~` '~ j X004
PBcZ Commissiou Hearing Date: December 1 S, 2003
City bf Meridian
City Clerk Office
Recommendation: Approve with conditions (Two Ayes, One Absent)
Summary of Public Hearing:
• The applicant, Craig Slocum with CSHQA, testified in favor of the application.
• No other testimony was given from the public.
• Key issues of discussion and questioning by the Commission included the six Special
Considerations on pages 5 am16 of the staff report. Much of the discussion centered
around the proposed signage for the project.
Key Commissiou Changes to Sta4FRecommendation:
• Condition #4 on page 7 of the staff report was modified to allow 2 freestanding signs
for the project. Staff had recommended that only one be allowed.
• Anew condition, #14, requires compliance with the Parks Depamnent memo from
Elroy Huff dated December 4, 2003.
Outstanding Issues for City Council:
• Pavers in right-of--way: AGHD maintenance policy prohibits the use of pavers within
the right-of--way. City staff desires the use of pavers around the tree wells and along
the curb, as depicted on the proposed site plan. It matches the existing pavers along
Main Street and Idaho Ave. A joint meeting with ACHD is scheduled for 1/15/04 to
discuss the issue prior to the public hearing on this application with Council.
• SSC has raised a concern that they will be accessing the waste enclosure from the
wrong direction on a one way alley.
BEFORE THE PLANNING AND ZONING C0;~1NIiSSiON
IN THE MATTER OF THE
REQUEST FOR CONDITIONAL
USE PERMIT FOR FARMERS &
MERCHANTS BANK IN AN
O-T ZONE
Case No. CUP-03-050
RECOMMENDATION TO CITY
COUNCIL
CSHQA,
Applicant
1. The property is located on the north side of Broadway Ave. berivee^ Meridian Road and
Main Street, Meridian.
2. The owner of record of the subject property is Farmers & Merchants State Bank, X235
Fairview Ave., Boise, Idaho and they have given their consent for the applicant to submit
the requested conditional use permit.
3. Applicant is CSHQA, 250 S. 5°i Street, Boise, Idaho 83702.
4. The subject property is currently zoned O-T (Old Town District). The zoning district of
O-T is defined within the City of Meridian Zoning and Development Ordinance, Section
11-7-2.
The Applicant requests the Conditional. Use ,Permit for a bank with adrive-thni iu au O-T
zone. The O-T zoning designation within the City of Meridian Zoning and Development
Ordinance requires a Conditional Use Permit be obtained. the uses requested by the
Applicant. (Meridian City Zonng and Development Ordinance, Section 11-8-1).
The Meridian Planning and Zoning Commission recognizes that the proposed application
is in compliance with the Meridian Comprehensive Plan.
The use proposed which is the subject of this will, in fact, constitute a conditional use as
determined by City policy.
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OP CONDi1'ION.4L USE PERMIT FOR A BANK
W ITH A DRIVE-THRU BY CSHQA -CUP-03-050 -Page 1
RECOMMENDATION
The Meridian Planning and Zoning Commission hereby recommends to the City Council
of the City of Meridian Chat they approve the requested Conditional Use ;Permit as requested. by
the Applicant for the property described in the application, subject to the following:
B. Adopt the Recommendations of the Planning and Zoning and Engineering staff as
modified by the Planning & Zoning Commission, as follows:
The building and site improvements shall be constructed per the approved plans
submitted with the revised application.
2. The applicant shall submit a Variance application for parking to accompany this
application to the City Council hearing.
3. Shift the striping for the on-street parking in front of the proposed building approximately
9 feet west.
4. Wall signs are approved as submitted on the revised building elevations. Two
freestanding signs will be allowed for the project-the existing Farmers and Merchant
pylon sign and a monument sign on the Meridian Road located at least two feet behind
the sidewalk, dimensions to comply with L-O standards in the sign ordinance Table C.
Any additional signs will require a modification of the Conditional Use Permit. A
planned sign program will be required tar any additional tenant signs.
5. This conditional use permit shall be subject to the expiration provisions set forth i^ NICC
I 1-17-4.B.
6. All 90-degree parking stalls shall ~be at least 9 feet wide and 19 feet deep per Ordinance
11-13-4.F. Al] two-way drive aisles adjacent to parking shall be at least 25 feet wide.
Drive-tln~r lanes shall be constructed as depicted on the submitted site plans.
