Human Bean ZOA-15-001 RZ-15-010 CUP-15-014CITY OF MERIDIAN E IDIAN`�---
FINDINGS OF FACT, CONCLUSIONS OF LAWof
AND DECISION & ORDER `''
In the Matter of the Request for an Amendment to Unified Development Code (UDC) Table 11-2D-
2 to Include a Drive-Through Establishment as a Conditional Use in the O-T Zoning District and a
Modification to the Associated Specific Use Standards Listed in UDC 11-4-3-11; Rezone of 2.08
Acres of Land from the R-4 to the O-T Zoning District; and a Conditional Use Permit for a Drive-
Through Establishment in the O-T Zoning District for a Coffee Kiosk for the Human Bean, by Ada
County Highway District.
Case No(s). ZOA-15-001; RZ-15-010; CUP -15-014
For the City Council Hearing Date of: July 28, 2015 (Findings on August 11, 2015)
A. Findings of Fact
I . Hearing Facts (see attached Staff Report for the hearing date of July 28, 2015, incorporated by
reference)
2. Process Facts (see attached Staff Report for the hearing date of July 28, 2015, incorporated by
reference)
3. Application and Property Facts (see attached Staff Report for the hearing date of July 28, 2015,
incorporated by reference)
4. Required Findings per the Unified Development Code (see attached Staff Report for the hearing
date of July 28, 2015, 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 H.C. §67-6503).
2. The Meridian City Council takes judicial notice of its Unified Development Code codified at
Title 11 Meridian City Code, and all current zoning maps thereof. The City of Meridian has, by
ordinance, established the Impact Area and the Amended Comprehensive Plan of the City of
Meridian, which was adopted April 19, 2011, Resolution No. 11-784 and Maps.
3. The conditions shall be reviewable by the City Council pursuant to Meridian City Code § 11-5A.
4. Due consideration has been given to the comment(s) received from the governmental
subdivisions providing services in the City of Meridian planningjurisdiction.
5. It is found public facilities and services required by the proposed development 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 Mayor and City Clerk and then a copy served by the Clerk upon the applicant, the
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
CASE NO(S). ZOA-15-001; RZA 5-010; CUP -15-014 - I -
Community Development Department, the Public Works Department and any affected party
requesting notice.
That this approval is subject to the Conditions of Approval all in the attached Staff Report for the
hearing date of July 28, 2015, 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 City Council's authority as provided in Meridian City Code § 11-5A and based upon
the above and foregoing Findings of Fact which are herein adopted, it is hereby ordered that:
1. The applicant's request for an amendment to the Unified Development Code is hereby
approved per the Staff Report for the hearing date of July 28, 2015, attached as Exhibit A.
2. The applicant's request for a rezone is hereby approved with the requirement of a development
agreement per the provisions in the Staff Report for the hearing date of July 28, 2015, attached
as Exhibit A.
3. The applicant's request for a conditional use permit is hereby approved per the conditions in the
Staff Report for the hearing date of July 28, 2015, attached as Exhibit A.
D. Notice of Applicable Time Limits
Notice of Two (2) Year Conditional Use Permit Duration
Please take notice that the conditional use permit, when granted, shall be valid for a maximum
period of two (2) years unless otherwise approved by the City. During this time, the applicant
shall commence the use as permitted in accord with the conditions of approval, satisfy the
requirements set forth in the conditions of approval, and acquire building permits and
commence construction of permanent footings or structures on or in the ground. For
conditional use permits that also require platting, the final plat must be signed by the City
Engineer within this two (2) year period.
Upon written request and filed by the applicant prior to the termination of the period in accord
with 1 I -5B -6.G.1, the Director may authorize a single extension of the time to commence the
use not to exceed one (1) two (2) year period. Additional time extensions up to two (2) years as
determined and approved by the City Council may be granted. With all extensions, the Director
or City Council may require the conditional use comply with the current provisions of Meridian
City Code Title I l(UDC 11-513-6F).
Notice of Two (2) Year Development Agreement Duration
The development agreement shall be signed by the property owner and returned to the City
within two (2) years of the City Council granting annexation and/or rezone (UDC I 1 -5B -3D).
A modification to the development agreement may be initiated prior to signature of the
agreement by all parties and/or may be requested to extend the time allowed for the agreement
to be signed and returned to the City if filed prior to the end of the two (2) year approval period
(UDC 11-513-3F).
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OP LAW AND DECISION & ORDER
CASE NO(S). ZOA-15-001; RL -15-010; CUP -15-014 - 2 -
E. Notice of Final Action and Right to Regulatory Takings Analysis
1. The Applicant is hereby notified that pursuant to Idaho Code 67-8003, denial of a development
application 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.
When applicable and pursuant to Idaho Code § 67-6521, any affected person being a person
who has an interest in real property which may be adversely affected by the final action of the
governing board 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 July 28, 2015
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
CASE NO(S). ZOA-15-001; RZ-15-010; CUP -15-014 - 3 -
By action of the City Council at its regular meeting held on the day of
2015.
COUNCIL PRESIDENT CHARLIE ROUNTREE VOTED -
COUNCIL VICE PRESIDENT KEITH BIRD VOTED
COUNCIL MEMBER DAVID ZAREMBA VOTED
COUNCIL MEMBER JOE BORTON VOTED_` -A' -
COUNCIL MEMBER LUKE CAVENER VOTED
COUNCIL MEMBER GENESIS MILAM VOTED
MAYOR TAMMY de WEERD VOTED
(TIE BREAKER)
Mayor Ta eerd
O"TED A UCU`rT
Attest:k1- /'City0f
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City Clerk fylfe Vii. `VP
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Copy served upon Applicant, The Planning Division, Public Works Department and City Attorney.
By: = Dated: ' I
City Clerk's Office
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
CASE NO(S). ZOA-15-001; RZ-15-010; CUP -15-014 - 4 -
EXHIBIT A
Human Bean ZOA-15-001; RZ-15-010; CUP-15-014 PAGE 1
STAFF REPORT
HEARING DATE: July 28, 2015
TO: Mayor & City Council
FROM: Sonya Watters, Associate City Planner
208-884-5533
Bruce Freckleton, Development Services Manager
208-887-2211
SUBJECT: ZOA-15-001; RZ-15-010; CUP-15-014 – Human Bean
I. SUMMARY DESCRIPTION OF APPLICANT’S REQUEST
The applicant, the Ada County Highway District, has submitted an application for a text amendment
(ZOA) to Table 11-2D-2 of the Unified Development Code (UDC) to include a drive-through
establishment as a conditional use in the O-T zoning district and a modification to the associated
specific use standards listed in UDC 11-4-3-11. A rezone (RZ) of 2.08 acres of land from the R-4 to
the O-T zoning district is also requested. Lastly, a conditional use permit for a drive-through
establishment in the O-T zoning district for a coffee kiosk (Human Bean) is proposed.
II. SUMMARY RECOMMENDATION
Staff recommends approval of the proposed ZOA, RZ and CUP based on the Findings of Fact and
Conclusions of Law in Exhibit D of this report.
