Staff ReportSTAFF REPORT
HEARING DATE: September 6, 2012 E IDIAI`~T
TO: Planning & Zoning Commission I D A H O
FROM: Bill Parsons, Associate City Planner
208-884-5533
SUBJECT: RZ-12-002 -Central Valley Baptist Church
I. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST
The applicant, Alan Baker, has applied to rezone (RZ) 15.65 acres of land from the L-O (Limited Office
District) zoning district to the C-C (Community Business District) zoning district.
II. SUMMARY RECOMMENDATION
Staff recommends approval of the proposed rezone based on the Findings of Fact and Conclusions of Law in
Exhibit D of the Staff Report.
III. PROPOSED MOTION
Approval
After considering all staff, applicant and public testimony, I move to recommend approval of File Number RZ-
12-002 as presented in the staff report .for the hearing date of September 6, 2012, with the following
modifications: (Add any proposed modifications.)
Denial
After considering all staff, applicant and public testimony, I move to recommend denial of File Number RZ-
12-002 as presented during the hearing on September 6, 2012, for the following reasons: (You should state
specific reasons for denial.)
Continuance
I move to continue File Number RZ-12-002 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:
600 N. Ten Mile Road -Parcel # S 1211325850
Located in the northeast'/a of the northwest'/4 of Section 4, Township 3 North, Range 1 East
B. Applicant
Alan Baker
2287 W. Whitelaw Drive
Meridian, ID 83642
C. Owner:
Central Valley Baptist Church
600 N. Ten Mile Road
Meridian, ID 83642
D. Applicant's Statement/Justification: Please see applicant's narrative for this information.
Central Valley Baptist Church RZ-12-002 PAGE 1
V. PROCESS FACTS
A. The subject application is for a rezone request. 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: August 20, and September 3, 2012 (Commission);
C. Radius notices mailed to properties within 300 feet on: August 17, 2012 (Commission);
D. Applicant posted notice on site by: August 24, 2012 (Commission);
VI. LAND USE
A. Existing Land Use(s): The subject property is developed with an existing church.
B. Character of Surrounding Area and Adjacent Land Use and Zoning:
North: Residential subdivision and convenience store, zoned R-15 and C-C
South: Railroad tracks and agricultural land, zoned RUT in Ada County
East: Vacant residential land, zoned R-15
West: County residences, zoned RUT in Ada County
C. History of Previous Actions:
• The property was annexed in 2003 with the L-O designation (AZ-03-001). A development agreement
was not required with the annexation of the property.
• In 2003, a certificate of zoning compliance (CZC-03-052) was approved for the construction of a
23,000 square foot church.
D. Utilities:
1. Public Works:
a. Location of sewer: Site is currently served from mains in W Treva Drive.
b. Location of water: Site is currently served from mains in W Treva Drive.
c. Issues or concerns: None
E. Physical Features:
1. Canals/Ditches Irrigation: The Ten Mile Drain transverses the eastern boundary.
2. Hazards: Staff is not aware of any hazards that exist on this property.
3. Flood Plain: This property does not lie within the flood plain or floodway.
VII. COMPREHENSIVE PLAN POLICIES AND GOALS
This property is designated "Mixed Use-Community" (MU-C) on the Comprehensive Plan Future Land Use
Map. The applicant is proposing to rezone the property C-C (Community Business District), which is
consistent with the MU-C land use designation. The purpose of this designation is to allocate areas where
community-serving uses and dwellings are seamlessly integrated.
The Comprehensive plan also encourages a mix of three land use types. The church property is part of larger
mixed-use community designation in the area. Other uses developed in close proximity of the church property
include a convenience store and fuel facility, multi-family development and future single family development.
There is also vacant commercial property north of the convenience store that may develop with additional
community-serving uses. Since the area has developed with a diverse mix of uses and the C-C zone is
Central Valley Baptist Church RZ-12-002 PAGE 2
appropriate, Staff is of the opinion the proposed rezone for a church generally complies with the intent of the
Comprehensive Plan for the existing and future land use of this property.
VIII. UNIFIED DEVELOPMENT CODE
A. Schedule of Use: Unified Development Code (UDC) Table 11-2B-21ists the principal permitted,
accessory, conditional, and prohibited uses in the C-C zoning district. The existing church is a principally
permitted use in the proposed C-C zone.
B. Dimensional Standards: After rezone ordinance approval, the dimensional standards listed in UDC Table
11-2B-3 for the C-C zoning district apply to this site.
