Staff ReportChanges to Agenda: Item #413: Jack City Fitness (CUP -14-012) — The applicant has requested this application
be withdrawn.
Item #4A: Connections Credit Union at Ten Mile (MCU -14.003)
Application(s):
➢ Conditional Use Permit Modification
Size of property, existing zoning, and location: The site consists of 1.08 acres, is currently zoned C -C, and is
located at 750 N. Ten Mile Road.
Adjacent Land Use & Zoning:
North: Vacant commercial property and multi -family residential, zoned L-0 and R-15
East: Multi -family residential, zoned R-15
South: Fast Eddy's fuel facility, zoned C -C
West: N. Ten Mile Road and rural residences, zoned RUT in Ada County
History: On January 16, 2014, the Commission approved a conditional use permit (CUP -13-017) to develop the
property with two (2) drive-through establishments.
Summary of Request: The request is for a modification to the CUP approved for the Connections Credit Union. The
purpose of this application is to modify the site plan, building elevations and certain conditions of approval that affect
the development of the Connections Credit Union proposed for the western portion of the site. The eastern portion of
the development will remain as approved under the previous conditional use permit.
The applicant is proposing the following modifications to the approved plans:
1. Re -orient the drive-through from the east side of the building to the west side of the building. The redesign -
a. Provides a greater separation between the Fast Eddy's drive-through and the credit union drive-through
which provides more efficient site circulation and minimizes conflicts with existing and future drive-throughs;
b. Segregates the drive-through activity away from the customer parking and the customer entrance;
c. Creates a clearly defined drive aisle between the credit union and Fast Eddy's.
Staff finds the redesign still meets the drive-through establishment specific use standards in the UDC.
2. The previously submitted photo depicted building materials that included a mix of brick, stone, metal siding and
glass. The new elevations have the following building materials: stucco, brick, stone, metal awnings and glass.
Staff finds the new elevations meet the design standards set forth in UDC 11-3A-19.
3. A detailed landscape plan was not submitted with the original CUP. The new plan depicts the required 25 -foot
wide landscape buffers adjacent to Ten Mile Road and Pine Avenue, the require parking lot landscaping and a
decorative entry feature in front of the primary entrance which includes colored stamped concrete with a paver
band, a raised planter and bench seating.
Written Testimony: None
Staff Recommendation: Approval w/conditions
Notes:
STAFF REPORT
Hearing Date: August 21, 2014 EN
DIAN*--
IDAHO
TO: Planning and Zoning Commission
FROM: Bill Parsons, Associate City Planner
208-884-5533
Bruce Freckleton, Development Services Manager
208-887-2211
SUBJECT: MCU -14-003 — Connections Credit Union at Ten Mile
I. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST
The applicant, Chad Slichter, has applied for a conditional use permit modification (MCU) to revise
the site plan, building elevations and certain conditions approved with Connections Credit Union
conditional use permit (file #CUP -13-017). The modifications proposed with this application
represent changes to the western portion of the development which depicts the credit union and the
associated drive-through. The eastern portion of the development will remain as approved under
the previous conditional use permit. See Section IXAnalysis for more information.
II. SUMMARY RECOMMENDATION
Staff recommends approval of the proposed MCU with the conditions listed in Exhibit B, based on
the Findings of Fact and Conclusions of Law in Exhibit C of the Staff Report.
III. PROPOSED MOTION
Approval
After considering all staff, applicant and public testimony, I move to approve File Number MCU -14-
003 as presented in the staff report for the hearing date of August 21, 2014, with the following
modifications: (Add any proposed modifications.)
Denial
After considering all staff, applicant and public testimony, I move to deny File Number MCU -14-003
as presented during the hearing on August 21, 2014, for the following reasons: (You should state
specific reasons for denial and what the applicant could do to gain your approval with another
application.)
Continuance
I move to continue File Number MCU -14-003 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 subject property is located on the southeast corner of W. Pine Avenue and N. Ten Mile Road,
in the SW'/4 of Section 11, Township 3 North, Range 1 West.
