PZ - Staff Report 5-6
Page 1
HEARING
DATE:
5/6/2021
TO: Planning & Zoning Commission
FROM: Joseph Dodson, Associate Planner
208-884-5533
SUBJECT: H-2021-0019 & A-2021-0063
Mountain America Credit Union – CUP
& DES
LOCATION: W. side of N. Ten Mile Rd., north of W.
Lost Rapids Dr. (Lot 13, Block 1, Lost
Rapids Subdivision – Parcel
#R5330761300), in the NE ¼ of Section
27, Township 4N., Range 1W.
I. PROJECT DESCRIPTION
Conditional use permit for a drive-through establishment within 300-feet of another drive-through
establishment on 1.16 acres of land in the C-G zoning district and concurrent Administrative Design
Review.
II. SUMMARY OF REPORT
A. Project Summary
STAFF REPORT
COMMUNITY DEVELOPMENT DEPARTMENT
Description Details Page
Acreage 1.16-acres
Future Land Use Designation Commercial
Existing Land Use Vacant/undeveloped
Proposed Land Use(s) Financial Institution with a detached drive-through
Current Zoning General Retail and Service Commercial District (C-G)
Physical Features (waterways,
hazards, flood plain, hillside)
None
Neighborhood meeting date; # of
attendees:
February 18, 2021; 2 attendees
History (previous approvals) H-2018-0004 (DA #2018-079970, Lost Rapids - GFI
Meridian Investments II, LLC); FP-2019-0056
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A. Project Area Maps
III. APPLICANT INFORMATION
A. Applicant:
Shane Sanders, Sanders Associates Architects – 2668 Grant Avenue, Ogden, UT 84401
B. Owner:
Mountain America Credit Union – 9800 S. Monroe Street, Sandy, UT 84070
0BFuture Land Use Map
1BAerial Map
2BZoning Map
3BPlanned Development Map
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C. Representative:
Same as Applicant
IV. NOTICING
Planning & Zoning
Posting Date
Newspaper Notification 4/16/2021
Radius notification mailed to
properties within 500 feet 4/13/2021
Site Posting Date 4/26/2021
Next Door posting 4/13/2021
V. STAFF ANALYSIS
The proposed drive-through is for a financial institution and is within 300-feet of a restaurant drive-
through to the south that has recently received Commission approval (Lost Rapids Drive-through, H-
2021-0001), which requires Conditional Use Permit approval (CUP) per UDC Table 11-2B-2. There
are also residential uses and zoning to the east across N. Ten Mile Rd. but because the uses are
separated by an arterial street, these are not a factor in the CUP requirement per UDC 11-4-3-11A.
Specific Use Standards: The proposed drive-through establishment is subject to the specific use
standards listed in UDC 11-4-3-11, Drive-Through Establishment. A site plan is required to be
submitted that demonstrates safe pedestrian and vehicular access and circulation on the site and
between adjacent properties. At a minimum, the plan is required to demonstrate compliance with the
following standards: Staff’s analysis is in italics.
1) Stacking lanes have sufficient capacity to prevent obstruction of driveways, drive aisles and
the public right-of-way by patrons;
The proposed drive-through has three (3) stacking lanes that are approximately 65’+/- from the
drive aisle to the drive-up services for the bank; furthermore, the proposed drive-up services are
proposed in a detached structure that is on the west end of the site with the main building being
on the east of the site, approximately 95’ apart. Staff believes the stacking lane has sufficient
capacity to serve the use without obstructing driveways and drive aisles 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 designed employee parking.
Per the submitted site plan, the stacking lanes are off of the shared internal access and provide at
least 65’ of are before any vehicle would impede any access. Staff does not foresee the stacking
lanes impeding the circulation lanes, especially due to the proposed design of a detached drive-
through.
3) The stacking lane shall not be located within ten (10) feet of any residential district or existing
residence;
The stacking lane is not located within 10’ of any residential district or residence.
4) Any stacking lane greater than one hundred (100) feet in length shall provide for an escape
lane; and
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The stacking lanes do not exceed 100’ in length so no escape lane is proposed. However, the exit
drive-aisle for the detached drive-through is shown as 23’ wide, allowing for patrons to exit the
drive-through and turn north or south with ample room on either side.
5) The site should be designed so that the drive-through is visible from a public street for
surveillance purposes.
The detached drive-through is not exceptionally visible from N. Ten Mile Rd. (the closest public
street) along the east boundary of the site but the south boundary of the site is one of the main
ingress and egress drive aisles for the overall Costco site. Staff finds this shared drive-aisle and
overall proximity to Ten Mile Road (no more than 185 feet in distance) provides for adequate
surveillance opportunities.