The Meridian Planning & Zoning Commission heard these items on July 2, 2015. At the public
hearing, the Commission moved to recommend approval of the subject ZOA, RZ and CUP
requests.
a. Summary of Commission Public Hearing:
i. In favor: John Rennison
ii. In opposition: None
iii. Commenting: None
iv. Written testimony: John Rennison
v. Staff presenting application: Sonya Watters
vi. Other staff commenting on application: None
b. Key Issue(s) of Discussion by Commission:
i. The provision of full landscape buffer vs. a driveway stub and partial buffer to the
property to the south at the southeast corner of the site.
c. Key Commission Change(s) to Staff Recommendation:
i. At the applicant’s request, modify condition #1.1c and 1.1d to reflect a partnership with
MDC and MAC in regard to the provision of public art and downtown entry signs at
the northeast corner of the site.
ii. Delete the portion of condition #1.1.3c that requires additional trees within the street
buffers along W. Cherry Lane and N. Meridian Road.
iii. Modify condition #1.1.1g and #1.1.3e to require the applicant to work with the property
owner to the south in determining the location of the cross-access easement and
inquiring if the owner would prefer landscaping to be constructed instead of a driveway
stub at this time for future cross-access.
d. Outstanding Issue(s) for City Council:
i. None
EXHIBIT A
Human Bean ZOA-15-001; RZ-15-010; CUP-15-014 PAGE 2
The Meridian City Council heard these items on July 28, 2015. At the public hearing, the
Council approved the subject ZOA, RZ and CUP requests.
a. Summary of City Council Public Hearing:
i. In favor: John Rennison
ii. In opposition: None
iii. Commenting: None
iv. Written testimony: None
v. Staff presenting application: Bill Parsons
vi. Other staff commenting on application: None
b. Key Issues of Discussion by Council:
i. The requirement of a partnership between the Human Bean and MDC and MAC for
the provision of signage to the downtown area and public art at the northeast corner of
the site;
ii. The requirement for the utility boxes at the northeast corner of the site to be wrapped.
c. Key Council Changes to Staff/Commission Recommendation
i. Modify condition #1.1.1c to not require a partnership with MDC and MAC on the
provision of a sign to the downtown area and public art; an area should still be reserved
for these items in the event a partnership can be reached to provide these items.
ii. Delete condition #1.1.1d that requires the utility boxes at the northeast corner of the site
to be wrapped.
iii. Delete conditions #1.1.4b as the site plan has been revised accordingly.
iv. Delete condition #1.1.4c as the site plan has been revised accordingly.
III. PROPOSED MOTION
Approval
After considering all staff, applicant and public testimony, I move to approve File Numbers ZOA-15-
001, RZ-15-010 and CUP-15-014, as presented in the staff report for the hearing date of July 28,
2015, with the following modifications: (Add any proposed modifications.)
Denial
After considering all staff, applicant and public testimony, I move to deny File Numbers ZOA-15-
001, RZ-15-010 and CUP-15-014, as presented during the hearing on July 28, 2015, for the following
reasons: (You should state specific reasons for denial.)
Continuance
I move to continue File Numbers ZOA-15-001, RZ-15-010 and CUP-15-014 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 the southwest corner of N. Meridian Road and W. Cherry Lane at 1648
N.W. 1st Street, in the NE ¼ of Section 12, Township 3 North, Range 1 West. (Parcel No.
R9453000007)
EXHIBIT A
Human Bean ZOA-15-001; RZ-15-010; CUP-15-014 PAGE 3
B. Applicant:
Ada County Highway District
3775 Adams Street
Garden City, ID 83714
C. Owner:
Same as applicant
D. Representative:
Travis Stroud, B & S Investments, LLC
1980 S. Meridian Road
Meridian, ID 83642
E. Applicant's Statement/Justification: Please see applicant’s narrative for this information.
V. PROCESS FACTS
A. The subject application is for zoning ordinance amendment, rezone and conditional use permit. A
public hearing is required before the Planning & Zoning Commission and City Council on this
matter, consistent with Meridian City Code Title 11, Chapter 5.
B. Newspaper notifications published on: June 15 and 29, 2015 (Commission); June 15 and 29, 2015
(City Council)
C. Radius notices mailed to properties within 300 feet on: June 11, 2015 (Commission); June 11,
2015 (City Council)
D. Applicant posted notice on site(s) on: June 19, 2015 (Commission); July 15, 2015 (City Council)
VI. LAND USE
A. Existing Land Use(s): The site consists of vacant/undeveloped land, zoned R-4
B. Character of Surrounding Area and Adjacent Land Use and Zoning:
North: W. Cherry Lane and vacant/undeveloped property, zoned RUT in Ada County
South: Single-family residential properties, zoned R-4
East: N. Meridian Road, a drinking establishment (Whitewater Saloon) and other commercial
businesses, zoned C-C
West: N.W. 1st street, vacant/undeveloped land, zoned O-T, and single-family residential
properties, zoned R-4
C. History:
This property was included in the Wilson Addition to Meridian subdivision plat that was
recorded in 1948 as Lots 1-8, Block 1.
ACHD acquired this property for the recent Split Corridor Project. A commercial
business and single-family residences previously existed on this site.
C. Utilities:
1. Location of sewer: The city currently owns and maintains a sewer main directly adjacent to
the west of the proposed development in NW 1st Street.
EXHIBIT A
Human Bean ZOA-15-001; RZ-15-010; CUP-15-014 PAGE 4
2. Location of water: The city currently owns and maintains water mains directly adjacent to
the North, East, and West of the proposed development.
3. Issues or concerns: None
D. Physical Features:
1. Canals/Ditches Irrigation: There are no open ditches on this site.
2. Hazards: Staff is not aware of any hazards that exist on this site.
3. Flood Plain: This site does not lie within the floodplain overlay district.
VII. COMPREHENSIVE PLAN
This property is designated Old Town on the Comprehensive Plan Future Land Use Map (FLUM).
Per the Comprehensive Plan, “This designation includes the historic downtown and the true
community center. The boundary of the Old Town district predominantly follows Meridian’s historic
plat boundaries. In several areas, both sides of a street were incorporated into the boundary to
encourage similar uses and complimentary design of the facing houses and buildings. Sample uses
include offices, retail and lodging, theatres, restaurants, and service retail for surrounding residents
and visitors. A variety of residential uses are also envisioned and could include reuse of existing
buildings, new construction of multi-family residential over ground floor retail or office uses. In order
to provide and accommodate preservation of the historic character, the City has developed specific
Design Guidelines for this area. Pedestrian amenities are emphasized in Old Town. Future planning in
Old Town will be reviewed in accordance with Destination Downtown, a visioning document for
redevelopment in downtown Meridian. Please see the Economic Excellence chapter for more
information on Destination Downtown.”
EXHIBIT A
Human Bean ZOA-15-001; RZ-15-010; CUP-15-014 PAGE 5
This site is located at the northern periphery of the Old Town designated area known as the Northern
Gateway District in the Destination: Downtown vision plan. The properties to the west are also within
the Old Town designated area and consist of a vacant/undeveloped lot at the southwest corner of
Cherry Lane and N.W. 1st Street zoned O-T; and two residential properties zoned R-4. Development
in Old Town is reviewed in accordance with this plan. Some of the specifics of the vision for this area
are as follows:
This district is defined by taller buildings, a sense of entry, streetscape improvements
(particularly along Cherry Lane) that encourage walking, office uses to provide a major
employment center supported by retail and housing, and an atmosphere that is distinctive and
that serves as an attraction and draws people into downtown Meridian. Retail/dining uses are
envisioned to make up 30% (or 13.8 acres) of this district.
Streetscape improvements and beautification include increasing the number of street trees,
landscaping including planters, community gardens and green spaces.
A collection of public art throughout downtown Meridian is also desired.
The downtown area should be designed to be attractive and welcoming to pedestrians and
bicyclists. Parking areas should include clear pedestrian pathways to make walking and
bicycling safer.
The applicant proposes to develop the site with a walk-up/drive-through coffee kiosk and two pad
sites for future retail and restaurant uses; streetscape improvements (landscaping and a garden
wall); and signage notifying the public of entry into the downtown area, consistent with the
aforementioned vision plan. Walkways currently exist adjacent to W. Cherry Lane and N.
Meridian Road. Staff recommends public art is provided on the site in accord with the
Destination: Downtown vision plan for Old Town.
Staff finds the following Comprehensive Plan policies to be applicable to this property and apply to
the proposed use (staff analysis in italics):
“Require all commercial and industrial businesses to install and maintain landscaping.”
(2.01.03B)
Parking lot and perimeter landscaping is required with development of the site.
“Locate industrial and commercial uses where adequate water supply and water pressure are
available for fire protection.” (3.04.02A)
There is adequate water supply and pressure available to the site for fire protection.
“Plan for and encourage services like health care, daycare, grocery stores and recreational
areas to be built within walking distance of residential dwellings.” (2.01.01C)
The proposed coffee kiosk will be located within walking distance of nearby residences and
businesses.