B. Owner(s):
Connections Credit Union
1150 N. 8th Avenue
Connections Credit Union at Ten Mile — MCU -14-003 PAGE 1
Pocatello, ID 83205
C. Applicant:
Chad Slichter, Slichter Architects
6611 E. Ustick Road
Boise, ID 83704
D. Applicant's Statement/Justification: Please see applicant's narrative for this information.
V. PROCESS FACTS
A. The subject application is for a conditional use permit modification. A public hearing is required
before the Planning and Zoning Commission on this matter, consistent with Meridian City Code
Title 11, Chapter 5.
B. Newspaper notifications published on: July 21, and August 4, 2014
C. Radius notices mailed to properties within 300 feet on: July 17, 2014
D. Applicant posted notice on site by: August 1, 2014
VI. LAND USE
A. Existing Land Use(s) and Zoning: The subject property consists of a vacant commercial lot,
zoned C -C.
B. Character of Surrounding Area and Adjacent Land Use and Zoning:
North: Vacant commercial property and multi -family residential, zoned L -O and R-15
East: Multi -family residential, zoned R-15
South: Fast Eddy's fuel facility, zoned C -C
West: N. Ten Mile Road and rural residences, zoned RUT in Ada County
C. History of Previous Actions:
• On January 7, 2014, City Council approved a development agreement modification (MDA -
13 -023) to develop the property with two (2) pad sites. The DA recorded as instrument
#114009331.
• On January 16, 2014, the Commission approved the conditional use permit (CUP -13-017) to
develop the property with two (2) drive-through establishments. The proposed modification
only changes the orientation of drive-through proposed for the Connections Credit Union.
D. Utilities:
1. Public Works:
a. Location of sewer: Sewer service was provided to this lot with the development of the
subdivision.
b. Location of water: Water service was provided to this lot with the development of the
subdivision.
c. Reclaimed water: The City of Meridian owns and operates a reclaimed water system
along the Ten Mile and Pine Street frontages of this parcel.
d. Issues or concerns: None
Connections Credit Union at Ten Mile — MCU -14-003 PAGE 2
E. Physical Features:
1. Canals/Ditches Irrigation: There are no canals or ditches on this site.
2. Hazards: Staff is not aware of any hazards that exist on this site.
3. Flood Plain: This site is not within a flood plain.
VII. COMPREHENSIVE PLAN POLICIES AND GOALS
This property is designated "Mixed Use Community" on the Comprehensive Plan Future Land Use
Map. The purpose of this land use designation is to allocate areas where community -serving uses and
dwellings are integrated into the urban fabric. The intent is to integrate a variety of uses, including
residential, and to avoid mainly single -use and strip commercial type buildings. The vacant property
was always intended for a mixed use development and was planned with the multi -family
development to east. This is the last remaining vacant property approved under the planned
development to develop with the commercial uses to serve the area. Because the site is developing in
the fashion as it was intended, staff finds the proposed use (credit union) is consistent with the
Comprehensive Plan.
Staff finds the following Comprehensive Plan policies to be applicable to this property and apply to
the proposed use (staff analysis in italics):
• "Require all commercial and industrial businesses to install and maintain landscaping."
(2.01.03B)
With development of the property, the applicant will be responsible for installing a 25 foot
wide landscape buffer adjacent to N. Ten Mile Road and W. Pine Avenue in accord with
UDC Table 11-2C-3. Maintenance of the landscaping will be the responsibility of the
property owner.
• "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 financial institution will be located within walking distance of several
surrounding residential neighborhoods.
• "Reduce the number of existing access points onto arterial streets by using methods such as
cross -access agreements, access management, and frontage/backage roads." (3.03.020)
The proposed development will share a commercial driveway with the fuel facility to the
south. A cross access easement (instrument # 110071391) has been recorded to facilitate
cross access between the proposed development and the existing southern development.
The existing access points to Pine Avenue and Ten Mile were reviewed and approved with the
Courtyards at Ten Mile Subdivision and the recorded plat depicts the approved access points.
• "Require all new and reconstructed parking lots to provide landscaping in internal islands and
along streets."
Planter islands are proposed in the parking area and will be landscaped in accord with the
standards listed in UDC 11 -3B -8C.
• "Plan for a variety of commercial and retail opportunities within the Area of City Impact."
(3.05.01J)
This area of Meridian lacks many commercial services including the financial institution.
