VAR-12-002 MERIDIAN TOWN CENTERv
E IDIAN
MayorTammy de Weerd
City Council Members:
Keith Bird
Brad Hoaglun
Charles Rountree
IDAHOZaremba David
Jure28,2012
Tony Mead
Idaho Electric Signs
6528 Supply Way
Boise, ID 83716
R-8,: Meridian Town Center (VAR-12-002)
Dear Mr. Mead:
This ietter is to inform you that the subject application is scheduled to be heard by the City of
Meridian's City Council on July 17,2012. The hearing will be held at the Meridian City Hall, 33
E. Broadway Avenue, in the City Council chambers at 7:00 p.m.
In accord with UDC 11-5A-5D, a public hearing notice is required to be posted on the property
under consideration on or before July 7, 2012 not less than ten (10) days prior to the public
hearing. Proof of posting consisting of a notarized statement and a photograph of the posting is
required to be submitted to the City no later than seven (7) days prior to the hearing attesting to
where and when the sign(s) were posted. If you do not submit the certificate by such date, the
hearing will be continued. Please refer to Unified Development Code 11-5A-5D for the
appropriate posting requirements.
If you have any questions please feel free to contact our office at 884-5533
Thank you for contributing to the success of Meridian. Please help us serve you better in the
future. Visit our web-site at www.meridiancity.org departments/planning/comment cardto filrl
out a customer survey and give us feedback on how we are doing.
Sincerely
@)*o, @tffi.
Barbara Shiffer
Administrative Assistant II
Community Development Department . 33 E. Broadway Avenue, Meridian, lD 83642
Phone 208-884-5533 Fax 208-888-6854 www.meridiancity.org
Planning Department
VARIANCE r Application Checklist
All applications are required to contain one copy of the following:
Note: Only one copy of the above itens need be submitted when subtnitting multiple applications
Additional Requircmens for Variance Applications:
APPUCATION WILL NOT BE ACCEPTED UNLESS ALL TTEMS ON THE CHECKUST ARE SI]BMITTED.
33 E. Broadway Avenue, Suite 210 r Meridian, ldaho 83642
Phonc: (208) 88+5533 o
Facsimile: (208) 888-6854 o
Websire: www.mcridianciry.org
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Projecrname: t{e-ricliqn l-rrt^Jn Cr*.,4e,n free-Sfand,,,o S(rn[ono, Vo,e -t--o
Applicant
($ Description
Statr
(./)
Completed & signed Commission & Council Review Application Ll
ta t/ Narrative Legal description fully describing of the subject the request propert) (Lot, Block, and Subdivision name if located in a rccorded t/
subdivisioo OR a metcs and bounds legal dccripion of the prop€ny if not in a subdivision.)
Recorded warranty deed for the subject property
Affidavit of Legal Interest signed & notarized by the property owner (tf own€r
is a corpororion,
srbmit a opy ofthe Anicles of lncorpration or othcr evidancc to show that thc pcrson
t/ Scaled vicinity map showing the location ofthe subject property sipinq is an authorized accnt.) t-/
Pre-application rneeting notes (All applicarims that requirc a public hcaring arc rcquircd to conducr
tr prc-
application mecting with thc Plsnnins DcDartmcor.)
Neighborhood meeting sign-in sheet (Applicants are rcquired to hold a neighborhood meering ro provide
an opportunity for public review of the proposed proiect prior
ro thc submittal of 8n aDolication.)
Commitmcnt of Propcrty Posting form signed by the applicant/agent t/
Fee -r/
Applicart
(.0 Description
Staff
(./)
"/
Address in the narrative how this request meets the following findings:
allowed in the district.
D The variance relieves an undue hardship because ofcharacteristics ofthe site.
Any exhibits that demonstrate the proposed variance request (also submit an electronic version
of the exhibit in pdf format on a disk with thc frle(s) named with the project namc
& type of exhibit).
r&:r-., --
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IDAHO
B1
i"'
Barbara Shiffer
From:
Sent:
Subject:
Machelle Hill
Wednesday, June 27,2012 12:43 PM
FW: City of Meridian Dev App - Meridian Town Center VAR 12-002
From: Machelle Hill
Sent: Wednesday, June 27, 2012 72:42 PM
Subject: City of Meridian Dev App - Meridian Town Center VAR 12-002
t$er* 0
City of Meridian
City Clerk's Office
33 E. Broadway Avenue
Meridian,ID 83642
City Council
Development Application Transmittal
To: Cify Departments Comments due by: July 10r 2012
Transmittal Date: June27,2012 FiIe No.: vAR t2-002
Hearing Date: Jruly 17,2012
Request: Public Hearing - Variance to UDC 11-3D-8F.4d to
exceed the maximum background
area allowed of 200 square feet for free-standing signs for Meridian Town Center
By: Idaho Electric Signs
Location of Property or Project: Northeast corner of N. Eagle Road and E. Fairview
Avenue at2200 N. Eagle Road
City Council Action:
The City of Meridian is requesting comments and recommendations on the application referenced above. To review
detailed information about the request, please click on the file number above to take you directly to the application.