7. All parking and drive aisles shall be paved for all uses, in compliance with the submitted
plans. Handicap parking spaces shall be signed and striped in compliance with Federal
accessibility guidelines.
8. Sanitary sewer and water service shall be from main lines currently existing adjacent to
the subject property.
9. All exterior lighting, whether attached to the building or located within the parking lot,
shall be down-shielded or otherwise altered so Chat the light does not spill over onto
adjacent properties or right-of-way. All parking lot lighting shall be iu accordance with
Ordinance I1-]3-4C.
RECOMMENDATION 'CO CITY COI:NCIL OF APPROVAL OF CONDITIONAi. US6 PERNf11' F'OR A BANK
WITH ADRIVE-THRU 6Y CSHQA -CUP-03-0>0 - Puge 2
10. All signage shall be in accordance with the standards set forthin this report and Section
11-14 of the City Zoning and Development Ordinance. All signage is subject to review
and shall require separate permits.
11. All construction and site improvements shall conform to the .requirements of the
Americans with Disabilities Act and the adopted building and fire codes.
12. A drainage plan designed by a State of Idaho licensed architect or engineer is required
and shall be submitted to the City Engineer (Ord. 557, 10-1-91) for all off-street parking
areas. Stone water treatment and disposal must be designed in accordance with
Department of Environmental Quality 1997 publication Catalog of Storm Water Best
Yfanagement Practices for Idaho Cities and Cotmties and City of Meridian standards and
policies. OFf--site disposal into a surface water is prohibited unless the jurisdiction which
has authority over the receiving stream provides written authorization prior to
development plan approval. The applicant is responsible for filing all necessary
applications with the Idaho Depari~ment of Water Resources regarding Shallow Injection
Wells.
l3. Certificate of Occupancy: All required improvements must be complete prior to
obtaining a Certificate of Occupancy for the proposed development. A [emporary
Certificate of Occupancy maybe 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.
14, The p lanting o f t rees n ear s treets s hall c omply with t he p ark's d epartment m emo f rom
Elroy Huff dated December 9, 2003.
Q. Adopt the Recommendations of the Meridian Fire Department as follows:
Provide afire-flow per the International Fire Code Appendix D to service the project. Fire
hydrants shall be placed an average of 400' apart.
2. All internal roads shall have a turning radius of 28' inside and 48' outside.
3. All Fire Laues leading into and within the project shall have a clear driving sw face with a
minimum width of 20' available at all times.
4. The revised plans will require that the building be fire sprinklered.
C. Adopt the Recommendations of ACHD as follows:
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF CONDITIONAL liSE PERMIT FOR A BANK
W[TH .A DRIVE-THRLJ BY CSHQA -CUP-03-050 -Page 3
The Board of Commissioners authorizes the expenditure of available collected impact
fees for the purchase ofright-of--way dedicated by the applicant, with the applicant
constructing a sidewalk as described below. However, if funds cauoot be secured, the
applicant shall do one of the following:
a_ Dedicate by donation (or through a development offset agreement whereby the
applicant is reimbursed from impact fees to be collected solely fiom the applicant's
specific development project) an a total of3S-feet of light-oGway (from centerline) along
Meridian Road, and construct a minimum S-foot wide concrete sidewal: along Meridian
Road, located a minimum of 28-feet from the centerline of the right-ol'-way.
b. Do not dedicate additional right-of--way, but construcC a minimum 5-foot wide concrete
sidewalk along Meridian Road, located a minimum of 28-feet from the centerline of the
right-of--way, in an easement provided to the District.
c. Do not dedicate additional right-of--way, but construct a minimum 5-foot wide concrete
sidewalk along Meridian Road, located aC the back edge of the existing right-of way.
Accomplish all necessary adjustments to properly accommodate existing drainage and
utilities.
Dedicate a total of 10-feet ofright-of--way from the centerline (maximum of 12-feet from.
centerline) of the alley abutting the parcel by means of recordation of a final subdivisimi
plat or execution of a warranty deed prior to issuance of a building permit (or other
required permits), whichever occtu-s first. Allow up to 30 business days to process the
right-of-way dedication after receipt of all requested material The owner will not be
compensated for this additional right-of--way because the alley is classified as a local
street and is to be brought to adopted standards by the developers of abutting properiics.