When The Courtyards at Ten Mile project was approved, it was envisioned that multiple non-
residential uses would accompany the residential uses. Staff is of the opinion that the
Connections Credit Union at Ten Mile — MCU -14-003 PAGE 3
proposed use will complement the existing residential uses in the area.
• "Implement the City's Pathways Master Plan." (5.03.01A)
With the construction of the Ten Mile/Pine intersection, a 10 foot wide pathway was
constructed along the south side of Pine Avenue consistent with the adopted Master Pathways
plan.
For the above -stated reasons, staff is of the opinion 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 Zone: The purpose of the commercial districts is to provide for the retail
and service needs of the community in accordance with the Meridian comprehensive plan. Six (6)
districts are designated which differ in the size and scale of commercial structures accommodated
in the district, the scale and mix of allowed commercial uses, and the location of the district in
proximity to streets and highways.
B. Schedule of Use: Unified Development Code (UDC) 11-213-2 lists the permitted, accessory,
conditional, and prohibited uses in the C -C zoning district. The proposed financial institution is a
principally permitted use in the C -C zoning district; a drive-thru establishment requires
conditional use permit approval when located within 300 feet of a residence, a residential use, or
another drive-thru establishment subject to the specific use standards set forth in UDC 11-4-3-11.
C. Dimensional Standards: The dimensional standards listed in UDC Table 11-213-3 for the C -C
zoning district apply to development of this site.
D. Landscaping:
1. UDC 11 -3B -8C regulates the parking lot standards of the development code.
2. Width of street buffer(s): 25 feet along N. Ten Mile Road and W. Pine Avenue.
3. The proposed stormwater swales must comply with the design standards set forth in UDC 11-
3B -11C.
E. Off -Street Parking: UDC 11 -3C -6B requires 1 space for every 500 square feet of gross floor area;
a total of 4,132 square feet of building area is proposed. Based on this amount, 8 parking stalls
would be required; 27 stalls are proposed.
F. The site and structure must comply with the design standards set forth in UDC 11-3A-19.
IX. ANALYSIS
A. Analysis of Facts Leading to Staff Recommendation:
MCU: The request is for a modification to the CUP approved for the Connections Credit Union
(file #CUP -13-017). The original CUP authorized two (2) drive-through establishments to
develop on the property. The purpose of this application is to modify the site plan, building
elevations and certain conditions of approval that affect the development of the Connections
Credit Union proposed for the western portion of the site. The eastern portion of the development
will remain as approved under the previous conditional use permit.
The applicant is proposing the following modifications to the approved plans:
1. Re -orient the drive-through from the east side of the building to the west side of the
building. The proposed change enhances the development of the site as follows:
Connections Credit Union at Ten Mile — MCU -14-003 PAGE 4
a. Provides a greater separation between the Fast Eddy's drive-through and the
credit union drive-through which provides more efficient site circulation and
minimizes conflicts with existing and future drive-throughs;
b. Segregates the drive-through activity away from the customer parking and the
customer entrance;
c. Creates a clearly defined drive aisle between the credit union and Fast Eddy's.
Staff has evaluated the new drive-through location and finds that it still meets the specific
use standards listed in detail below.
With the relocation of the drive-through, the building has also shifted to the west and
encroaches into an existing sewer easement, recorded as instrument #110064695. The
applicant is in the process of relinquishing the portion of the easement that has the
encroachment. Staff anticipates the new easement in place prior to Commission's action
of the MCU application however; the relinquishment must be completed prior to issuing
the CZC.
2. New building elevations. With the original CUP, the applicant did not have specific
building elevations for the site and submitted a photo of an existing credit union. The
submitted photo depicted building materials that included a mix of brick, stone, metal
siding and glass. The primary building materials depicted on the new elevations include
stucco, brick, stone, metal awnings and glass. Staff finds the new elevations submitted
with this application are consistent with the design standards set forth in UDC 11-3A-19.
Further, the new elevations incorporate similar building materials as the Fast Eddy's
store developed south of this site providing a consistent design theme within the
Courtyards at Ten Mile development.