We request that you submit your comments or recommendations by date specified above. When responding, please
reference the file number of the project. lf responding by email, please send comments to clerk@meridiancity.orq.
For additional information associated with this application please contact City Clerk's Office at number below.
Thank you,
Machelle Hill
Meridian City Clerk's Office
33 E. Broadway Avenue
Meridian, lD 83642
(208) 8884433
m h ill@merid iancitv. orq
1
Item #8F: Meridian Town Center (VAR-12-002)
Application(s):
Size of property, existing zoning, and location: This site consists of 80 +l
acres of land zoned C-G, located on
the northeast corner of Fairview & Eagle.
Summary of Request: The applicant requests approval of a variance to UDC 11-3D-8F.4d, which allows properties
exceeding 750' of linear street frontage an additional sign height up to 35' & background area up to 200 s.f. for free-
standing signs. Only one such sign is allowed per 750' of frontage. The applicant proposes (5) of these type of signs
with a background area of 355 s.f. each - 155 s.f. over the allowed amount.
Staff has done a complete analysis of the signage (# of allowed vs. proposed signs & background area) for the
overall site based on the street frontages shown for each lot on the approved final plat. Based on staffls analysis, the
property as a whole is allowed a total of (28) 2O-foot tall signs with a maximum background area of 80 s.f. each; and
a total of (5) 3S-foot tall signs with a maximum background area of 200 s.f. each for a collective maximum
background area of 3,240 s.f.
lnstead of utilizing the maximizing number of smaller signs allowed on the site, the applicant proposes to decrease
the number of smaller signs from 28 to 11 for a reduction in the overall allowed background area of 1,360 s.f. The
applicant proposes to "transfe/' a portion
of this area that they aren't using to the 5 larger signs and increase the
maximum background area on each sign from 200 s.f. to 355 s.f. for an overall increase of 775 s.f.. The applicant is
not proposing an increase in the height limit for any signs on the site.
The total proposed background area for signage on the site is 2,655 s.f., which is a decrease of 585 s.f. from what is
allowed; and the total number of signs proposed is 16, which is a reduction of 17 signs from what is allowed.
Lot & Block
Allowed #
of small
.1
srgns
Proposed
ff of small
.1
slgns
Allowed f
of large
.2
srgns
Proposed fl
of large
,2
srgns
Allowed
background area
(s.f.)
Proposed
background area
(s.f.)
Total 28 11 5 5 3240 2655
Written Testimony: None
Staff Recommendation: Because the overall number & the background area of the signs are proposed to be
reduced significantly over what is allowed by the UDC, staff finds that granting a variance would nof allow a right or
special privilege that is not otherwise allowed in the district. Further, staff does nof find that granting the
proposed
variance would be detrimental to the public health, safety, and/or welfare and actually is of the opinion that public
safety and welfare may be increased by reducing the number of signs on the site providing less of a distraction to the
motoring public. Lastly, because there are no site conditions that prohibit compliance with the UDC, staff finds that
granting a variance does not relieve an undue hardship because of the characteristics of the site.
Although Staff is of the opinion the signage proposed by the applicant fdr this site is superior to what is allowed by
the UDC, staff cannot recommend approval of the variance because a// of the findings cannot be met. Therefore,
Staff recommends denial of the proposed variance.
Notes: ,/rh,^ X.pt<n
STAFF REPORT
Hearing Date: Iuly 17,2012
FROM
SUBJECT
Mayor & City Council
Sonya Watters, Associate City Planner
(208) 884-ss33
VAR-12-002 -
Meridian Town Center Free-Standing Signs
IDIAN
TO
I. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST
The applicant, Idaho Electric Signs, requests approval of a variance to LrDC I l-3D-8F.4d, which
limits the background area of free-standing signs to two hundred (200) square feet on properties that
exceed seven hundred fifty (750) feet of linear street frontage.