3. If the City would like the applicant to construct angle parking on Broadway Avenue,
provide one half of a 65-foot street section within the existing right-of-way. Obtain a
license agreement from the District to maintain and stripe the on-street parking and
provide the District with a hold harmless agreement for the angle parking.
4. Provide a minimum 18-foot curb radius for all curb lines.
5. Construct a 28-foot wide driveway that intersects Broadway Avenue approximately SO-
feet east of Meridian Road (West ls` Street), as proposed.
G. Construct a 25-foot wide driveway to intersect Broadway Avenue approximately 25S-feet
east of Meridian Road (West 1~` Street), as proposed.
Construct a 3S-foot wide driveway that intersects the alley approximately 40-feet east of
Meridian Road, as proposed.
Construct a 28-foot wide driveway that intersects the alley approxumately 195-feet east of
Meridian Road, as proposed.
RP,COMMENDATION TO CITY COUNCIL OF APPROVAL OF CONDITIONAL USE PERMi'f FOR A BAVK
W fI'H A DRI VE-THRU BY CSHQA -CUP-03-0~0 -Page 4
9. Construct a 28-foot wide driveway that intersects the alley approximately 255-feet east of
Meridian Road, as proposed.
10. Widen the alley access and utilize the access as a two-way driveway/alley from Meridian
Road to the drive-thru aisles that are proposed to intersect with the alley, as proposed.
The maximum width of the alley/driveway will be 30-feet.
1 1. Continue to utilize the existing alley as a one-way roadway until the entire alley can
function as a two-way alley (with the exception of the two-way driveway/alley from
Meridian Road to the drive-thru aisles that are proposed to intersect with the alley).
1.2. Design the alley loaded parking to provide a miriimum clear distance from the back of the
parking stall to the apposite side of the alley of 22-feet.
13. Construct all pedestrian ramps in accordance with ADA standards.
14. Obtain a license agreement for any landscaping or alternative surface (othcr than
concrete) that will be located within the public right-of-way.
15. Comply with all Standard Conditions of Approval.
Standard Conditions of Approval
l . Any existing irrigation facilities shall be relocated outside of the right-of--way.
2. All utility relocation casts associated with improving street fi-ontages abutting the site
shall be borne by the developer.
3. 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.
4. Utility street cuts in pavement less than five years old are not allowed unless approved in
writing by the District. Contact the Districts Utility Coordinator at 387-6258 (with file
numbers) for details.
5. 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 he-rein. An
engineer registered in the State of Idaho shall prdpare and certify all improvement plans.
6. 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.
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.
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF, CONDITIONAL USE PERMIT FOR A BANK
WITH ADRIVE-THRU BY CSHQA-CUP-03-050 -Page 5
Payment of applicable road impact fees are required prior to building constnietion in
accordance with Ordinance #197, also known as Ada County Highway District Road
Impact Fee Ordinance.
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 (1-800-342-1585) 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 consu uction.
10. 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.
1 1. Any change by the applicant in the planned use of the property which is the subject of
this application, shall require the applicant Co 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 awaiver/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.
D. Adopt the Recommendations of the Parks Department as Follows:
Tree Box diameter 6'x6' I.D.
Walls-8" W x 16" D with re-bar.
A tree grate frame must be set into the box before pouring concrete.
4. Center of the tree is 36"back of curb.
5. A tree grate will fit each frame with the grate specifications being 6' x 6' with a French
pattern made of cast iron with no finish.
6. Grates will come to Meridian Parks and Recreation Department then sent out to have a
powder coat paint finish applied.
7. Planting Depth -root flare 4" below bottom of tree grate.
8. Irrigation -Each tree will have irrigation that will meet Parks r~borist approval.
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF CONDITIONAL USE PERMI"f FOR A BANK
WITH ADRIVE-THRU BY CSHQA -CUP-03-050 -Page G
9. All irrigation and power will be routed outside of the tree box walls.
10. Each box will have a small traffic rated steel box next to it with an isolated irrigation valve.
1 1. Irrigation should be in an in-ground double check'baclc flow with an electronic valve and
timer.
12. Native soils seifficient for tree root growth will be on the outside area of the tree boxes.
1 ~. The Arborist will approve street tree species and cultivar.
RECOMMENDATION TO CITY COI,'NCIL OF APPROVAL OF CONDITIONAL USE PERMIT FOR A BANK
WITH ADRIVE-THRU BY CSHQA -CUP-03-050 -Page 7