IX. ANALYSIS
REZONE ANALYSIS: The applicant requests approval to rezone 15.65 acres of land from the L-O zone
to the C-C zone. The rezone is desired to increase the allowable area for a freestanding sign. In the L-O
zone freestanding signs are limited to eight (8) feet in height with fifty (50) square feet of background area.
Under the C-C zone, the allowed sign area increases to fifteen (15) feet in height with seventy (70) square
feet of background area.
Since the applicant only wishes to rezone the property for the increased sign area, a site plan, landscape
plan and elevations have not been submitted with this application. No other changes are proposed to the
site or building at this time. For informational purposes, staff has attached the approved site plan and
landscape plan reviewed with the certificate of zoning compliance application in 2003 (see Exhibit A.2).
Typically, the City requires the execution of a development agreement (DA) with annexation or rezone
requests. At the time of annexation, the City did not require the execution of a development agreement
because the site was to develop with a church. Thus, Staff is not recommending a development agreement
with the subject rezone request based on the following:
1) The site is developed with an existing church (consistent with the ordinances in effect at the time of
development) and staff does not foresee the use of the property changing;
2) The existing church use is a principally permitted use in the proposed C-C zone. Any future expansion
of the church/site will require the approval of a certificate of zoning compliance and administrative
design review applications and;
3) Although the rezone boundary totals 15.65 acres, the total developable area is 9.58 acres.
Approximately half of the site is currently developed; the remaining undeveloped area is slated for
future expansion of the church facility. Any future development must comply with all City ordinances
in effect at the time of development.
Based on the analysis above, staff finds rezoning this property to the C-C zone is consistent with both the
mixed-use designation of the plan and the Unified Development Code. Therefore, staff recommends
approval of the rezone request.
X. EXHIBITS
A. Drawings
1. Vicinity/Zoning Map & Aerial Map
2. Approved Site Plan and Landscape Plan
B. Agency Comments
1. Planning Department
Central Valley Baptist Church RZ-12-002 PAGE 3
2. Public Works Department
3. Fire Department
4. Police Department
5. Republic Services
6. Ada County Highway District
7. Parks Department
C. Legal Description and Exhibit Map
D. Required Findings from Unified Development Code
Central Valley Baptist Church RZ-12-002 PAGE 4
Exhibit A.1:Vicinity/Zoning Map & Aerial Map
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Exhibit A.2: Approved Site Plan and Landscape Plan
Exhibit A PAGE 2
® SITE PLAN
Exhibit B: Agency Comments
1. PLANNING DEPARTMENT
1.1 General
1. l .1 Comply with all bulk, use, and development standards of the applicable district listed in UDC Chapter
2 District regulations.
1.1.2 The applicant shall comply with all ordinances in effect at the time of development.
1.1.3 Staff s failure to cite any specific ordinance provisions does not relieve the applicant of responsibility
for compliance. The applicant shall comply with all prior conditions of approval for this site associated
with the annexation and certificate of zoning compliance (file #'s AZ-03-001 and CZC-03-052).
2. PUBLIC WORKS DEPARTMENT
2.1 Public Works has no concerns related to this application.
3. FIRE DEPARTMENT
3.1 The Fire Department has no comments related to this application.
4. POLICE DEPARTMENT
4.1 The Police Department has no comments related to this application.
5. REPUBLIC SERVICES
5.1 Republic Services has no comments related to this application.
6. ADA COUNTY HIGHWAY DISTRICT
6.1 AC1=ID has no site specific conditions related to this application.
7. PARKS DEPARTMENT
7.1 The Parks Department has no comments related to this application.
Exhibit B PAGE 1
C. Legal Description and Exhibit Map
LLGAL nESCRIP'TIUN FOR
REZONE FROM I.O TO CC
A parcel of loixl located in the Southwest i/4 of Section 11, Township 3 North, Range
West, Boise Meridian, Ada County, Idaho. Being ftttthcr de$crlbed as follows:
BASiS O>Ir BEARINGS:
The West lure of file Southwest 114 of Section 1 t, `I'own$hip 3 North, Range 1 West,
BaIse Meridian, derived from the Southwest Section Corncx and the West 114 co:~rter
anti taken a$ North 00°52'39" East.