The applicant proposes five (5) free-standing signs with a maximum background area of three
hundred fifty five (355) square feet each. See Section VIII Analysis for
more information.
II. SUMMARY RECOMMENDATION
Staff finds that the request for a variance does not meet all of the findings criteria required in the
UDC in order for the City Council to grant a variance (see Exhibit B for the required variance
findings). Therefore, Staff recommends denial of the subject Variance application for the reasons
stated herein.
III. PROPOSED MOTIONS
Denial
After considering all staff, applicant, and public testimony, I move to deny File Number VAR-12-
002 as presented in the staff report for the hearing date of July 17 , 2012, for the following
reasons:
(you should state specific reasons for denial.)
Continuance
After considering all staff, applicant and public testimony, I move to continue File Number VAR-12-
002 to the hearing date of (date certain) for the following reason(s): (you should state specific
reason(s) for continuance.)
Approval
After considering all staff, applicant, and public testimony, I move to approve File Number VAR-
12-002 aspresentedinthestaff reportforthehearingdateofJuly lT,20l2,withthefollowing
changes: (insert any changes here). OPTIONAL: I further move to direct Staff to prepare Findings
for this project, to be considered at the (date certain) public hearing.
ry. APPLICATION AND PROPERTY FACTS
a. SiteAddress/Location:
This site is located on the northeast corner of N. Eagle Road and E. Fairview Avenue in the
northwest % of Section 4, Township 3 North, Range I East
Meridian Town Center VAR-12-002 PAGE 1
b. Owners:
Meridian CenterCal, LLC
7455 S.W. Bridgeport Rd., Ste. 205
Tigard, OR97224
c. Applicant:
Tony Mead, Idaho Electric Signs, Inc.
6528 Supply Way
Boise, ID 83716
d. Applicant's StatemenVJustification: Please see applicant's narrative for this information
V. PROCESSFACTS
a. The subject application is for variance. A public hearing is required before the City Council on
this matter, consistent with Meridian City Code Title 11, Chapter 5.
b. Newspaper notifications published on: July 2, and 9,2012
c. Radius notices mailed to properties within 300 feet on: June 29,2012
d. Applicant posted notice on site by: July 6,2012
VI. LAND USE
a. Existing Land Use(s): This site is currently in the development process and is proposed to
develop with a mix of commercialuses.
b. Description of Character of Surrounding Area: The surrounding area consists primarily of
existing commercial uses & property zoned for future commercial uses with a park to the east.
c. Adjacent Land Use andZoning:
1. North: Single-family residential, zoned RUT in Ada County & future multi-family residential
(under construction), zoned R-40
2. East: Kleiner park, zoned C-G & vacant commercial property, zoned C-G
3. South: Commercial uses, zoned C-G
4. West: Vacant commercial property, zoned C-G
d. History of Previous Actions: NA
VII. LINIFIED DEVELOPMENT CODE
The following Unified Development Code (UDC) section is pertinent to this application:
UDC 11-3D-8F.4 - "Free-standing signs are allowed. In addition to the
standards set forth in
subsection Al4 of this section, all free-standing signs shall meet the following standards:
a. The maximum background area of any free-standing sign shall not exceed eighty (80) square
feet.
b. The maximum height of any free-standing sigr shall not exceed twenty feet (20').
c. A maximum of one free-standing sign is allowed per one hundred fifty feet (150') of linear
street frontage. Properties with less than one hundred fifty feet (150') of linear street
frontage shall be allowed a maximum of one such sign per properry.
d. Properties exceeding seven hundred fifty feet (750') of linear street frontage may be allowed
Meridian Town Center VAR-12-002 PAGE 2
an additional sign height and background area allowance. Such signs shall not exceed thirty
five feet (35') in overall height and two hundred (200) square feet ofbackground area. Only
one such sign shall be allowed per seven hundred fifty feet (750') of linear street frontage.
Changeable copy signs proposed as free-standing sigs are allowed. In addition to the
standards set forth in subsection A12 of this section, all changeable copy free-
standing signs shall meet the following standards:
(1) AnV changeable copy free-standing sign visible from a public street shall be
prograrnmed as follows: All displays, including, but not limited to, graphics,
letters, numbets, color and/or brightness shall remain unchanged for a minimum
of eight (8) seconds, except that any text messages that are longer than the
display area and do not contain any graphics may scroll in a consistent and
predictable manner.