Based on the above analysis, Staff deems the proposed drive-through in compliance with the
specific use standards as required.
The proposed use of a financial institution is subject to the specific use standards listed in UDC 11-4-
3-17. The proposed site plan appears to show compliance with all of the standards and will be further
verified with the future Certificate of Zoning Compliance (CZC) application. At the time of CZC
review, Meridian Police Department will verify compliance with the required specific use standards.
Access: One driveway access is proposed to the site via the north/south driveway along the west
boundary of the site from W. Lost Rapids Dr. from the south and a driveway access via N. Ten Mile
Rd. adjacent to the property along the south boundary. A reciprocal cross-access easement exists for
lots in this subdivision as noted on the Lost Rapids subdivision plat (note #12) and in the Declaration
of Easements, Covenants, Conditions and Restrictions (Inst. 2020-071547).
Parking: A minimum of one (1) parking space is required to be provided for every 500 square feet of
gross floor area for nonresidential uses. The proposed building is shown as 4,276 square feet
requiring a minimum of 9 (rounded up from 8.5) parking spaces; the submitted site plan shows 30
proposed parking spaces exceeding UDC minimums.
The recorded Declaration of Easements, Covenants, Conditions and Restrictions for this development
establish cross-parking easements for lots in certain groups within the development (Inst. 2020-
071547, Amended Inst. #2020-171404). This lot (Lot 12) is grouped with Lot 11 directly to the north
and shares a perpetual, non-exclusive cross-parking easement with that lot.
A minimum one (1) bicycle parking space is required to be provided for every 25 vehicle spaces or
portion thereof per UDC 11-3C-6G; bicycle parking facilities are required to comply with the location
and design standards listed in UDC 11-3C-5C. Bicycle parking is shown on the submitted plans in
compliance with code.
Pedestrian Walkways: A pedestrian walkway is depicted on the site plan from the arterial/perimeter
sidewalk along N. Ten Mile Rd. to the main building entrance as required by UDC 11-3A-19B.4a and
meets code as submitted.
Landscaping: Parking lot landscaping is required to be provided in accord with the standards listed
in UDC 11-3B-8C. Landscaping is depicted on the landscape plan in Section VII.B in planter islands
within the parking area as required.
A minimum 5-foot wide landscape buffer is required to be provided along the perimeter of the
parking or other vehicular use areas as set forth in UDC 11-3B-8C.1. The submitted landscape plan
shows the required perimeter buffer but the buffer along the north boundary does not show any trees
within this buffer. Trees are required to be provided for within these buffers at a ratio of at least 1 tree
every 35 linear feet. With the CZC submittal, the landscape plan should be revised to show
compliance with this standard.
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Street buffer landscaping, including a sidewalk, along N. Ten Mile Rd. was installed with
development of the overall subdivision. The submitted landscape plans show a majority of this buffer
remaining as it currently exists but towards the southern end of this buffer the plans show additional
landscaping to highlight the building and future monument sign. This area of the buffer also contains
the new sidewalk connection from the existing sidewalk along Ten Mile to the front of the proposed
building.
Mechanical Equipment: All mechanical equipment on the back of the building and outdoor service
and equipment should be incorporated into the overall design of buildings and landscaping so that the
visual and acoustic impacts of these functions are fully contained and out of view from adjacent
properties and public streets as set forth in UDC 11-3A-12. If mechanical equipment is proposed to be
roof-mount, all equipment should be screened and out of view as noted above.
Building Elevations: The Applicant applied for Design Review concurrently with this CUP
application and therefore provided building elevations to be reviewed. The building elevations were
submitted as shown in Section VII.C and incorporate two main field materials, fiber cement siding
and stone. The siding and stone are two contrasting colors (coal-like color and white, respectively)
which adds to the overall modern design of the building. On the east and west elevations, the number
of proposed windows can act as either an accent material or a third field material. The lack of
modulation along the north and south elevations are of concern to Staff. In order to meet the
modulation requirements for these two facades, a column of stone at least 6 inches in depth should be
added to each façade, matching the overall aesthetic by placing them as evenly as possible on each
façade.
The detached drive-through canopy is shown with the same two field materials (fiber cement siding
and stone) as the main building and meets all of the applicable design standards outlined in the
Architectural Standards Manual.
No elevations were submitted that show the proposed trash enclosure; this should be corrected with
the future CZC submittal and should match the color of the proposed building. The submitted
landscape plans show adequate screening of the trash enclosure.