COMIMFNCING at the Southwest corner of Section 11, Township 3 North, Range I
West, Boise Meridian; tticnce along the West tine of the Southwest N4 of said Section
i 1, North 00°52'39" East a cii$tartce of 1546.85 feet to the Southctly right-ot=-way of the
Oregon Shortline Railread also being tlsc POINT Ol? BEGINNING;
thence continuing along said West line, North ~°52'39" East a distance of511.01 feet;
thence Icavirrg said Weat line, South 89°! 0'4S" East a di$tance of 1,232.32 feet to the
centerline of ilia Ten Mlle Sttrb Drain;
thcatce along said centetllr~e ilia foi'towirtg three(3) courses:
South 41 ° 18'45" EASt a diatanca of 255.25 feet;
South 20°45'45" East a distar~e of 98.82 feet;
South 02°56't S" West a distatxe of 47.60 feet to the No:~tcrly right-or way of the
Oregan Shortline Railroad;
thence slang $aid right-of: way, North 88°28'20" Weft a distarrco of 209.96 fcet;
titettce leaving said Northerly right»of-way, .Sot~h 00°3G46" Wcst a distance of 200.03
feet to the Southerly rlgtu-of-wayofthe Oregon Shortline Ralrorid;
thence along said Southerly right-of--way, North 88°28'20" West a distance of 1,229.53
feat to the POINT OF BEGINNING.
Said Parcel containing 681,671 square foot or 13.65 acres, more or kss.
ENb OI+' nFSCRIPTION
:Russell Badgley, PI..4 12458
Tirnberliitc Surveying
847 Park Centre Way, Suite 3
Nampa, Idaho 83651
(208) 465-5687
RE ~PPRQVAL
BY _..------------
su~ 1 z ~0~2
MERIDIAN PUBLIC
WpRKS DEPT.
Exhibit C PAGE 1
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D. Required Findings from Unified Development Code
1. Rezone Findings:
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, the
Council shall make the following findings:
a. The map amendment complies with the applicable provisions of the Comprehensive
Plan;
The Applicant is proposing to rezone the subject property from the L-O zone to the C-C zone.
Since the church is developed in conjunction with other commercial and residential uses in
the area, Staff finds that the proposed map amendment is consistent with the MLT-C land use
designation for this site (see section VII above).
b. The map amendment complies with the regulations outlined for the proposed district,
specifically the purpose statement;
The existing church use of this property is a principally permitted use in the requested zoning
district; thus Staff finds the proposed rezone is generally consistent with the purpose
statement of the Community Business District.
c. The map amendment shall not be materially detrimental to the public health, safety,
and welfare;
Staff finds that the proposed zoning amendment will not be detrimental to the public health,
safety, or welfare. City services were extended with the annexation of the property in 2003.
Staff recommends that the Commission and Council consider any oral or written testimony
that may be provided when determining this finding.
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,
Staff 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 (LTDC 11-SB-3.E).
Staff finds rezoning this property with the C-C zone is in the best interest of the City. The
existing church use will remain a principally permitted use in the proposed C-C zone. Any
future expansion of the church/site will require the approval of a certificate of zoning
compliance and administrative design review applications.
Exhibit D PAGE 1
STAFF REPORT
Hearing Date:
TO:
FROM:
SUBJECT:
September 6, 2012
Planning & Zoning Commission
Bill Parsons, Associate City Planner
208-884-5533
E IDIAI~J~---
IDANO
CUP-12-007- Idaho Central Credit Union
I. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST
The applicant, ICCU, has applied for a conditional use permit (CUP) for adrive-through
establishment in a C-G zoning district within 300 feet of another drive through establishment in
accord with UDC 11-4-3-11.
II. SUMMARY RECOMMENDATION
Staff recommends approval of the application subject to 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 CUP-12-
007 as presented in the staff report for the hearing date of September 6, 2012, with the following
modifications: (Add any proposed modifications.) Ifurther move to direct Staff to prepare an
appropriate findings document to be considered at the next Planning and Zoning Commission hearing
on September 20, 2012.
Denial
After considering all staff, applicant and public testimony, I move to deny CUP-12-007 as presented
during the hearing on September 6, 2012, for the following reasons: (You should state specific
reasons for denial.)
Continuance
I move to continue File Number CUP-12-007 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 near the southeast corner of E. Ustick Road and N. Eagle Road, in
the northwest '/4 of the northwest '/4 of Section 04, Township 3 North, Range 1 East.