(2) Only one changeable sign proposed as a free-standing sign shall be allowed per
property, except properties abutting two (2) arterial streets may be allowed one
changeable copy free-standing sign along each arterial street."
VIII. ANALYSIS
a. Analysis Leading to Staff Recommendation
The applicant requests a variance to LIDC 11-3D-8F.4d to exceed the maximum background
area allowed of200 square feet (s.f.) for free-standing signs on properties that exceed 750 feet of
linear street frontage. The applicant proposes a maximum background area of 355 square feet for
5 signs within the site along N. Eagle Road and E. Fairview Avenue.
Staff has done a complete analysis of the signage (# of allowed signs & background area vs. # of
proposed signs & background area) for the overall site based on the street frontages shown on
each lot on the approved final plat (see calculations table below).
Based on these calculations, the properly as a whole is allowed a total of (28) 20-foot tall signs
with a maximum background area of 80 s.f.; and a total of (5) 35-foot tall signs with a maximum
background area of 200 s.f. for a collective maximum background area of 3,240 s.f.
Instead of utilizing the maximizing number of smaller signs allowed on the site, the applicant
proposes to decrease the number from 28 to 1l for a reduction in the overall allowed background
area of 1,360 s.f. The applicant proposes to utilize the 5 larger signs but requests an increase in
the allowed background area from 200 s.f. to 355 s.f. for an overall increase of 775 s.f. on the
larger signs. The applicant is not proposing an increase in the height limit of any signs on the
site.
The total background area proposed by the applicant for signage on the site is reduced from
3,240 s.f . to 2,655 s.f. (585 s.f.); and the total number of signs is proposed to be reduced from 33
to 16.
The applicant's justification for the request is that by eliminating 17 of the smaller signs and
applying a portion of the square footage allowed for those signs toward the 5 larger signs, it will
not take away from the ambiance of the development by having too many signs. Additionally,
the applicant feels fewer signs will be safer for the motoring public as fewer signs will be easier
to read and cause ofless ofa distraction.
e
Meridian Town Center VAR-12-002 PAGE 3
Notes;
lSmatt (20'
toll w/80 s.f. background oreo)
2 Lorge (35' tatl w/200 s.f. bockground oreo)
t
Lot 3, Blk 1 is a future multi-family residentiol lot
- see UDC 11.-3D-5C, Subdivision ldentificotion Signs for requirements.
In order to grant a variance, the Council needs to make the following findings:
L The variance shall not grant a right or special privilege that is not otherwise allowed in the
district;
2. The variance relieves an undue hardship because of characteristics of the site;
3. The variance shall not be detrimental to the public health, safety, and welfare.
While staff is of the opinion the proposed variance will not grant a right or special privilege to
the applicant, nor will be it be detrimental to the public health, safety, ind welfare, staff does not
find there is an undue hardship because of characteristics of the site. Because the UDC requires
all three findings to be met in order to approve a variance, staff recommends denial of the
proposed variance.
Note: The applicant has stated they would also like to install some subdivision identification
signs at the entrances to the development. These signs fall under subdivision identification signs
(UDC 11-3D-5C) and are not included in the number offree-standing signs allowedfor the site.
signs2 (s.f.)
Lot 1", Blk 1 2 L 0 n
160 80
Lot 2, Blk 1 0 0 1 1 200 355
Lot 3, Blk 1 NA3 NA3 NA3 NA3 NA3 NA3
Lot 4, Blk 1 3 0 1 1 440 355
Lot 5, Blk 1 2 L 0 U 160 80
Lot 1, Blk 2 2 1 0 0 160 80
Lot 2, Blk 2 0 0 2 2 400 710
Lot 3, Blk 2 3 T 0 0 240 80
Lot 4, Blk 2 1 L 0 U 80 80
Lot 5, Blk 2 7 7 1 L 760 435
Lot 6, Blk 2 t L 0 0 80 80
Lot 7, Blk 2 1 1 0 0 80 80
Lot 8, Blk 2 2 1 0 160 80
Lot 9, Blk 2 I 1 0 n 80 80
Lot 10, Blk 2 3 1. U 0 240
Total 28 11 5 5 3240
Meridian Town Center VAR-12-002 PAGE 4
Lot & Block
Allowed #
of small
.1
srgnS
Proposed
# of small
.1
srgns
Allowed #
of large
.2
srsns
80
2655
IX. EXHIBITS
A. Drawings
1. Vicinity Map
2. Site Plan Showing Proposed Locations of Free-Standing Signs
3. Proposed Signs
B. Required Findings from the Unified Development Code
Meridian Town Center VAR-12-002 PAGE 5
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B: Required Findings from the Unified Development Code (Variance)
The City Council shall apply the standards listed in Idaho Code 67-6516 and all the
findings listed in Section l1-58-4.8 of the UDC to review the variance request. In order to
grant a variance, the Council shall make the following findings:
A. The variance shall not grant a right or special privilege that is not otherwise allowed
in the district:
Staff finds that granting a variance would not allow a right or special privilege that is not
otherwise allowed in the district because the overall number of signs for the site and the
background area of the signs are proposed to be reduced significantly over what is allowed
by the UDC.