“Reduce the number of existing access points onto arterial streets by using methods such as
cross-access agreements, access management, and frontage/backage roads.” (3.03.02O)
Direct lot access is not proposed or allowed via W. Cherry Lane. A right-in/right-out access
via N. Meridian Road, an arterial street, and access via N.W. 1st Street, a local street is
proposed.
“Require all new and reconstructed parking lots to provide landscaping in internal islands and
EXHIBIT A
Human Bean ZOA-15-001; RZ-15-010; CUP-15-014 PAGE 6
along streets.”
Planter islands are proposed within the parking area landscaped in accord with the
standards listed in UDC 11-3B-8C.
“Minimize noise, odor, air pollution, and visual pollution in industrial and commercial
development adjacent to residential areas.” (3.06.01B)
The proposed drive-through does not have speakers and food is not being prepared in the
kiosk; therefore, noise and odor should be minimal. Air pollution from vehicles and visual
pollution from the development will be mitigated by landscaping.
“Improve ingress and egress (both pedestrian and vehicle) in Old Town.” (3.03.01C)
Vehicular and pedestrian access is proposed to and through this site via N.W. 1st Street and
N. Meridian Road.
“Coordinate with the Historic Preservation Commission to review and comment on all
development applications in Old Town and provide a certificate of acceptability.” (5.02.01D)
Staff has notified HPC of this application but has not yet received comments back.
“Plan for a variety of commercial and retail opportunities within the Area of City Impact.”
(3.05.01J)
The proposed coffee kiosk with a drive-through and pedestrian walk-up order window, along
with the two future pad sites, will contribute to the variety of services available in the
downtown area.
For the above-stated reasons, staff believes the proposed use is consistent with the applicable
comprehensive plan policies and is appropriate in this location.
VIII. UNIFIED DEVELOPMENT CODE
A. Purpose Statement of Zones:
Per UDC 11-2D-1, the purpose of the O-T district is to accommodate and encourage further
intensification of the historical city center in accord with the Meridian Comprehensive Plan. The
intent of the O-T district is to delineate a centralized activity center and to encourage its renewal,
revitalization and growth as the public, quasi-public, cultural, financial and recreational center of
the city. Public and quasi-public uses integrated with general business, and medium high to high
density residential is encouraged to provide the appropriate mix and intensity of activities
necessary to establish a truly urban city center.
B. Schedule of Use: Unified Development Code (UDC) Table 11-2D-2 lists the permitted,
accessory, conditional, and prohibited uses in the O-T zoning district. The proposed drive-
through establishment is listed as a prohibited use in the O-T district. However, the applicant
requests a zoning ordinance amendment as part of this application to allow drive-through
establishments as a conditional use in the O-T district. If approved, a conditional use permit will
be required for the proposed use.
C. Dimensional Standards: The dimensional standards listed in UDC 11-2D-4 for the O-T zoning
district applies to development of this site.
EXHIBIT A
Human Bean ZOA-15-001; RZ-15-010; CUP-15-014 PAGE 7
D. Landscaping Standards (UDC 11-3B): The standards for landscaping contained in UDC 11-3B
apply to development of this site.
IX. ANALYSIS
A. Analysis of Facts Leading to Staff Recommendation:
ZONING ORDINANCE AMENDMENT (ZOA): The applicant has submitted an application for a text
amendment to Table 11-2D-2 of the Unified Development Code (UDC) to include drive-through
establishments as a conditional use in the O-T zoning district; and a modification to the
associated specific use standards listed in UDC 11-4-3-11 (see Exhibit A.2).
The modification to the specific use standards are as follows: (Applicant’s proposed changes are
in strike-out, red bold underline format; staff’s recommended changes are in strike-out, red bold
italics underline format.)
UDC 11-4-3-11
A. A drive-through establishment shall be an accessory use where the drive-through facility
(including stacking lanes, speaker and/or order area, pick up windows, and exit lanes) is: 1)
not within three hundred feet (300') of another drive-through facility, a residential district, or
an existing residence; or 2) separated by an arterial street from any other drive-through
facility, residential district or existing residence; or 3) not within the O-T zoning district.
Otherwise a conditional use permit is required.
B. All establishments providing drive-through service shall identify the stacking lane, menu
and speaker location (if applicable), and window location on the certificate of zoning
compliance or the conditional use permit. Speakers are prohibited in the O-T zoning district.
C. A site plan shall be submitted that demonstrates safe pedestrian and vehicular access and
circulation on the site and between adjacent properties. At a minimum the plan shall
demonstrate compliance with the following standards:
1. Stacking lanes shall have sufficient capacity to prevent obstruction of driveways, drive
aisles, and the public right of way by patrons.
2. The stacking lane shall be a separate lane from the circulation lanes needed for access
and parking., except stacking lanes may provide access to designated employee
parking.
3. The stacking lane shall not be located within ten feet (10') of any residential district or
existing residence.
4. Any stacking lane greater than one hundred feet (100') in length shall provide for an
escape lane., unless the entire stacking lane queue is visible from the entrance to the
stacking lane. In such case, any stacking lane greater than one hundred thirty feet
(130’) in length shall provide for an escape lane. (Staff does not recommend approval
of the proposed change.)
5. The site should be designed so that the drive-through is visible from a public street for
surveillance purposes.
D. The applicant shall provide a six foot (6') sight obscuring fence where a stacking lane or
window location adjoins a residential district or an existing residence. (Ord. 12-1514, 5-16-
2012, eff. 5-21-2012)
EXHIBIT A
Human Bean ZOA-15-001; RZ-15-010; CUP-15-014 PAGE 8
The previous Meridian City Code allowed drive-through establishments in the O-T district as
a conditional use but they were removed with adoption of the UDC. Staff is in favor of
allowing drive-through establishments within the Old Town area on a case by case basis with
no outdoor speakers through a conditional use permit. Therefore, staff recommends approval
of the changes to the UDC as requested by the applicant and modified above by staff.
REZONE (RZ): The applicant proposes a RZ of 2.08 acres of land from the R-4 to the O-T zoning
district, consistent with the Comprehensive Plan Future Land Use Map designation of Old Town
for this site. The applicant has submitted a conceptual site plan, included in Exhibit A.4, which
shows how the site may develop with a walk-up/drive-through coffee kiosk, and two future pad
sites for a small restaurant and retail/restaurant uses.
The legal description submitted with the application, included in Exhibit C, shows the boundaries
of the property proposed to be rezoned.
The City may require a development agreement (DA) in conjunction with a rezone pursuant to
Idaho Code section 67-6511A. To ensure this site develops as proposed, staff recommends a
development agreement is required as a provision of the rezone that includes the conditions listed
in Exhibit B.
Staff is in favor of the proposed rezone to the O-T district as it’s consistent with the Old Town
FLUM designation and vision for this site.
CONDITIONAL USE PERMIT (CUP): A CUP is requested for a drive-through establishment in the
proposed O-T zoning district for a coffee kiosk (Human Bean). A drive-through establishment is
not currently an allowed use in the O-T district; however, the applicant proposes an amendment
to the UDC (ZOA) as discussed above to include such use as a conditional use in the O-T district.
If the associated ZOA and RZ are approved, then the CUP request can be considered and the
comments below apply to development of this site; otherwise, a drive-through is a prohibited use
and should be denied.
Conceptual Development Plan: The applicant submitted a conceptual development plan,
included in Exhibit A.4, which shows how the site may develop with a 480 square foot walk-
up/drive-through coffee kiosk and two future pad sites for a small restaurant (3,120+/- s.f.) and
retail/restaurant uses (5,400 s.f.). Buildings pads adjacent to N.W. 1st Street are brought up to the
street with parking internal to the site; main entrances are proposed to be internally located. The
coffee kiosk is set back from the northeast corner of the site with a drive-thru lane around the
building. A pedestrian walkway from the sidewalk along N. Meridian Road to the building and
through the site to N.W. 1st Street is also depicted on the site plan.
Staff would prefer the building be located at the northeast corner of the site (without the drive-
thru), to anchor the corner in accord with the guidelines in the Meridian Design Manual.
However, because of the nature of the proposed use and the lack of access to this site as noted
below, which results in limited tenants that can feasibly utilize this site, staff does not object to
the proposed layout with landscaping to screen the parking and drive-through as proposed.
Specific Use Standards: The specific use standards listed for drive-through establishments in
UDC 11-4-3-11 as requested for modification above by the applicant and recommended by staff;
apply to development of this site as follows: (Staff’s comments in italics)
EXHIBIT A
Human Bean ZOA-15-001; RZ-15-010; CUP-15-014 PAGE 9
A. A drive-through establishment shall be an accessory use where the drive-through facility
(including stacking lanes, speaker and/or order area, pick up windows, and exit lanes) is: 1)
not within three hundred feet (300') of another drive-through facility, a residential district, or
an existing residence; 2) separated by an arterial street from any other drive-through facility,
residential district or existing residence; or 3) not within the O-T zoning district. Otherwise a
conditional use permit is required. Because the subject property is proposed to be zoned O-T, a
conditional use permit is required for a drive-through establishment as proposed.
B. All establishments providing drive-through service shall identify the stacking lane, menu and
speaker location (if applicable), and window location on the certificate of zoning compliance or
the conditional use permit. The stacking lane, menu and window location is depicted on the site
plan; no speakers are proposed.
C. A site plan shall be submitted that demonstrates safe pedestrian and vehicular access and
circulation on the site and between adjacent properties. At a minimum the plan shall demonstrate
compliance with the following standards:
1. Stacking lanes shall have sufficient capacity to prevent obstruction of the public right of
way by patrons. The proposed stacking lane should have sufficient capacity so that traffic
doesn’t block the public right-of-way; several cars can stack before backing up into Meridian
Road.
2. The stacking lane shall be a separate lane from the circulation lanes needed for access and
parking, except stacking lanes may provide access to designated employee parking. The
stacking lane is a separate lane from circulation lanes needed for access and parking.
However, there are two employee parking stalls accessed from the eastern lane. The two
parking stalls on the east side of the stacking lane should be designated (either with paint
and/or signs) “employee parking only.”
3. The stacking lane shall not be located within ten feet (10') of any residential district or
existing residence. The stacking lanes are not located within 10 feet of any residence or
residential district.
4. Any stacking lane greater than one hundred feet (100') in length shall provide for an escape
lane. The proposed stacking lane is approximately 125 feet in length and no escape lane is
proposed. However, the applicant is proposing to change the dimension needed for an escape
lane from 100’ to 130’ with ZOA-15-001. Staff is not supportive of the dimensional change
for escape lanes; the site plan will need to be reconfigured to comply with the current UDC
requirement for an escape lane.
5. The site should be designed so that the drive-through is visible from a public street for
surveillance purposes. The drive-thru lanes are visible from W. Cherry Lane and N. Meridian
Road. Landscaping should not block the service windows, but should help to screen the
stacking lane and parking.
D. The applicant shall provide a six foot (6') sight obscuring fence where a stacking lane or
window location adjoins a residential district or an existing residence. (Ord. 12-1514, 5-16-2012,
eff. 5-21-2012) A 6-foot tall white vinyl fence is proposed along the southern boundary of the site
adjacent to the existing home.
Access: Access to streets should comply with the standards listed in UDC 11-3A-3. One right-
in/right-out access to the site is proposed via N. Meridian Road and two full accesses are
proposed via N.W. 1st Street; no access is proposed or allowed via W. Cherry Lane. Fire, Police,
Planning and Public Works Department staff all recommends only one access via N.W. 1st
Street be allowed in the general location of the northern driveway shown on the site plan.
Although N.W. 1st Street is a local street, staff is concerned that the southern driveway will
encourage cut-through traffic from Cherry Lane to Meridian Road, as this southern access
EXHIBIT A
Human Bean ZOA-15-001; RZ-15-010; CUP-15-014 PAGE 10
and driveway out to Meridian Road create a very direct route to bypass the intersection.
Staff is also concerned that this southern driveway is close to existing residences and the
vehicular noise may be a nuisance. Further, consideration of the residential neighbors to the
west should be taken into account when determining the exact location of the driveway to
N.W. 1st Street to alleviate headlights from shining directly in windows (i.e. – locate the
driveway to align between homes.) Staff recommends a blanket cross-access easement is
recorded for this site for connectivity to access driveways for all businesses.
Because access to a local street is not available for the property to the south at 1611 N.
Meridian Road (Parcel #R9453000076), Staff recommends a cross-access easement is
granted to the property for future interconnectivity and access upon redevelopment to the
driveway proposed on the site via N. Meridian Road. Cross-access will assist in reducing
access points via N. Meridian Road, an arterial street as set forth in UDC 11-3A-3A. Although
the property is currently residential in nature and zoned R-4, it is within the Old Town designated
area and may redevelop in the future with a non-residential use(s).
Dimensional Standards: Development of the site should be consistent with the standards for the
O-T zoning district listed in UDC 11-2D-4.
The minimum number of stories for new construction is two and/or as set forth in the
Meridian Design Manual. The Design Manual supports the requirement for two stories, at
least 35 feet in height, along roadways to encourage an urban character with contiguous
street walls. The site is located at the entry and northern boundary of the Old Town
designated area and will serve as essentially a “book end” to the downtown area. The coffee
kiosk structure is only a single-story but a portion of the building has a higher element that
resembles a “half” story and measures 22’ 10.5” to the highest point of the roof. The
conceptual elevation submitted for the other structure at the northwest corner of the site is
also single-story, which does not comply with the aforementioned standard, guidelines and
vision for the Old Town area.
Except for the height issue, the proposed development complies with the dimensional standards
of the O-T district. Because development potential for this site is limited due to access restrictions
related to its location at the corner of two major arterial streets and t raffic patterns at the
intersection, Staff believes smaller less intense businesses such as is proposed may be appropri ate
for this property. Therefore, staff is supportive of the proposed elevations for the coffee kiosk
but recommends the elevations for the other two buildings, especially the one fronting
Cherry Lane, incorporate some kind of architectural feature similar to the kiosk that has an
appearance of a two story structure for at least a portion of the building. Structures on this
site can transition up to a 2-story structures south of this property as desired in the Old
Town area.
Parking: Off-street parking is required to be provided in accord with the standards listed in UDC
11-3C-6B for traditional neighborhood uses. A minimum of one parking space is required to be
provided for every 1,000 square feet of gross floor area.
The site plan depicts 14 parking spaces for the proposed coffee kiosk; additional parking spaces
are depicted on the plan for future retail/restaurant pads in accord with UDC standards.
A minimum of one bicycle parking space for every 25 proposed vehicle spaces or portion thereof
is required to be provided on the site. Based on 14 parking spaces proposed, a bicycle rack
capable of holding at least one bicycle is required to be provided. A bike rack is depicted on the
site plan at the north end of the row of parking on the west side of the building; a detail of the
bike rack should be submitted with the Certificate of Zoning Compliance application that
EXHIBIT A
Human Bean ZOA-15-001; RZ-15-010; CUP-15-014 PAGE 11
complies with the standards listed in UDC 11-3C-5C. The bike rack should be placed so that it
doesn’t obstruct the pedestrian walkway to the building.
Landscaping: Parking lot landscaping is required to be provided in accord with the standards
listed in UDC 11-3B-8C. The O-T zoning district does not require landscaped street buffers
adjacent to streets as buildings are anticipated to be brought up to the build-to lines. However, the
Meridian Design Manual contains guidelines to integrate streetscape profiles along roadways and
blocks to maintain the continuity of the urban environment consisting of the following 3 zones:
the landscape and furnishing zones, the pedestrian mobility zone, and the frontage zone.
The landscape plan depicts a 10+ foot wide strip of landscaping along N. Meridian Road and 7+
foot wide strip along W. Cherry Lane with attached 7-foot wide sidewalks along the streets. The
sidewalks were recently constructed by ACHD with the Split Corridor. Unless the existing
sidewalk is demolished & reconstructed, which staff does not recommend as the sidewalk is new
and is of an adequate width, it’s not feasible for the applicant to comply with the Old Town
streetscape guidelines. The downtown streetscape guidelines state a typical width for streetscapes
is 20 feet (8-foot landscape zone, 8-10 foot wide pedestrian zone, and a 2-4 foot wide frontage
zone) unless otherwise specified for an urban area; the minimum width for streetscape profiles
should not be less than 15 feet in width. The proposed landscaping and existing sidewalk is
generally consistent with the streetscape guidelines except for the frontage zone which isn’t
feasible to provide. To further enhance the landscape zone, staff recommends additional
street trees are added so they touch at maturity within the planter area along W. Cherry
Lane and N. Meridian Road with seating, way-finding signs, and a trash receptacle.
A mix of trees and bushes are proposed along N. Meridian Road and W. Cherry Lane to screen
the drive-through lanes. The row of parking proposed on the coffee kiosk site incorporates a
planter island with a mix of trees and shrubs which will assist in screening the parking from the
street and public walkways. Additional trees should be added within the planters to provide
shade for at least 50% of the parking surfaces at mature growth in accord with the
Meridian Design Manual (pg. 35).
A garden wall with plantings is proposed at the northeast corner of the site to assist in screening
the view of vehicles in the drive-through and headlights from the public right-of-way. Signage
identifying the entrance to the downtown area is also proposed at the corner; the applicant should
coordinate with the Meridian Downtown Development Corporation (MDC) on the design of the
signage. A detail of the garden wall, landscaping, and signage should be submitted with the
Certificate of Zoning Compliance application along with a letter from MDC approving such.
A 12-foot wide landscape buffer is proposed along the southern boundary of the coffee kiosk site
adjacent to the residential property with dense landscaping for screening and a 6 -foot all white
vinyl fence.
Public Art: Staff recommends public art is provided on the site as set forth in the Destination:
Downtown vision plan for Old Town. The applicant should coordinate with the Meridian Arts
Commission (MAC) and the Meridian Downtown Development Corporation (MDC) on the
design of the public art. A detail of the public art proposed should be submitted with the
Certificate of Zoning Compliance application along with letters from MDC and MAC approving
such.
Utility boxes exist at the northeast corner of this site. Staff recommends the applicant
coordinate with the MAC and MDC to install a wrap to beautify the box.
Utilities: Street lighting is required to be installed within the development in accord with the
City’s adopted standards, specifications and ordinances. Downtown historic pedestrian lighting is
not required for this site as it is outside of the designated area requiring such.
EXHIBIT A
Human Bean ZOA-15-001; RZ-15-010; CUP-15-014 PAGE 12
A street light plan should be submitted with the Certificate of Zoning Compliance application in
accord with the requirements listed in Section 6-5 of the Improvements Standards for Street
Lighting at http://www.meridiancity.org/public_works.aspx?id=272. The street light plan will
need to include an LED Type 1 (30’ mounting height with an 8’ mast arm) light at the entrance
along N. Meridian Road. A Type 2 (25’ 100W HPS) light will be required at the entrance on
N.W. 1st Street. Street lighting conduit has been provided along N. Meridian Road. It is
recommended that the southern driveway off of N.W. 1st Street is removed to deter traffic from
cutting through the property to avoid the signal at the intersection of W. Cherry Lane and N.
Meridian Road.
All development is required to connect to the City water and sewer system unless otherwise
approved by the City Engineer in accord with UDC 11-3A-21.
Pressurized Irrigation: An underground pressurized irrigation system is required to be provided
for the development in accord with UDC 11-3A-15 as proposed.
Storm Drainage: An adequate storm drainage system is required in all developments in accord
with the City’s adopted standards, specifications, and ordinances, per UDC 11-3A-18. Two
separate stormwater infiltration basins are depicted on the site plan.
Parcel Configuration: Although this property appears to consist of one parcel on the Assessor’s
GIS records, it was platted in 1948 as Lots 1-8, Block 1, Wilson Addition to Meridian
subdivision. There doesn’t appear to be any easements recorded on the plat for these lots. Staff
can’t find any record of a lot consolidation being approved for this property. The applicant may
apply for a property boundary adjustment to reduce the number of properties from 8 to 3,
consistent with the configuration of the proposed site plan; a subdivision is not required.
Sidewalks: Detached five foot wide sidewalks are required to be constructed along arterial streets
per UDC 11-3A-17C. An attached 7-foot wide sidewalk was recently constructed along W.
Cherry Lane and N. Meridian Road with the Split Corridor project. For this reason, and because
the new sidewalk is 2 feet wider than typically required, the Director has waived the requirement
for a detached sidewalk to be constructed on this site.
Building Elevations/Floor Plans: Conceptual building elevations for the coffee kiosk and small
restaurant were submitted by the applicant and included in Exhibit A.5. Building materials
depicted on the plans for the coffee kiosk include a mix of reclaimed wood, bonderized metal
siding, and rusted metal roofing. Building materials for the restaurant are consistent with those of
the coffee kiosk with reclaimed wood, metal panels, bonderized batten metal siding, brick, and
metal awnings with rusted metal columns. The third building depicted on the site plan at the
southwest corner of the site is proposed to be of similar design. Please see Staff’s comments
above under Dimensional Standards for analysis on the height and form of the proposed and
future structures.
Staff recommends future restaurant/retail buildings constructed on the site shall be of similar
design and construction materials as the coffee kiosk and conceptual elevations shown in Exhibit
A.5; they shall also incorporate some kind of architectural feature(s) similar to the kiosk that has
an appearance of a two story structure for at least a portion of the building, or be functionally two
stories.
Design of the structures is required to comply with the design standards listed in UDC 11-3A-19
and the guidelines listed in the Meridian Design Manual. Currently, prefabricated steel panels are
prohibited as a finish material but may be approved as an accent material. Alternative
Compliance to the standards in UDC 11-3A-19 may also be requested as set forth in UDC 11-5B-
5.
EXHIBIT A
Human Bean ZOA-15-001; RZ-15-010; CUP-15-014 PAGE 13
Certificate of Zoning Compliance: The applicant is required to obtain approval of a Certificate
of Zoning Compliance application for establishment of the new use and to ensure all site
improvements comply with the provisions of the UDC prior to construction, in accord with UDC
11-5B-1.
Design Review: The applicant is required to submit an application for Design Review concurrent
with the Certificate of Zoning Compliance application in accord with UDC 11-5B-8. The site and
building design is required to be consistent with the standards listed in UDC 11-3A-19, the
guidelines contained in the Meridian Design Manual and the Destination: Downtown vision plan.
Staff recommends approval of the subject applications with the conditions listed in Exhibit B per
the Findings in Exhibit D.
X. EXHIBITS
A. Drawings
1. Vicinity Map
2. Proposed & Recommended Text Amendments to the Unified Development Code
3. Landscape Plan (dated: 5/27/15 7/22/15)
4. Existing Conditions Plan & Site Plan (dated: 5/27/15)
5. Conceptual Building Elevations & Floor Plan
B. Agency Comments/Conditions of Approval
1. Planning Division
2. Public Works Department
3. Fire Department
4. Police Department
5. Republic Services
6. Parks Department
7. Ada County Highway District
C. Legal Description and Exhibit Map for Proposed Rezone
D. Required Findings from Unified Development Code
EXHIBIT A
Human Bean ZOA-15-001; RZ-15-010; CUP-15-014 PAGE 14
Exhibit A.1: Vicinity/Zoning Map
EXHIBIT A
Human Bean ZOA-15-001; RZ-15-010; CUP-15-014 PAGE 15
Exhibit A.2: Proposed & Recommended Text Amendments to the Unified Development Code
EXHIBIT A
Human Bean ZOA-15-001; RZ-15-010; CUP-15-014 PAGE 16
UDC 11-4-3-11: Drive-Through Establishment:
(Applicant’s proposed changes are noted in strike-out, red bold underline format; staff’s
recommended changes are noted in strike-out, red bold italics underline format.)