Parcels: 88048320100 and 88048320090
B. Owner(s):
Prem Reddy
16850 Bear Valley Road
Victorville, CA 92392
Idaho Central Credit Union -CUP-12-007 PAGE 1
C. Applicant:
Idaho Central Credit Union
4400 Central Way
Chubbuck, ID 83202
D. Representative:
Mike Thomas, LCA Architects, 345-6677
E. 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. A public hearing is required before the
Planning & Zoning Commission on this matter, consistent with Meridian City Code Title 11,
Chapter 5.
B. Newspaper notifications published on: August 20, and September 3, 2012
C. Radius notices mailed to properties within 300 feet on: August 17, 2012
D. Applicant posted notice on site by: August 27, 2012
VI. LAND USE
A. Existing Land Use(s) and Zoning: This site is currently vacant and lies within a C-G (General
Retail and Service Commercial) zoning district.
B. Character of Surrounding Area and Adjacent Land Use and Zoning:
1. North: Developed commercial property, zoned C-G
2. East: Vacant commercial property, zoned C-G
3. South: Developed commercial property, zoned C-G
4. West: Developed commercial property, zoned C-G
C. History of Previous Actions:
• In 2003, the property was annexed (AZ-03-018) into the City with a C-G zone as part of
the Kissler annexation. A development agreement (DA) was required upon annexation of
the property recorded as instrument # 104107406. In 2007, a development agreement
modification (MI-07-008) was approved that removed the subject property from the
original DA. The subject property is governed by an amended DA recorded as instrument
#108080951.
• In 2006, a preliminary plat (PP-06-002) for Gateway Marketplace Subdivision was
approved by the Meridian City Council. The preliminary plat consisted of 18 commercial
lots on 22.85 acres.
• In 2007, a City Council approved the Southeast Corner Marketplace Subdivision No. 2
final plat (FP-07-020). The final plat consists of sixteen (16) commercial lots on 17.34
acres.
D. Utilities:
1. Public Works:
a. Location of sewer: N/A
Idaho Central Credit Union -CUP-12-007 PAGE 2
b. Location of water: N/A
c. Issues or concerns: None
E. Physical Features:
1. Canals/Ditches Irrigation: NA
2. Hazards: Staff is not aware of any hazards that exist on this property.
3. Flood Plain: This property is not within the floodplain.
VII. COMPREHENSIVE PLAN POLICIES AND GOALS
This property is designated "Mixed Use-Regional" (MU-R) on the Comprehensive Plan Future Land
Use Map. The purpose of this designation is to provide a mix of employment, retail and residential
dwellings and public uses near major arterial intersections. The intent is to integrate a variety of uses
together, including residential to avoid predominantly single use developments. The original
Southeast Corner Marketplace development was reviewed under different mixed use guidelines, thus
a residential component was not incorporated into the overall concept for the development.
In recent years the Southeast Corner Marketplace development has developed with a mix of
commercial uses (Norco, Rosauers, several restaurants and several multi-tenant buildings). The
approved concept plan depicted a future pad site for a financial institution. Because the proposed use
is consistent with approved concept plan and is an acceptable use in the C-G zone, staff is of the
opinion the proposed bank is consistent with the MU-R land use designation.
Staff finds the following Comprehensive Plan policies to be applicable to this property and apply to
the proposed use (staff analysis in italics):
• "Implement design criteria to set quality standards City-wide." (Chapter 2, pg. 13)
The proposed development is required to obtain administrative design review approval. The
design manual encourages the use of high quality materials in the building design. The
submitted building materials include glass, composite metal siding and brick veneer. Staff is
of the opinion that the proposed building materials convey the appearance of high quality
materials.
• "Require all commercial and industrial businesses to install and maintain landscaping."
(Chapter 2, page 14)
The subject property is located along an entryway corridor. The 35 foot wide landscape
buffer is constructed along E. Ustick Road consistent with the requirements set forth in UDC-
11-3B-7C. With development of the site the applicant is required to install landscaping
consistent with the standards outlined in UDC 11-3B-8C. The submitted site/landscape plan
complies with the requirements of the UDC.
• "Permit new development only where urban services can be reasonably provided at the time
of final approval and development is contiguous to the City." (Chapter 3, page 45)
Water and sewer service is available to the subject property. However, the existing water and
sewer easement needs to be vacated and re-established in order to accommodate the
development of the site. A vacation application is in process to establish the new easement.
Services will be relocated with the construction of the bank.
• "Plan for a variety of commercial and retail opportunities within the Area of City Impact."
(Chapter 3, page 51)
Idaho Central Credit Union -CUP-12-007 PAGE 3
Although other banks exist in the area, this site is lacking this use. Since the concept plan
depicts the bank site, staff is of the opinion this use was planned during the platting to serve
the community needs.