B. The variance relieves an undue hardship because of characteristics of the site;
Staff finds that granting a variance does not relieve an undue hardship because of the
characteristics of the site as there are no site conditions that prohibit compliance with the
UDC.
C. The variance shall not be detrimental to the public health, safety, and welfare.
Staff does not frnd that granting the proposed variance would be detrimental to the public
health, safety, and/or welfare and actually is of the opinion that public safety and welfare
would be increased by reducing the number of signs on the site. See Section VIII Analysis
for more information.
Exhibit B -1-
Meridian Town Center
Narrative for sign variance
ldaho Electric Signs is requesting a variance to the sign ordinance. The
ordinance states that a freestanding sign can't exceed two hundred (200)
square feet in area for properties that exceed seven hundred fifty (750).
A. PURPOSE OF REQUEST
The purpose for this request for a variance to the city sign ordinance is for
the overall health and success of the Meridian Town Center project and the
safety of the motoring public. To enhance the beauty and essence of a life
style center, the size of the center signs needed to be large enough to
create the proper atmosphere and safety for the motoring public.
B. REQUEST
Meridian Town Center was designed as a life style center that blends retail
business with entertainment, parks and residential in one unique space.
lda ho Electric Signs requests the following for the signage needs at this
Center signs
There will be five (5) center signs 35' in height and 355 square feet in area
Three (3) to be located on Eagle Road and two (2) on Fairview Ave. These
signs to be placed in the following areas: two (2) signs placed on lot 2,
block 2. One (1) sign placed on lot 2, block 1. One (1)
sign on lot 4, block 1.
One (1) sign on lot 5, block 2. This would be a total of five (5) center signs.
We are proposing five (5) freestanding (center signs) that are three
hundred fifty five (355) square feet in sign background area.
center.
Small freestanding signs
There will be eleven (11) small freestanding signs 20' in height and 80
square feet in area. The signs will be placed in the following areas:
One (L) sign to be located on lot 1, block 1. One (1) sign to be located on lot
5, block 1. One (1) sign to be located on lot 1, block 2. One (1)
sign to be
located on lot 3, block 2. One (1) sign to be located on lot 4, block 2. One {1)
sign to be located on lot 5, block 2. One (1) sign to be located on lot 6, block
2. One (1) sign to be located lot 7, block 2. One (1) sign to be
located on lot
8, block 2. One (1) sign to be located on lot 9, block 2. One (1) sign to be
located on lot 10, block 2. This would be a total of eleven small
freestanding signs.
Lot 3, block 1 will be for future multi-family residential lot that there will be
two (2) future subdivision signs that is not part of this variance.
C. SUMMERY
We are asking for a total offive (5) center signs that are 35' in height and
355 square feet in area. The allowable sign would be 35' in height and 200
square feet in area.
We are also asking for eleven (11) small freestanding sings that are 20' in
height and 80 square feet in area. These meet the standards of the city sign
code. Under current city code we would be allowed twenty eight (28) of
these signs. We would like to trade some of the square footage from the
remaining small freestanding signs to the square footage for the larger
center signs.
By doing this we eliminate a lot of the small freestandjng signs. The extra
square footage on the center signs would help the motoring public see the
business on the interior of the center and be able to make safe driving
decisions about where they want to go.
Also, by removing more than half of the small freestanding signs it
eliminates over signing. Too manyofthese signs can cause safety issues
with the motoring public by having to look through all the information that
it causes slow reaction time and slows the flow of the traffic.
By shifting some of the square footage to center signs and making them
more readable and eliminating some of the smaller freestanding signs it
creates a better atmosphere and environment for this great Meridian
development.
We are not asking for an advantage on competition or any special
treatment, just the ability to use the amount of square footage of signs
that is allowed to us under the current city sign code.
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