A. A drive-through establishment shall be an accessory use where the drive-through facility
(including stacking lanes, speaker and/or order area, pick up windows, and exit lanes) is: 1)
not within three hundred feet (300') of another drive-through facility, a residential district, or
an existing residence; or 2) separated by an arterial street from any other drive-through
facility, residential district or existing residence; or 3) not within the O-T zoning district.
Otherwise a conditional use permit is required.
B. All establishments providing drive-through service shall identify the stacking lane, menu
and speaker location (if applicable), and window location on the certificate of zoning
compliance or the conditional use permit. Speakers are prohibited in the O-T zoning district.
C. A site plan shall be submitted that demonstrates safe pedestrian and vehicular access and
circulation on the site and between adjacent properties. At a minimum the plan shall
demonstrate compliance with the following standards:
1. Stacking lanes shall have sufficient capacity to prevent obstruction of driveways, drive
aisles, and the public right of way by patrons.
2. The stacking lane shall be a separate lane from the circulation lanes needed for access
and parking., except stacking lanes may provide access to designated employee
parking.
3. The stacking lane shall not be located within ten feet (10') of any residential district or
existing residence.
4. Any stacking lane greater than one hundred feet (100') in length shall provide for an
escape lane., unless the entire stacking lane queue is visible from the entrance to the
stacking lane. In such case, any stacking lane greater than one hundred thirty feet
(130’) in length shall provide for an escape lane. (Staff does not recommend approval
of the proposed change.)
5. The site should be designed so that the drive-through is visible from a public street for
surveillance purposes.
D. The applicant shall provide a six foot (6') sight obscuring fence where a stacking lane or
window location adjoins a residential district or an existing residence. (Ord. 12-1514, 5-16-
2012, eff. 5-21-2012)
EXHIBIT A
Human Bean ZOA-15-001; RZ-15-010; CUP-15-014 PAGE 17
Exhibit A.3: Landscape Plan (dated: 5/27/15 7/22/15)
EXHIBIT A
Human Bean ZOA-15-001; RZ-15-010; CUP-15-014 PAGE 18
Exhibit A.4: Existing Conditions Plan & Site Plan (dated: 5/27/15 & 7/14/15)
EXHIBIT A
Human Bean ZOA-15-001; RZ-15-010; CUP-15-014 PAGE 19
EXHIBIT A
Human Bean ZOA-15-001; RZ-15-010; CUP-15-014 PAGE 20
Exhibit A.5: Conceptual Building Elevations & Floor Plan
EXHIBIT A
Human Bean ZOA-15-001; RZ-15-010; CUP-15-014 PAGE 21
EXHIBIT A
Human Bean ZOA-15-001; RZ-15-010; CUP-15-014 PAGE 22
EXHIBIT A
Human Bean ZOA-15-001; RZ-15-010; CUP-15-014 PAGE 23
B. Agency Comments/Conditions
1. PLANNING DEPARTMENT
1.1 Site Specific Conditions of Approval
1.1.1 A Development Agreement (DA) is required as a provision of rezone of this property. Prior to the
rezone ordinance approval, a DA shall be entered into between the City of Meridian, the property
owner(s) at the time of rezone ordinance adoption, and the developer.
Currently, a fee of $303.00 shall be paid by the applicant to the Planning Division prior to
commencement of the DA. The DA shall be signed by the property owner and returned to the
City within two (2) years of the City Council granting approval of the rezone. The DA shall, at
minimum, incorporate the following provisions:
a. Development of the site shall substantially comply with the site plan, landscape plan and
building elevations included in Exhibit A, the design standards listed in UDC 11-3A-19, the
guidelines contained in the City of Meridian Design Manual, the Destination: Downtown
vision plan, Comprehensive Plan and the conditions in this report.
b. Future restaurant/retail buildings constructed on the site shall be of similar design and
construction materials as the coffee kiosk and conceptual elevations shown in Exhibit A.5;
they shall also incorporate some kind of architectural feature(s) similar to the kiosk that has
an appearance of a two story structure for at least a portion of the building, or be functionally
two stories.
c. The applicant, in partnership with the Meridian Art’s Commission (MAC) and the Meridian
Downtown Development Corporation (MDC), shall provide a garden wall, public art and an
entry sign to the downtown area at the northeast corner of this site at the intersection of W.
Cherry Lane and N. Meridian Road. An area shall also be reserved at this corner for public art
and/or an entry sign to the downtown area if a partnership can be reached with the Meridian
Downtown Development Corporation (MDC) and the Meridian Art’s Commission (MAC)
for the provision of these items. The applicant shall coordinate the design of the signage with
the Meridian Downtown Development Corporation (MDC) and the public art with the
Meridian Arts Commission (MAC). A detail of the garden wall, sign and public art shall be
submitted with the Certificate of Zoning Compliance application. along with a letter from the
MAC and MDC stating support of the design and location thereof; a separate sign permit is
required. These items shall be completed prior to issuance of the first Certificate of
Occupancy for the site.
d. The applicant shall coordinate partner with the Meridian Arts Commission (MAC) and the
Meridian Downtown Development Corporation (MDC) on the installation of a wrap on the
utility boxes that exist at the northeast corner of this site for beautification. A detail of the
wrap shall be submitted with the Certificate of Zoning Compliance application along with a
letter from MAC and MDC stating support of the design.
e. Direct lot access to Cherry Lane is prohibited; only one right-in/right-out driveway via
Meridian Road and one full access driveway via N.W. 1st Street are allowed.
f. Outdoor speakers are prohibited on this site.
g. A cross-access easement shall be granted to the property to the south at 1611 N. Meridian
Road (Parcel #R9453000076) for access to the driveway on the site via N. Meridian Road in
accord with UDC 11-3A-3A. A provision shall be added to the agreement that allows the
owner/developer of the adjacent parcel to remove a section of the fence as necessary for
access. A copy of the recorded easement shall be submitted to the Planning Division with the
EXHIBIT A
Human Bean ZOA-15-001; RZ-15-010; CUP-15-014 PAGE 24
first Certificate of Zoning Compliance application. The applicant shall work with the adjacent
property owner to the south in determining the location of the easement as well as inquiring if
the owner would prefer to have the entire area landscaped or a driveway stub constructed
with only a portion of the area landscaped at this time. If the owner prefers the stub is not
constructed at this time, the easement should allow for the future construction of a driveway
on the subject property.
1.1.2 The developer shall comply with the specific use standards listed in UDC 11-4-3-11: Drive-
Through Establishments as modified with this application.
1.1.3 The landscape plan included in Exhibit A.3, dated 5/27/15, shall be revised as follows:
a. Landscaping shall not obscure the view of the service windows from W. Cherry Lane and N.
Meridian Road in accord with UDC 11-4-3-11C.
b. Additional trees shall be added within the landscape planters within the parking area to
provide shade for at least 50% of the parking surfaces at mature growth in accord with the
Meridian Design Manual (pg. 35).
c. Additional street trees shall be added so they touch at maturity within the planter areas along
N. Meridian Road and W. Cherry Lane along with sSeating, way-finding signs, and a trash
receptacle(s) shall be added within the street buffers along N. Meridian Road and W. Cherry
Lane.
d. Include a detail of the garden wall proposed at the northeast corner of this site.
e. A twenty foot wide access driveway shall be provided to the property to the south at 1611 N.
Meridian Road (Parcel #R9453000076) in accord with UDC 11-3A-3A unless the property
owner prefers to have landscaping only at this time as discussed above in DA provision
#1.1.1g.
1.1.4 The site plan included in Exhibit A.4, dated 5/27/15, shall be revised prior to the City
Council meeting as follows:
a. A detail of the bike rack shall be shown on the plan that complies with the standards
listed in UDC 11-3C-5C.
b. One vehicular access to N.W. 1st Street should be allowed; remove the southern access to
the site. The location of the northern driveway shall be placed in consideration of the
residential neighbors to the west to prevent headlights from shining directly in their
windows.
c. The eastern drive-through stacking lane is greater than one hundred feet (100') in length;
provide for an escape lane or shorten the drive-through so that is below 100 feet in length in
accord with UDC 11-4-3-11C.
d. Employee parking shall be designated as such with a sign and/or paint on the stall.
e. A twenty foot wide access driveway shall be provided to the property to the south at
1611 N. Meridian Road (Parcel #R9453000076) in accord with UDC 11-3A-3A.
1.1.5 A blanket cross-access easement shall be recorded for this site for connectivity to access
driveways for all businesses. A separate easement may be recorded, or a note may be placed on
the record of survey associated with a future property boundary adjustment application.
1.1.6 A street light plan should be submitted with the Certificate of Zoning Compliance application in
accord with the requirements listed in Section 6-5 of the Improvements Standards for Street
Lighting at http://www.meridiancity.org/public_works.aspx?id=272. The street light plan will
EXHIBIT A
Human Bean ZOA-15-001; RZ-15-010; CUP-15-014 PAGE 25
need to include an LED Type 1 (30’ mounting height with an 8’ mast arm) light at the entrance
along N. Meridian Road. A Type 2 (25’ 100W HPS) light will be required at the entrance on
N.W. 1st Street. Street lighting conduit has been provided along N. Meridian Road. It is
recommended that the southern driveway off of N.W. 1st Street is removed to deter traffic from
cutting through the property to avoid the signal at the intersection of W. Cherry Lane and N.
Meridian Road.
1.2 General Conditions of Approval
1.2.1 Comply with all bulk, use, and development standards of the applicable district listed in UDC
Chapter 2 District regulations.
1.2.2 Comply with the provisions for irrigation ditches, laterals, canals and/or drainage courses, as set
forth in UDC 11-3A-6.
1.2.3 Install lighting consistent with the provisions as set forth in UDC 11-3A-11.
1.2.4 Provide a pressurized irrigation system consistent with the standards as set forth in UDC 11-3A-
15, UDC 11-3B-6 and MCC 9-1-28.
1.2.5 Comply with the sidewalk standards as set forth in UDC 11-3A-17.
1.2.6 Install all utilities consistent with the standards as set forth in UDC 11-3A-21 and 11-3B-5J.
1.2.7 Construct all off-street parking areas consistent with the standards as set forth in UDC 11-3B-5I,
11-3B-8C, and Chapter 3 Article C.
1.2.8 Construct the required landscape buffers consistent with the standards as set forth in UDC 11-3B-
7C (streets).
1.2.9 Construct storm water integration facilities that meet the standards as set forth in UDC 11-3B-
11C.
1.2.10 Protect any existing trees on the subject property that are greater than four-inch caliper and/or
mitigate for the loss of such trees as set forth in UDC 11-3B-10.
1.2.11 Provide bicycle parking spaces as set forth in UDC 11-3C-6G consistent with the design
standards as set forth in UDC 11-3C-5C.
1.2.12 Comply with the outdoor service and equipment area standards as set forth in UDC 11-3A-12.
1.2.13 Construct all required landscape areas used for storm water integration consistent with the
standards as set forth in UDC 11-3B-11C.
1.2.14 Comply with the structure and site design standards, as set forth in UDC 11-3A-19 and the
guidelines set forth in the City of Meridian Design Manual.
1.2.15 Comply with all provisions of UDC 11-3A-3 with regard to maintaining the clear vision triangle.
1.2.16 Low pressure sodium lighting shall be prohibited as an exterior lighting source on the site.
1.2.17 All fencing constructed on the site shall comply with the standards as set forth in UDC 11-3A-7
and 11-3A-6B as applicable.
1.3 Ongoing Conditions of Approval
1.3.1 The conditional use may only be transferred or modified consistent with the provisions as set forth
in UDC 11-5B-6G. The applicant shall contact Planning Division staff regarding any proposed
modification and/or transfer of ownership.
EXHIBIT A
Human Bean ZOA-15-001; RZ-15-010; CUP-15-014 PAGE 26
1.3.2 The applicant and/or property owner shall have an ongoing obligation to prune all trees to a
minimum height of six feet above the ground or sidewalk surface to afford greater visibility of the
area.
1.4 Process Conditions of Approval
1.4.1 No signs are approved with this application. Prior to installing any signs on the property, the
applicant shall submit a sign permit application consistent with the standards in UDC Chapter 3
Article D and receive approval for such signs.
1.4.2 The conditional use approval shall be null and void if the applicant fails to 1) commence the use
within two years as set forth in UDC 11-5B-6F1 or 2) gain approval of a time extension as set
forth in UDC 11-5B-6F4.
1.4.3 The applicant shall submit and obtain approval of a Certificate of Zoning Compliance and Design
Review application from the Planning Division, prior to submittal of any building permit
application.
2. PUBLIC WORKS DEPARTMENT
2.1 SITE SPECIFIC CONDITIONS OF APPROVAL
2.1.1 Applicant shall be required to install a sanitary sewer mains into the project site from the existing
stub. The existing sanitary sewer main bisecting the property will be abandoned in place in the
future, however until it is abandoned, the applicant shall retain and protect the mainline.
2.1.2 A street light plan will need to be included in the final construction plans. Street light plan
requirements are listed in section 6-5 of the Improvement Standards for Street Lighting. A copy
of the standards can be found at http://www.meridiancity.org/public_works.aspx?id=272. The
street light plan will need to include an LED Type 1 (30' mounting height with an 8' mast arm)
light at the entrance along Meridian Road. A type 2 (25' 100W HPS) light will be require at the
entrance on 1st Street. Street lighting conduit has been provided along Meridian Road.
2.2 General Conditions of Approval
2.2.1 Applicant shall coordinate water and sewer main size and routing with the Public Works
Department, and execute standard forms of easements for any mains that are required to provide
service outside of a public right-of-way. 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.
2.2.2 Per Meridian City Code (MCC), the applicant shall be responsible to install sewer and water
mains to and through this development. Applicant may be eligible for a reimbursement
agreement for infrastructure enhancement per MCC 8-6-5.
2.2.3 The applicant shall provide easement(s) for all public water/sewer mains outside of public right of
way (include all water services and hydrants). The easement widths shall be 20-feet wide for a
single utility, or 30-feet wide for two. The easements shall be dedicated using the City of
Meridian’s standard forms. Applicant shall submit an executed easement (on the form available
from Public Works), a legal description prepared by an Idaho Licensed Professional Land
Surveyor, which must include the area of the easement (marked EXHIBIT A) and an 81/2” x 11”
map with bearings and distances (marked EXHIBIT B) for review. Both exhibits must be sealed,
signed and dated by a Professional Land Surveyor. DO NOT RECORD. All easements must be
submitted, reviewed, and approved prior to development plan approval.
2.2.4 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 shall be required to use any existing surface or
EXHIBIT A
Human Bean ZOA-15-001; RZ-15-010; CUP-15-014 PAGE 27
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
prior to receiving development plan approval.
2.2.5 All irrigation ditches, canals, laterals, or drains, exclusive of natural waterways, intersecting,
crossing or laying adjacent and contiguous to the area being subdivided shall be tiled per UDC
11-3A-6. In performing such work, the applicant shall comply with Idaho Code 42-1207 and any
other applicable law or regulation.
2.2.6 Any existing domestic well system 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.
2.2.7 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.
2.2.8 Street signs are to be in place, sanitary sewer and water system shall be approved and activated,
and acceptable roadway access shall be in place, prior to applying for building permits.
2.2.9 All development improvements, including but not limited to sewer and water, fencing, micro-
paths, pressurized irrigation and landscaping shall be installed and approved prior to obtaining
certificates of occupancy.
2.2.10 Applicant shall be required to pay Public Works development plan review, and construction
inspection fees, as determined during the plan review process, prior to the issuance of a plan
approval letter.
2.2.11 It shall be the responsibility of the applicant to ensure that all development features comply with
the Americans with Disabilities Act and the Fair Housing Act.
2.2.12 Applicant shall be responsible for application and compliance with any Section 404 Permitting
that may be required by the Army Corps of Engineers.
2.2.13 Developer shall coordinate mailbox locations with the Meridian Post Office.
2.2.14 All grading of the site shall be performed in conformance with MCC 11-12-3H.
2.2.15 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.
2.2.16 The engineer shall be required to certify that the street centerline elevations are set a minimum of
3-feet above the highest established peak groundwater elevation. This is to ensure that the bottom
elevation of the crawl spaces of homes is at least 1-foot above.
2.2.17 The applicants design engineer shall be responsible for inspection of all irrigation and/or
drainage facility within this project that do not fall under the jurisdiction of an irrigation district
or ACHD. The design engineer shall provide certification that the facilities have been installed in
accordance with the approved design plans. This certification will be required before a certificate
of occupancy is issued for any structures within the project.
2.2.18 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.
EXHIBIT A
Human Bean ZOA-15-001; RZ-15-010; CUP-15-014 PAGE 28
2.2.19 100 Watt and 250 Watt, high-pressure sodium street lights shall be required on all public
roadways per the City of Meridian Improvement Standards for Street Lighting. All street lights
shall be installed at developer’s expense. Final design shall be submitted as part of the
development plan set for approval, which must include the location of any existing street lights.
Street light plan requirements are listed in section 6-5 of the Improvement Standards for Street
Lighting. A copy of the standards can be found on the city of meridian Public Works
Department’s website at http://www.meridiancity.org/public_works.aspx?id=272. The
contractor’s work and materials shall conform to the ISPWC and the City of Meridian
Supplemental Specifications to the ISPWC.
2.2.20 The City of Meridian requires that the owner post to the City a warranty surety in the amount of
20% of the total construction cost for all completed sewer, water and reuse infrastructure for
duration of two years. This surety will be verified by a line item cost estimate provided by the
owner to the City. The surety can be posted in the form of an irrevocable letter of credit, cash
deposit or bond. Applicant must file an application for surety, which can be found on the
Community Development Department website. Please contact Land Development Service for
more information at 887-221.
3. FIRE DEPARTMENT
3.1 Access to N.W. 1st Street shall be limited to one access in the general location of the northern
driveway depicted on the site plan. The applicant shall take into consideration the impact on the
neighbors across the street to the west in regard to headlights shining in their windows in the
location of the driveway.
4. POLICE DEPARTMENT
4.1 Access to N.W. 1st Street shall be limited to one access in the general location of the northern
driveway depicted on the site plan. The applicant shall take into consideration the impact on the
neighbors across the street to the west in regard to headlights shining in their windows in the
location of the driveway.
5. REPUBLIC SERVICES
5.1 Republic Services had no comments on this application.
6. PARKS DEPARTMENT
6.1 Prior to removal of any trees on the site, the applicant shall contact Elroy Huff, City
Arborist, at 208-371-1755 to schedule an inspection to determine mitigation requirements
for healthy trees on the site, 4-inch caliper or greater, that are proposed to be removed in
accord with the provisions listed in UDC 11-3B-10C.
7. ADA COUNTY HIGHWAY DISTRICT
ACHD had no comments on this application as all of the improvements are already in.
EXHIBIT A
Human Bean ZOA-15-001; RZ-15-010; CUP-15-014 PAGE 29
C. Legal Description and Exhibit Map for Proposed Rezone
EXHIBIT A
Human Bean ZOA-15-001; RZ-15-010; CUP-15-014 PAGE 30
EXHIBIT A
Human Bean ZOA-15-001; RZ-15-010; CUP-15-014 PAGE 31
D. Required Findings from Unified Development Code
1. Unified Development Code Text Amendment:
Upon recommendation from the Commission, the Council shall make a full investigation
and shall, at the public hearing, review the application. In order to grant a text amendment
to the Unified Development Code, the Council shall make the following findings:
a. The text amendment complies with the applicable provisions of the comprehensive plan;
The City Council finds that the proposed zoning ordinance amendment complies with the
applicable provisions of the Comprehensive Plan. Please see Comprehensive Plan Policies
and Goals, Section VII, of this report for more information.
b. The text amendment shall not be materially detrimental to the public health, safety, and
welfare; and
The City Council finds that the proposed zoning ordinance amendment will not be
detrimental to the public health, safety or welfare. It is the intent of the text amendment to
further the safety and welfare of the public.
c. The text amendment shall not result in an adverse impact upon the delivery of services
by any political subdivision providing public services within the City including, but not
limited to, school districts.
The City Council finds that the proposed zoning ordinance amendment does not propose any
changes to how public utilities and services are provided to developments. All City
departments, public agencies and service providers that currently review applications will
continue to do so. Please refer to any written or oral testimony provided by any public service
provider(s) when making this finding.
2. REZONE:
Upon recommendation from the Commission, the Council shall make a full investigation and
shall, at the public hearing, review the application. In order to grant an annexation and/or rezone,
the Council shall make the following findings:
a. The map amendment complies with the applicable provisions of the Comprehensive
Plan;
The City Council finds the proposed rezone to the O-T district is consistent with the Old
Town future land use designation for this site and with the provisions of the Comprehensive
Plan as noted in Section VII of this report.
b. The map amendment complies with the regulations outlined for the proposed district,
specifically the purpose statement;
The City Council finds that the proposed map amendment to O-T and proposed development
is consistent with the purpose statement of the traditional neighborhood district in that it will
contribute to the variety of services available within the City’s downtown area.
c. The map amendment shall not be materially detrimental to the public health, safety,
and welfare;
The City Council finds that the proposed zoning amendment will not be detrimental to the
public health, safety, or welfare.
EXHIBIT A
d. The map amendment shall not result in an adverse impact upon the delivery of services
by any political subdivision providing public services within the City including, but not
limited to, school districts; and,
The City Council finds that the proposed zoning amendment will not result in any adverse
impact upon the delivery of services by any political subdivision providing services to this
site.
e. The annexation is in the best of interest of the City (UDC 11-5B-3.E).
Because this application is for a rezone, this finding is not applicable.
3. CONDITIONAL USE PERMIT:
The Commission and Council shall review the particular facts and circumstances of each
proposed conditional use in terms of the following, and may approve a conditional use permit if
they shall find evidence presented at the hearing(s) is adequate to establish:
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 City Council finds that if the site is designed in accord with the conditions of approval in
Exhibit B, the site will be large enough to accommodate the proposed use and meet the
dimensional and development regulations of the O-T zoning district and the specific use
standards for multi-family developments.
b. That the proposed use will be harmonious with the Meridian Comprehensive Plan and
in accord with the requirements of this Title.
The City Council finds that the proposed coffee kiosk and future restaurant/retail uses will be
harmonious with and meet the objectives of the Comprehensive Plan.
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 City Council finds that the general design, construction, operation and maintenance of
the proposed development will be compatible with existing and future residential and
commercial uses in the vicinity and with the existing and intended character of the vicinity so
as to not adversely change the character of the area.
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 City Council finds that the proposed development should not adversely affect other
property in the vicinity if the applicant complies with all conditions of approval listed in
Exhibit B of this staff report and constructs all improvements and operates the use in
accordance with the UDC standards.
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.
The City Council finds that sanitary sewer, domestic water and irrigation can be made
available to the subject property. Please refer to comments prepared by the Public Works
Department, Fire Department, Police Department and other agencies included in Exhibit B.
EXHIBIT A
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.
The City Council finds that the applicant will pay to extend the sanitary sewer and water
mains into the site. No additional capital facility costs are expected from the City. The
applicant and/or future property owners will be required to pay impact fees.
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 City Council finds that the proposed development should not involve activities that will
create nuisances that would be detrimental to the general welfare of the surrounding area.
The City Council recognizes the fact that traffic and noise will increase with the approval of
this development; however, whenever undeveloped property is developed, the amount of
traffic and noise does increase.
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 City Council finds that the proposed development will not result in the destruction, loss
or damage of any natural feature(s) of major importance.