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) 11-2B-2 lists the permitted, accessory,
conditional, and prohibited uses in the C-G zoning district. The proposed financial institution is
listed as a principal permitted use in the C-G district; however, the associated drive through
requires conditional use approval if it lies within 300' of another drive through establishment,
residential district, or existing residences which it does. There is specific use standards for drive
through establishments listed in UDC 11-4-3-11.
C. Dimensional Standards: The dimensional standards listed in UDC Table 11-2B-3 for the C-G
zoning district apply to this site.
D. Landscaping Standards (UDC 11-3B):
1. Width of street buffer(s): 35 feet along E. Ustick Road
2. Width of buffer(s) between land uses: NA
3. Percentage of site as open space: NA
4. Tree Preservation: NA
E. Off-Street Parking: UDC 11-3C-6B requires one off-street vehicle parking space for every 500
square feet of gross floor area in commercial districts.
IX. ANALYSIS
A. Analysis of Facts Leading to Staff Recommendation:
The applicant proposes to construct a 5,325 square foot bank with an associated drive-through on
two (2) platted commercial lots (1.02 acres) within Southeast Corner Marketplace Subdivision
No. 2. All access points to this site and cross access were addressed with the review of the
subdivision. The CUP is required because the proposed drive-through is within 300 feet of
another drive-through (McDonalds located to the west).
The applicant has submitted a combined site/landscape plan and elevations for the proposed
building. The proposed site/landscape plan depicts the site layout and required landscaping. The
submitted plan complies with the drive-through specific use standards set forth in UDC 11-4-3-
11, the landscape requirements set forth in UDC 11-3B-8C and the parking standards set forth in
UDC 11-3C-6. Thus, staff has not recommended changes to the submitted plan.
The building design includes a mix of fenestration, brick veneer, two types of metal paneling
used as accent materials and metal awnings. Staff is of the opinion the proposed design
complements other buildings developed within the complex. With a future CZC application,
elevations must be submitted that substantially comply with proposed elevations.
Because the proposed building location spans across an existing water/sewer easement, the
applicant must vacate the easement. The vacation application is scheduled for hearing and will be
Idaho Central Credit Union -CUP-12-007 PAGE 4
heard after Commission's action on the conditional use permit. The applicant plans on relocating
the services during the construction of the bank. Staff has agreed to issue a building permit so the
relocation can happen with construction. However, final occupancy for the building will not
occur until a new water and sewer easement is recorded and accepted by the Public Works
Department.
Staff recommends approval of the proposed CUP with the conditions listed in Exhibit B.
X. EXHIBITS
A. Drawings
1. Vicinity Map
2. Proposed Site/Landscape Plan (date: 8/1/12)
3. Proposed Building Elevations
B. Conditions of Approval
1. Planning Department
2. Public Works Department
3. Fire Department
4. Police Department
5. Sanitary Service Company
6. Ada County Highway District
7. Parks Department
C. Required Findings from Unified Development Code
Idaho Central Credit Union -CUP-12-007 PAGE 5
Exhibit A.1: Vicinity Map
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Exhibit A
Exhibit A.2: Site/Landscape Plan (date: 8/1/12)
Exhibit A - 2 -
Exhibit A.3: Building Elevations
Exhibit A - 3 -
B. Conditions of Approval
1. PLANNING DEPARTMENT
1.1 The applicant is to meet all terms of the approved annexation (AZ-03-013), development
agreement (instrument #108080951), preliminary plat (PP-06-002) and final plat (FP-07-020) for
this development.
1.2 The site/landscape plan prepared by LCA Architects, dated 8/1/12 is approved as submitted.
1.3 The applicant shall comply with the structure and site design standards in accord with UDC 11-
3A-19.
1.4 The applicant shall comply with the specific use standards listed in UDC 11-4-3-11 for the drive-
through establishment.
1.5 Prior to establishment of the proposed use, the applicant shall be required to submit a Certificate
of Zoning Compliance and Design Review application to the Planning Department for this site.
1.6 No signs are approved with this application. The applicant shall submit a sign permit application
in accord with the standards listed in UDC 11-3D for approval of any future signs on this site.
1.7 The applicant shall have a maximum of two (2) years to commence the use as permitted in accord
with the conditions of approval listed above. If the business has not begun within this time period,
a time extension shall be requested in accord with UDC 11-SB-6F prior to expiration. If a time
extension is not requested or granted and the CUP expires, a new conditional use permit must be
obtained prior to operation.
