HomeMy WebLinkAboutStaff CommentsMAYOR
Tammy de Weard
CITY COUNCIL MEMBERS
Kafd'i Blvd
William LM. Nary
Shaun Wardle
Charles M. Rountree
CITY OF
C~ri~i~n
tt IDAHO
LEGAL DEPARTMENT
(208) 486.9272 •Fex 466.4405
PUBLIC WORKS
BUILDING DEPARTMENT
(209) 8995500 • Fax 898-9551
PLANNING AND ZONING
DEPARTMENT
(208) 8845533 ~ FAX S9B-6954
MEMORANDUM: Hearing Date: January 20, 2004
Transmittal Date: J~lanuary I S 2004
To: Mayor and City Council ~~, ~~ ~ ~~~
~_ JAN ~ '.~ 2004
From: Steve Siddoway, Associate Planner
City Of blericiian
Re: Farmers & Merchants Bank -Variance (amity Clerk Office
Request for a Variance from Meridian City Code (MCC) 11-13-5.B.2 (Schedule
of Parking Space Requirements) for the proposed Farmers & Merchants Bank, by
CSHQA (File No. VAR-03-021).
The Planning and Zoning sta,~'has reviewed the applicant's submittal, and we o,~`er the following
comments and recommendations:
APPLICATION SUMMARY
On behalf of Farmers & Merchants Bank, the applicant, CSHQA, has requested a variance from
section 11-13-5.B.2 of the Meridian City Code (MCC), which ie the Schedule of Parking Space
Requirements. The subject application is intended to run concurrently with the conditional use
permit (CUP) request for a new 16,000 square-foot frill service bank building with three (3)
drive-through teller lanes.
The building elevations submitted with the original CUP application included asingle-story, hip-
roofed, pad-style, 7,344 square foot building. Bank executives then met with represematives of
The Hudson.Company, aconsulting firm currently preparing a dowmown market strategy for the
Meridian Development Corporation (MI)C), Meridian's urban renewal agency. They discussed
the project and the precedent it sets for future downtown structures, as well as the project's
ability to serve as a catalyst for additional redevelopmerrt.
As a result of the meetings and further evaluation by the project owners, the applicant has
submitted the revised plans showing atwo-story, flat roof with parapet, 16,000 square foot
building. Staff is pleased with the building revisions. They create a more historically accurate
facade comparable to other existing buildings in the downtown core:
The site accommodated the required number of parking stalls for the origina17,344 s.f. structure;
but the revised plan does not meet parking requirements based on the larger structure. As
vAxo3.m~ a Mg~v.vnx I
Mayor and Council
Transmittal Date: January 15, 2004
Page 2
mentioned above, staff supports the proposed building modifications as they are more
historically accurate and compatible with existing historic structures in downtown. Therefore,
staff supports the Variance to the parking requirements for the revised structure.
The proposed revised bank building is 16,000 s.f. Of that area, 1,500 s.f. is uninhabitable
mechanical and storage space in the basement, leaving 14,500 s.f. gross floor area of habitable
space. Ordinance requires loll-street parking space per 200 s.f of gross floor area, for a total of
73 spaces. The proposed site plan shows 46 off-street parking stalls, 11 of which are on the
existing Farmers & Merchants site. There are also 13 diagonal on-street parking spaces
proposed on Broadway Avenue adjacent to the project, for a total of 59 stalls. If the existing
structure remains, the 1l spaces would not be built leaving total of 48 spaces, 35 of which are
off-street.
LOCATI~,1N & SURROli3NDIIVG USES
The subject property is located on the north side of Broadway Avenue, between Meridian Road
and Main Street. The following uses surround the subject property:
North -First Federal Savings & Loan and City Hatt, zoned O-T.
South -The Creamery, acity-owned parking lot, and the Shell gas station, zoned O-T.
East -Harry's Bar & Grill, zoned O-T.
West -Existing Residences and American Legion Hall, caned R-8.
OWNER OF RECORD
The owner of record is Farmers 1~ MerchanUs State Bank, and they have given their consent for
the applicant to submit the requested conditional use permit.
According to Ordinance 11-18-1, Varianees, the Council may authorize in specific cases a
variance from the terms of either the Zoning or Subdivision Ordinance. Specifica]ly, the
Ordinance lists the following Findings (MCC11-18-3), all of which must be determined before
granting a variance:
A. That there are such special circumstances or conditions affecting the
property that the strkt application of the provisions of this Title would
clearly be impracticable or unreasonable;
Strict application of the ordinance would require the applicam to build a smaller
building in order to meet parking requirements. However, the smaller building is
of a design more compatible with an office park development, than a downtown.
The larger building is more compatible with existing historic structures downtown
and is more closely aligned with the current vision for downtown structures.
Requiring the applicam to construct a smaller building would not set the desirable
VARA3421
Farmms Machenfs.V _
Mayor and Council
Transmittal Date: January 15, 2004
Page 3
precedent for building design in the dowmown area. Therefore, the strict
application of the parking standard makes the provisions of this Title
impracticable and unreasonable.
B. That strict compliance with the requirements of this Title would result in
extraordinary hardship to the owner, subdivider or developer because of
unusual topography, the nature or condition of adjacent development, other
physical conditions or other conditions that make strict compliance with this
Title unreasonable under the circumstances, or that the conditions and
requirements of this Title will result in inhibiting the achievements or the
objectives of this Title;
As noted above, staff finds that strict compliance with the City's parking schedule
in this area of downtown would not be of benefit to the City, the surrounding
property owners or the applicam. The Comprehensive Plan, page 99, envisions
Old Town as the "true community center....In order to provide and accommodate
preservation of the historical character, specific design requiremems may be
imposed. Pedestrian amenities would be emphasized." Requiring additional
surface parking is not in harmony with the intended pedestrian-oriented nature of
downtown. For additional goals related to Old Tawn, see Goals 2 and 3 on pages
40-41 of the Comprehensive Plan.
MCC 11-17-3.B requires that the proposed development plan be harmonious with
the goals of the Comprehensive Plan. Staff finds that strict compliance to the
MCC 11-13-S.B.2 would inhibit the broader objectives of the Comprehensive
Plan.
In addition, it is highly likely that some of the building will be leased as
professional office space, not associated with the bank. Parking requirements for
professional offices are half of that required for the bank. While it is currently
unknown how much of the space will be in non-bank office uses, it is fair to say
that all such users will reduce the required parking on site.
C. That the granting of the specified variance will not be detrimental to the
public's welfare or injurious to other property in the area in which the
property is situated;
Staff finds that the variance will not be detrimental to the public's welfare or
injurious to other properties in the area. In fact, construction of the larger
building should have the effect of enhancing property in the area and spur
additional redevelopment.
The City Council should listen to any public testimony offered concerning
whether or not the surrounding property owners feel that the requested variance
will negatively affect their properties.
~~~~
F ~~ i
Mayor and Council
Transmittal Date: January 15, 2004
Page 4
D. That such variance will not have the effect of altering the interest and purpose
of this Title and the Meridian Comprehensive Plan.
Staff finds that the issuance of a variance to the parking schedule for Farmers &
Merchants Bank will not have the effect of aitering the purpose and interest of the
Zoning Ordinance. The Old Town area is identifiable and separate from other
zoning districts in the City and warrants special consideration in light of the goals
of the Comprehensive Plan.
STAFF' ~tECOMMEND~,TION
Staff recommends approval of this variance request.
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