3. A detailed landscape plan was not submitted with the original CUP. The original CUP
required compliance with the UDC landscape standards (UDC 11-3B) and the 25 -foot
wide landscape buffers adjacent to Ten Mile and Pine were to complement the buffers
installed with the Fast Eddy's development.
The new plan depicts the required 25 -foot wide landscape buffers adjacent to Ten Mile
Road and Pine Avenue, the require parking lot landscaping and a decorative entry
feature in front of the primary entrance which includes colored stamped concrete with a
paver band, a raised planter and bench seating. Staff is of the opinion that the submitted
landscape plan and the decorative entry feature complements the landscaping and the
outdoor seating area of the adjacent development.
However, the proposed landscape plan does not match the proposed site plan.
Specifically, the parking and the trash enclosure on the north boundary are not oriented
correctly on the submitted plan. With the submittal of the CZC application, the parking
design and trash enclosure orientation on the north boundary must match the submitted
site plan.
Drive-through Establishment: Per UDC 11-4-3-11, the following specific use standards apply
to the proposed drive-through uses as follows:
A. All establishments providing drive-through service shall identify the stacking lane,
speaker location, and window location on the plans submitted with the Certificate of
Zoning Compliance (CZC) application. The speaker locations, window location and
ATM are shown on the west side of the building elevation in accord with this
standard. The ATM use must comply with the self-service standards outlined in UDC
11-3A-16.
Connections Credit Union at Ten Mile — MCU -14-003 PAGE 5
B. Stacking lanes shall have sufficient capacity to prevent obstruction of the public
right-of-way by patrons. The design of the drive-through for the credit union has
been relocated to the west side of the site. Stafffinds the design of the drive-through
is sufficient to accommodate the stacking of vehicles without obstructing access to
the public ROW.
C. The stacking lane shall be a separate lane from the circulation lanes needed for access
and parking. The proposed drive-through stacking lanes are separate from the
circulation lanes needed for access and parking in accord with this requirement. The
northern drive aisle is designed for one-way circulation and the single row of angle
parking will be the employee parking for the site. With the submittal of the Certificate
of Zoning Compliance application, the applicant should sign and stripe the northern
drive aisle as one-way.
D. The stacking lane shall not be located within ten feet (10') of any residential district
or existing residence. NA (The proposed stacking lanes are not within 10 feet of a
residential district or residence.)
E. Any stacking lane greater than one hundred feet (100') in length shall provide for an
escape lane. The new site plan depicts an escape lane in accord with this standard.
Certificate of Zoning Compliance (CZC) and Design Review (DES): A CZC and DES
application is required to be submitted prior to issuance of building permits for commercial
development. The applicant must comply with the design standards listed in UDC 11-3A-19 and
the guidelines contained in the Meridian Design Manual.
Staff recommends approval of the proposed MCU with the conditions listed in Exhibit B.
X. EXHIBITS
A. Drawings
1. Vicinity and Aerial Map
2. Previously Approved Site Plan (dated: 11/18/13)
3. Proposed Site Plan for Western Portion (dated: 07/01/14)
4. Proposed Landscape Plan (dated: May 12, 2014)
5. Proposed Building Elevations
B. Conditions of Approval
1. Planning Division
2. Public Works Department
3. Fire Department
4. Police Department
5. Republic Services
6. Ada County Highway District
7. Parks Department
C. Required Findings from Unified Development Code
Connections Credit Union at Ten Mile — MCU -14-003 PAGE 6
Exhibit A.1: Vicinity and Aerial Map
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Exhibit A.2: Previously Approved Site Plan (dated: 11/18/13)
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Connections Credit Union at Ten Mile —MCU -14-003 PAGE 8
Exhibit A.3: Proposed Site Plan for Western Portion (dated: 07/01/14)
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Exhibit A.4: Proposed Landscape Plan (dated: May 12, 2014)
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Connections Credit Union at Ten Mile — MCU -14-003 PAGE 11
B. Conditions of Approval
1. PLANNING DEPARTMENT
1.1 The applicant shall comply with all applicable conditions of approval associated with this site
[CUP -13-017; Development Agreement Instrument No(s). 110111935 and 114009331].
1.2 The site plan, prepared by Slichter Architects, dated 07/01/14, is approved, with the conditions
listed herein. The applicant shall revise the site plan as follows:
• Sign and stripe the northern drive aisle as one-way.
1.3 The landscape plan, prepared by Stack Rock Group, dated May 12, 2014, is approved, with the
conditions listed herein. The applicant shall revise the landscape plan as follows:
• The parking design and trash enclosure orientation on the north boundary must match the
submitted site plan.
• The applicant shall construct a decorative entry feature (stamped colored concrete with
paver banding, raised planter and benches) near the primary entrance as proposed.
• The proposed stormwater swales located in the Ten Mile Road street buffer shall comply
with the design standards set forth in UDC 11 -3B -I IC.
1.4 The conceptual building elevations attached in Exhibit A are approved as submitted.
1.5 Prior to the issuance of a CZC, the applicant must complete the partial relinquishment of the
existing sewer easement (instrument #110064695).
2. PUBLIC WORKS DEPARTMENT
2.1 The City of Meridian owns and operates a reclaimed water system along the Ten Mile and Pine
Street frontages of this parcel. Applicant shall coordinate with the Public Works Department on
the possible connection to this system for the provision of landscape irrigation water.
3. FIRE DEPARTMENT
3.1 All conditions of approval associated with CUP -13-017 apply to the development of this site.
4. POLICE DEPARTMENT
4.1 The Police Department has no comment on this application.
5. REPUBLIC SERVICES
5.1 The applicant shall obtain approval from Republic Services on the location and the design of the
proposed trash enclosure. Contact Bob Olson at Republic Services (345-1265) for detailed
review. The enclosure doors must be constructed of a solid material, not chain-link with slats, in
accord with UDC 11 -3A -12B.
6. ADA COUNTY HIGHWAY DISTRICT
A report has not been received from ACHD on this MCU application.
7. PARKS DEPARTMENT
7.1 The Parks Department has no comment on this application.
Connections Credit Union at Ten Mile — MCU -14-003 PAGE 12
C. Required Findings from Unified Development Code
1. Conditional Use Permit (UDC 11 -5B -6E)
The Commission shall base its determination on the Conditional Use Permit request upon
the following:
a. That the site is large enough to accommodate the proposed use and meet all the
dimensional and development regulations in the district in which the use is located.
Staff finds that the subject property is large enough to accommodate the proposed use and the
dimensional and development regulations of the C -C district (see Analysis Section IX for
more information).
b. That the proposed use will be harmonious with the Meridian Comprehensive Plan and
in accord with the requirements of this Title.
Staff finds that the proposed uses are consistent and harmonious with the UDC and
Comprehensive Plan Future Land Use Map designation of MU -C for this site.
c. That the design, construction, operation and maintenance will be compatible with other
uses in the general neighborhood and with the existing or intended character of the
general vicinity and that such use will not adversely change the essential character of
the same area.
Staff finds that if the applicant complies with the conditions outlined in this report, the
proposed uses should be compatible with other uses in the general neighborhood, with the
existing and intended character of the area, and with other existing and future uses in 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.
Staff finds that if the applicant complies with the conditions outlined in this report, the
proposed use will not adversely affect other property in the area.
e. That the proposed use will be served adequately by essential public facilities and
services such as highways, streets, schools, parks, police and fire protection, drainage
structures, refuse disposal, water, and sewer.
Staff finds that sanitary sewer, domestic water, refuse disposal, and irrigation are currently
available to the subject property. Staff finds that the proposed use will be served adequately
by all of the public facilities and services listed above.
f. That the proposed use will not create excessive additional costs for public facilities and
services and will not be detrimental to the economic welfare of the community.
If approved, the applicant will be financing any improvements required for development.
Staff finds there will not be excessive additional requirements at public cost and that the
proposed use will not be detrimental to the community's economic welfare.
Connections Credit Union at Ten Mile — MCU -14-003 PAGE 13
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.
Staff finds the proposed use will not be detrimental to any persons, property or the general
welfare of the area.
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.
Staff finds that there should not be any health, safety or environmental problems associated
with the proposed use. Further, staff finds that the proposed use will not result in the
destruction, loss or damage of any natural, scenic or historic feature of major importance.
Connections Credit Union at Ten Mile — MCU -14-003 PAGE 14