Certificate of Zoning Compliance: A Certificate of Zoning Compliance application is required to be
submitted for the proposed use prior to submittal of a building permit application to ensure
consistency with the conditions in Section VIII and UDC standards.
VI. DECISION
A. Staff:
Staff recommends approval of the proposed conditional use permit with the conditions included
in Section VIII per the Findings in Section IX. The Director has approved the administrative
design review request.
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VII. EXHIBITS
A. Proposed Site Plan (dated: 3/23/2021)
Lot with previously approved drive-through (Lost
Rapids Drive-through, H-2021-0001).
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B. Proposed Landscape Plan (dated: 3/23/2021)
Page 8
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C. Conceptual Building Elevations
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VIII. CITY/AGENCY COMMENTS & CONDITIONS
A. PLANNING
1. Future development of this site shall comply with the existing Development Agreement (Inst.
#2018-079970, Lost Rapids - GFI Meridian Investments II, LLC) and associated conditions of
approval (H-2018-0004; FP-2019-0056).
2. The site plan submitted with the future Certificate of Zoning Compliance application shall be
revised as follows:
a. Depict the parking stalls in accordance with UDC Table 11-3C-5 to be at least 9’ wide
and 19’ deep unless there is at least a 2’ overhang in front of the stall allowing the stall
depth to be reduced to 17’.
b. If 17’ stall depths are desired abutting the proposed building, depict the sidewalk to be at
least 7’ in width; all sidewalks shall be at least 5’ in width.
3. The landscape plan submitted with the future Certificate of Zoning Compliance application
shall be revised as follows:
a. Depict the required number of trees within the planter bed along the north boundary, per
UDC 11-3B-8.
4. The elevations submitted with the Administrative Design Review (DES) application are
approved with the following revisions:
a. Show the north and south elevations with additional qualifying modulation per standard
3.1A & 3.1B in the Architectural Standards Manual. The revisions to the elevations are
required with the submittal of the certificate of zoning compliance application.
5. Submit elevations of the trash enclosure that matches the proposed building color.
6. Comply with the standards listed in UDC 11-4-3-11 – Drive-Through Establishment is
required.
7. Comply with the standards listed in UDC 11-4-3-17 – Financial Institution.
8. A Certificate of Zoning Compliance application shall be submitted and approved for the
proposed use prior to submittal of a building permit application.
9. Prior to receiving Certificate of Occupancy, the required 35-foot landscape buffer along Ten
Mile Road shall be vegetated and completed in accord with previous approvals and UDC 11-
3B-7.
10. The conditional use permit is 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 as set forth in UDC 11-5B-6. A time extension may be requested
as set forth in UDC 11-5B-6F.
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B. PUBLIC WORKS
1. There are no utilities shown with the plans submitted. Any changes to public water or sewer
infrastructure must be reviewed by Public Works prior to approval.
C. NAMPA & MERIDIAN IRRIGATION DISTRICT (NMID)
https://weblink.meridiancity.org/WebLink/DocView.aspx?id=227458&dbid=0&repo=MeridianC
ity
D. ADA COUNTY HIGHWAY DISTRICT (ACHD)
https://weblink.meridiancity.org/WebLink/DocView.aspx?id=226253&dbid=0&repo=MeridianC
ity
https://weblink.meridiancity.org/WebLink/DocView.aspx?id=225686&dbid=0&repo=MeridianC
ity
IX. FINDINGS
Conditional Use (UDC 11-5B-6)
Findings: The commission shall base its determination on the conditional use permit request upon the
following:
1. 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 the site is large enough to accommodate the proposed development and meet all
dimensional and development regulations of the C-G zoning district.
2. That the proposed use will be harmonious with the Meridian comprehensive plan and in
accord with the requirements of this title.
Staff finds the proposed financial institution with a detached drive-through will be harmonious
with the Comprehensive Plan and is consistent with applicable UDC standards with the
conditions noted in Section VIII of this report.
3. 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 the design, construction, operation and maintenance of the proposed use will be
compatible with other uses in the general neighborhood, with the existing and intended character
of the vicinity and will not adversely change the essential character of the area.
4. 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 the proposed use will not adversely affect other properties in the vicinity if it complies
with the conditions in Section VIII of this report.
5. 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 the proposed use will be served by essential public facilities and services as required.
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6. 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.
Staff finds the proposed use will not create additional costs for public facilities and services and
will not be detrimental to the economic welfare of the community.
7. 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 by the reasons noted above.
8. 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. (Ord. 05-1170, 8-30-2005, eff. 9-
15-2005)
Staff finds the proposed use will not result in the destruction, loss or damage of any such features.