1.8 The applicant shall comply with the self-service uses in accord with UDC 11-3A-16.
1.9 The design of the building shall substantially comply with the submitted rendering attached in
Exhibit A.3.
1.10 Final occupancy for the building will not occur until a new water and sewer easement is recorded
and accepted by the Public Works Department.
1.11 Staff s failure to cite specific ordinance provisions or terms of the approved conditional use does
not relieve the applicant of responsibility for compliance.
2. PUBLIC WORKS DEPARTMENT
2.1 No Comments.
3. FIRE DEPARTMENT
3.1 The Fire Department has no concerns related to the site design submitted with the application.
4. POLICE DEPARTMENT
4.1 The Police Department has no concerns related to the site design submitted with the application.
5. REPUBLIC SERVICES
5.1 The applicant shall submit a scaled site plan stamped approved by SSC verifying compliance with
SSC's requirements with the CZC application.
6. PARKS DEPARTMENT
6.1 The Parks Department has no comments on this application.
Exhibit B - 1 -
7. ADA COUNTY HIGHWAY DISTRICT
7.1 ACRD has no site specific conditions related to this application. All other standards conditions of
approval apply.
Exhibit B - 2 -
C. Required Findings from Unified Development Code
1. Conditional Use Permit (LTDC 11-SB-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
dimensional and development regulations of the C-G 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 use is consistent with the Comprehensive Plan future land use
map designation of MU-R for this site. Further, staff finds the proposed use of the site is
consistent with the requirements in the UDC.
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 bank with drive-through should be compatible with other uses in the general
neighborhood and with the existing and intended 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.
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. The Commission should
consider any public testimony provided to determine if the development will adversely affect
the other property in the vicinity.
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. Please refer to any comments prepared by the Meridian Fire
Department, Police Department, Parks Department, Sanitary Services Corporation and
ACHD. Based on comments from other agencies and departments, Staff finds that the
proposed use will be served adequately by all of the public facilities and services listed
above.
Exhibit C - 1 -
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.
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 recognizes that traffic will increase with the approval of adrive-through in this location;
however, Staff does not believe that the amount generated will be detrimental to the general
welfare of the public since the Comprehensive Plan anticipated the site to be developed with
commercial uses. Staff does not anticipate the proposed use will create excessive noise,
smoke, fumes, glare, or odors. Staff finds that the proposed use will not be detrimental to
people, 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 that should be brought to the Commission's attention. 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.
Exhibit C - 2 -
Item #4D: Central Valley Baptist Church (RZ-12-002)
Application(s):
- Rezone
Size of property, existing zoning, and location: This site consists of 9.58 acres, is currently zoned L-0, and is
located at 600 N. Ten Mile Road.
Adjacent Land Use & Zoning:
North: Residential subdivision and convenience store, zoned R-15 and C-C
South: Railroad tracks and agricultural land, zoned RUT in Ada County
East: Vacant residential land, zoned R-15
West: County residences, zoned RUT in Ada County
History: The property was annexed in 2003 with the L-0 designation (AZ-03-001). A development agreement was
not required with the annexation of the property.
In 2003, a certificate of zoning compliance (CZC-03-052) was approved for the construction of a
23,000 square foot church.
Summary of Request: The applicant requests approval to rezone 15.65 acres of land from the L-0 zone to the C-C
zone. The rezone is desired to increase the allowable area for a freestanding sign. Since the applicant only wishes to
rezone the property for the increased sign area, a site plan, landscape plan and elevations have not been submitted
with this application. No other changes are proposed to the site or building at this time.
At the time of annexation, the City did not require the execution of a development agreement because the site was to
develop with a church. Thus, Staff is not recommending a development agreement with the subject rezone request
based on the following:
The site is developed with an existing church (consistent with the ordinances in effect at the time of
development) and staff does not foresee the use of the property changing;
• The existing church use is a principally permitted use in the proposed C-C zone. Any future expansion of the
church/site will require the approval of a certificate of zoning compliance and administrative design review
applications and;
• The rezone boundary totals 15.65 acres but the total developable area is 9.58 acres. A portion of the site is
currently developed; the remaining undeveloped area is slated for future expansion of the church facility.
Any future development must comply with all City ordinances in effect at the time of development.
Compliance with the Comprehensive Plan: Yes
Compliance with the UDC: Yes
Written Testimony: None
Staff Recommendation: Approval
Notes: