Staff ReportChanges to Agenda: Item #4A & B: TM Creek (AZ-13.015; PP-13.030): The applicant has requested continuance of this project
to the January 16~, 2014 PIZ hearing.
Item #4C: Westmark Credit Union (CUP-13.014)
Application(s):
- Conditional Use Permit
Size of property, existing zoning, and location: This site consists of 0.75 of an acre, is currently zoned C-N, and is located at 3115
W. Quintale Drive.
Adjacent Land Use & Zoning:
North: Commercial property, zoned C-G
East: Single-family residential properties, zoned R-4
South: Vacant land, zoned C-N
West: N. Ten Mile Road and vacant commercial property, zoned C-G
History: This site was annexed & platted as part of the Bridgetower Crossing development in 2001. A property boundary adjustment
was recently approved that changed the configuration of the boundary of the site.
Summary of Request: The applicant requests a CUP for adrive-thru in the C-N district for Westmark Credit Union. A CUP is required
per UDC 11-4-3-11 because the proposed drive-thru is located within 300 feet of a residential zoning district and existing residences.
Access to the site is provided via a driveway access off of W. Quintale Drive. Across-access easement exists at the southwest comer
of the site to the property to the south. Staff recommends across-access easement is required to the property to the east.
Street buffer landscaping along Ten Mile Road & W. Quintale Drive already exists. Internal parking lot landscaping will be installed with
development of this site.
Building elevations were submitted for the proposed structure. Building materials consist primarily of stucco with metal panel siding
accents. A metal canopy is proposed for weather protection over entrances and shade over windows.
The proposed use and site design complies with the specific use standards for drive-thru establishments.
Comprehensive Plan FLUM Designation: Commercial
Written Testimony: None
Staff Recommendation: Approval wlconditions
Notes:
STAFF REPORT
Hearing Date: December 5, 2013
TO: Planning & Zoning Commission
FROM: Sonya Wafters, Associate City Planner
208-884-5533
SUBJECT: CUP-13-014 -Westmark Credit Union
E IDIAN~--
IDAHO
I. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST
The applicant, Jonathan Galusha, has applied for a conditional use permit (CUP) for adrive-thru
establishment for Westmark Credit Union. A CUP is required in the C-N zoning district because the
proposed drive-thru is located within 300 feet of a residential district and existing residences, in
accord with UDC 11-4-3-11. See Section IXAnalysis for more information.
II. SUMMARY RECOMMENDATION
Staff recommends approval of the proposed CUP 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 CUP-13-
014 as presented in the staff report for the hearing date of December 5, 2013, with the following
modifications: (Add any proposed modifications.)
Denial
After considering all staff, applicant and public testimony, I move to deny File Number CUP-13-014
as presented during the hearing on December 5, 2013, 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 CUP-13-014 to the hearing date of (insert continued hearing date
here) for the following reason(s): (You should state specific reason(s) for continuance.)
IV. APPLICATION AND PROPERTY FACTS
A. Site Address/Location:
The subject property is located at 3115 W. Quintale Drive, in the NW '/4 of Section 35, Township
4 North, Range 1 West
B. Owner(s):
Bews Living TrustJIdaho Trust Bank
888 W. Broad Street
Boise, ID
C. Applicant:
Jonathan Galusha
54 E. Eagle River Street
Westmark Credit Union CUP-13-014 PAGE 1
Eagle, ID 83616
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. 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: November 18, and December 2, 2013
C. Radius notices mailed to properties within 300 feet on: November 7, 2013
D. Applicant posted notice on site by: November 22, 2013
VI. LAND USE
A. Existing Land Use(s) and Zoning: The subject property is currently vacant and is in the C-N
zoning district.
B. Character of Surrounding Area and Adjacent Land Use and Zoning:
North: Commercial property, zoned C-G
East: Single-family residential properties, zoned R-4
South: Vacant land, zoned C-N
West: N. Ten Mile Road and vacant commercial property, zoned C-G
C. History of Previous Actions:
In 2001, this site was annexed and zoned (AZ-O1-003), preliminary platted (PP-O1-005), and
included in the conditional use permit/planned (CUP-O1-006) development for Bridgetower
Crossing Subdivision. A Development Agreement, recorded as Instrument No. 100079863,
was required as a provision of annexation. In 2004, a final plat (FP-04-031) was approved
which contained the subject property. The final plat was recorded in 2005 (Book 92, page
10918).
• In 2007, this properly was rezoned (RZ-07-022) to the C-N zoning district.
• In October 2013, a properly boundary adjustment (PBA-13-016) was approved that changed
the configuration of the boundary of this site (ROS #9574).
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. Issues or concerns: None
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.
Westmark Credit Union CUP-13-014 PAGE 2
3. Flood Plain: This site is not within a flood plain.
VII. COMPREHENSIVE PLAN POLICIES AND GOALS
This property is designated "Commercial" on the Comprehensive Plan Future Land Use Map. Per the
Comprehensive Plan, commercial designated areas provide a full range of commercial and retail to
serve area residents and visitors. Uses may include retail, wholesale, service and office uses, multi-
family residential, as well as appropriate public uses such as government offices. Within this land use
category, specific zones may be created to focus commercial activities unique to their locations.
These zones may include neighborhood commercial uses focusing on specialized service for
residential areas adjacent to that zone.
The proposed use of the property as a financial institution (credit union) with adrive-thru is
consistent with uses desired in Commercial designated areas and therefore 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)
There is an existing landscaped street buffer on this site along N. Ten Mile Road and W.
Quintale Drive that was installed with the development of the subdivision in accord with
UDC Table 11-2C-3.
• "Locate industrial and commercial uses where adequate water supply and water pressure are
available for fire protection." (3.04.02A)
There is adequate water supply and pressure available to the site for fire protection.
• "Plan for and encourage services like health care, daycare, grocery stores and recreational
areas to be built within walking distance of residential dwellings." (2.01.O1C)
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)
Access to the site is provided via a backage road that runs parallel to N. Ten Mile Road that
is accessible via W. Quintale Drive. All of the commercial lots that have access via this road
have across-access easement for access.
• "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.OS.O1J)
The proposed financial institution will provide a needed service in the northwest part of the
City.
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.
Westmark Credit Union CUP-13-014 PAGE 3
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-N zoning district. A financial institution is a principal
permitted use in the C-N zoning district; adrive-thru establishment requires conditional use
permit approval when located within 300 feet of a residence, a residential use, or another drive-
thru establishment.
C. Dimensional Standards: The dimensional standards listed in UDC Table 11-2B-3 for the C-N
zoning district apply to development of this site.
IX. ANALYSIS
A. Analysis of Facts Leading to Staff Recommendation:
The applicant requests a CUP for adrive-thru in the C-N district for Westmark Credit Union
(financial institution). A CUP is required in accord with UDC 11-4-3-11 because the proposed
drive-thru is located within 300 feet of a residential zoning district and existing residences.
Site Plan: A site plan is included in Exhibit A.2 that depicts how the site is proposed to develop.
Access: Access is provided to the site via a driveway from W. Quintale Drive, a local street,
along the east boundary of the site. This driveway provides access to all of the commercial lots
that front on N. Ten Mile Road via across-access easement at the rear of each of the lots. A
cross-access easement exists at the southwest corner of the site to the property to the south. Staff
recommends across-access easement is required to the property to the east.
Parking: Based on the overall square footage (s.f.) of the building, approximately 2,000 s.f., a
minimum of 4 vehicle parking spaces are required to be provided on the site. A total of 27
parking stalls are proposed, consistent with UDC requirements.
Based on the number of vehicle parking stalls provided (27), a bicycle rack capable of holding a
minimum of two bicycles is required to be provided per UDC 11-3C-6G in accord with the
standards listed in UDC 11-3C-SC. A bicycle rack is depicted on the site plan in accord with this
requirement.
The parking stalls shown on the west side of the building do not depict wheel restraints to prevent
overhang onto the adjacent sidewalk. The site plan should be revised to include wheel restraints;
or, the sidewalk should be widened to 7 feet (and the length of the parking stalls may be
decreased to 17 feet) to allow for overhang, in accord with UDC 11-3C-SB.4.
Sidewalk: Detached sidewalks exist along the frontage of this site adjacent to N. Ten Mile Road
and W. Quintale Drive in accord with the standards listed in UDC 11-3A-17.
Trash Enclosure: A trash enclosure is depicted on the site plan on the east side of the building
accessible off the main driveway. Republic Services does not approve of this location because
servicing a dumpster will require backing in which will create an unsafe situation. The applicant
should coordinate with Bob Olson at Republic Services (345-1265) to determine a more
appropriate location for the enclosure.
Waterways: There are no waterways on this site.
Westmark Credit Union CUP-13-014 PAGE 4
Fencing: There is no fencing proposed or required with this application.
Lighting: Outdoor field lighting is required to comply with the standards listed in UDC 11-3A-
11. If any fixtures are proposed that have a maximum output of 1,8001umens or more, a
photometric report is required to be submitted with the Certificate of Zoning Compliance
application.
Speaker Systems: Outdoor speaker systems are required to be located a minimum of 100 feet
from all residential districts, per UDC 11-3A-13. The proposed speaker(s) for the drive-thru will
be located 220+ feet away from the closest residential district to the east.
Landscaping: A 40-foot wide street buffer is proposed along N. Ten Mile Road, an arterial
street; and a 25-foot wide buffer is proposed along W. Quintale Drive, a local street. Some of the
street buffer landscaping already exists but more is proposed to be added per the plan in Exhibit
A.3. All existing landscaping is required to be protected during construction in accord with UDC
11-3B-lOC.
Parking lot landscaping is required to comply with the standards listed in UDC 11-3B-8C. The
landscaping shown on the plan complies with these standards.
Storm Drainage: Storm drainage on the site is required to comply with UDC 11-3A-18.
Pathways: The Master Pathways Plan does not depict a segment of the City's multi-use pathway
on this site. However, UDC 11-3A-19A.4 requires pedestrian walkways to be provided from the
perimeter sidewalks to the main building entrance. These sidewalks are shown on the plan from
Ten Mile and Quintale; however, they are required to be distinguished from the vehicular driving
surface through the use of pavers, colored or scored concrete, or bricks, per UDC 11-3A-19A.4.
Staff recommends the site plan submitted with the Certificate of Zoning Compliance application
incorporate this requirement.
Specific Use Standards: The proposed use is subject to the specific use standards listed in UDC
11-4-3-11 for drive-thru establishments. The proposed site plan appears to comply with these
standards. The site plan submitted with the Certificate of Zoning Compliance application should
depict the speaker location(s).
The proposed drive-thru does not (and will not) abut a residential use or district
Hours of Operation: The proposed hours of operation are from 9:30 am to 6:00 pm Monday-
Friday and 9:00 am to 1:00 pm on Saturdays.
Building Elevations: Building elevations were submitted for the proposed structure and included
in Exhibit A.4. Building materials consist primarily of stucco with metal panel siding accents. A
metal canopy is proposed for weather protection over entrances and shade over windows. The
proposed building elevations appear to generally comply with the design standards listed in UDC
11-3A-19 and the Meridian Design Manual.
Certificate of Zoning Compliance (CZC): The applicant is required to submit a CZC
application for approval of the proposed use and final site and building design from the Planning
Division prior to submittal of a building permit application.
Design Review: The applicant is required to submit a Design Review application concurrent with
the CZC application for final approval of the final site layout and building elevations. The
proposed site layout and structures are required to 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 CUP with the conditions listed in Exhibit B.
Westmark Credit Union CUP-13-014 PAGE 5
X. EXHIBITS
A. Drawings
1. Vicinity & Aerial Map
2. Site Plan
3. Landscape Plan
4. 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
Westmark Credit Union CUP-13-014 PAGE 6
Exhibit A.1: Vicinity & Aerial Map
Westmark Credit Union CUP-13-014 PAGE 7
Exhibit A.2: Site Plan (dated: 10/18/13)
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Westmark Credit Union CUP-13-014 PAGE 8
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Westn ark Cr°dit Union CUP-13-014 PAGE 10
B. Conditions of Approval
1. PLANNING DEPARTMENT
1.1 The applicant shall comply with all previous conditions of approval associated with this site [AZ-
01-003 (Development Agreement Instrument No. 100079863); PP-O1-005; CUP-O1-006; FP-04-
031; RZ-07-022; PBA-13-016].
1.2 The applicant shall comply with the specific use standards listed in UDC 11-4-3-11 for drive-thru
establishments. The site plan submitted with the Certificate of Zoning Compliance application
shall demonstrate compliance with these standards. The site plans shall include the speaker
location(s).
1.3 All existing landscaping within the street buffer adjacent to N. Ten Mile Road and W. Quintale
Drive shall be protected during construction in accord with UDC 11-3B-1 OC.
1.4 The applicant shall work with Bob Olson at Republic Services (345-1265) to determine a more
appropriate location for the trash enclosure that allows safe access for service.
1.5 Where the pedestrian walkways from the perimeter sidewalks to the main building entrance cross
the vehicular driving surface they are required to be distinguished through the use of pavers,
colored or scored concrete, or bricks, per UDC 11-3A-19A.4.
1.6 Development of this site shall substantially comply with the site plan, landscape plan and
building elevations included in Exhibit A and the conditions of approval in this report.
1.7 Across access easement shall be granted to the abutting property to the east and a copy of said
easement submitted with the Certificate of Zoning Compliance application.
1.8 The applicant is required to submit a Certificate of Zoning Compliance application to the
Planning Division for approval of the proposed use and final site layout and building design prior
to submittal of a building permit application.
1.9 The applicant shall submit a Design Review application concurrent with the Certificate of Zoning
Compliance application for approval of the site layout and building elevations. The proposed site
layout and structures are required to comply with the design standards listed in UDC 11-3A-19
and the guidelines contained in the Meridian Design Manual.
1.10 Staff's failure to cite specific ordinance provisions or terms of the approved conditional use does
not relieve the applicant of responsibility for compliance.
1.11 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 use has not begun within two (2) years
of approval, a new conditional use permit must be obtained prior to operation or a time extension
must be requested in accord with UDC 11-SB-6F.
1.12 The applicant shall complete all required improvements prior to issuance of a Certificate of
Occupancy. It is unlawful to use or occupy any building or structure until the Building Official
has issued a Certificate of Occupancy.
2. PUBLIC WORKS DEPARTMENT
2.1 Public Works has no concerns with this application.
3. FIRE DEPARTMENT
3.1 The Fire Department has no comments on this application.
Westmark Credit Union CUP-13-014 PAGE 11
4. POLICE DEPARTMENT
4.1 The Police Department did not submit comments on this application.
5. REPUBLIC SERVICES
5.1 Servicing the trash enclosure in the location shown on the site plan in Exhibit A.2 will create an
unsafe situation. The applicant shall work with Bob Olson, Republic Services, to resolve this
issue. A revised site plan showing an acceptable location for the trash enclosure should be
submitted with the Certificate of Zoning Compliance application.
6. ADA COUNTY HIGHWAY DISTRICT
A report has not been received from ACHD on this application.
7. PARKS DEPARTMENT
7.1 The Parks Department has no comment on this application.
Westmark Credit Union CUP-13-014 PAGE 12
C. Required Findings from Unified Development Code
1. Conditional Use Permit (iJDC 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 the
dimensional & development regulations of the C-N 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 and harmonious with the UDC and
Comprehensive Plan Future Land Use Map designation of Commercial 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 use 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.
Westmark Credit Union CUP-13-014 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.
Westmark Credit Union CUP-13-014 PAGE 8
STAFF REPORT
Hearing Date: December 5, 2013
TO: Planning & Zoning Commission
FROM: Sonya Wafters, Associate City Planner
208-884-5533
SUBJECT: CUP-13-014 -Westmark Credit Union
E IDIAN~--
IDAHO
I. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST
The applicant, Jonathan Galusha, has applied for a conditional use permit (CUP) for adrive-thru
establishment for Westmark Credit Union. A CUP is required in the C-N zoning district because the
proposed drive-thru is located within 300 feet of a residential district and existing residences, in
accord with UDC 11-4-3-11. See Section IXAnalysis for more information.
II. SUMMARY RECOMMENDATION
Staff recommends approval of the proposed CUP 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 CUP-13-
014 as presented in the staff report for the hearing date of December 5, 2013, with the following
modifications: (Add any proposed modifications.)
Denial
After considering all staff, applicant and public testimony, I move to deny File Number CUP-13-014
as presented during the hearing on December 5, 2013, 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 CUP-13-014 to the hearing date of (insert continued hearing date
here) for the following reason(s): (You should state specific reason(s) for continuance.)
IV. APPLICATION AND PROPERTY FACTS
A. Site Address/Location:
The subject property is located at 3115 W. Quintale Drive, in the NW'/4 of Section 35, Township
4 North, Range 1 West
B. Owner(s):
Bews Living Trust/Idaho Trust Bank
888 W. Broad Street
Boise, ID
C. Applicant:
Jonathan Galusha
54 E. Eagle River Street
Westmark Credit Union CUP-13-014 PAGE 1
Eagle, ID 83616
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. 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: November 18, and December 2, 2013
C. Radius notices mailed to properties within 300 feet on: November 7, 2013
D. Applicant posted notice on site by: November 22, 2013
VI. LAND USE
A. Existing Land Use(s) and Zoning: The subject property is currently vacant and is in the C-N
zoning district.
B. Character of Surrounding Area and Adjacent Land Use and Zoning:
North: Commercial property, zoned C-G
East: Single-family residential properties, zoned R-4
South: Vacant land, zoned C-N
West: N. Ten Mile Road and vacant commercial property, zoned C-G
C. History of Previous Actions:
• In 2001, this site was annexed and zoned (AZ-O1-003), preliminary platted (PP-O1-005), and
included in the conditional use permit/planned (CUP-O1-006) development for Bridgetower
Crossing Subdivision. A Development Agreement, recorded as Instrument No. 100079863,
was required as a provision of annexation. In 2004, a final plat (FP-04-031) was approved
which contained the subject property. The final plat was recorded in 2005 (Book 92, page
10918).
• In 2007, this property was rezoned (RZ-07-022) to the C-N zoning district.
• In October 2013, a property boundary adjustment (PBA-13-016) was approved that changed
the configuration of the boundary of this site (ROS #9574).
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. Issues or concerns: None
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.
Westmark Credit Union CUP-13-014 PAGE 2
3. Flood Plain: This site is not within a flood plain.
VII. COMPREHENSIVE PLAN POLICIES AND GOALS
This property is designated "Commercial" on the Comprehensive Plan Future Land Use Map. Per the
Comprehensive Plan, commercial designated areas provide a full range of commercial and retail to
serve area residents and visitors. Uses may include retail, wholesale, service and office uses, multi-
family residential, as well as appropriate public uses such as government offices. Within this land use
category, specific zones may be created to focus commercial activities unique to their locations.
These zones may include neighborhood commercial uses focusing on specialized service for
residential areas adjacent to that zone.
The proposed use of the property as a financial institution (credit union) with adrive-thru is
consistent with uses desired in Commercial designated areas and therefore 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)
There is an existing landscaped street buffer on this site along N. Ten Mile Road and W.
Quintale Drive that was installed with the development of the subdivision in accord with
UDC Table 11-2C-3.
• "Locate industrial and commercial uses where adequate water supply and water pressure are
available for fire protection." (3.04.02A)
There is adequate water supply and pressure available to the site for fire protection.
• "Plan for and encourage services like health care, daycare, grocery stores and recreational
areas to be built within walking distance of residential dwellings." (2.01.01 C)
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)
Access to the site is provided via a backage road that runs parallel to N. Ten Mile Road that
is accessible via W. Quintale Drive. All of the commercial lots that have access via this road
have across-access easement for access.
• "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 I1-3B-8C.
• "Plan for a variety of commercial and retail opportunities within the Area of City Impact."
(3.OS.O1J)
The proposed financial institution will provide a needed service in the northwest part of the
City.
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.
Westmark Credit Union CUP-13-014 PAGE 3
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-21ists the permitted, accessory,
conditional, and prohibited uses in the C-N zoning district. A financial institution is a principal
permitted use in the C-N zoning district; adrive-thru establishment requires conditional use
permit approval when located within 300 feet of a residence, a residential use, or another drive-
thru establishment.
C. Dimensional Standards: The dimensional standards listed in UDC Table 11-2B-3 for the C-N
zoning district apply to development of this site.
IX. ANALYSIS
A. Analysis of Facts Leading to Staff Recommendation:
The applicant requests a CUP for adrive-thru in the C-N district for Westmark Credit Union
(financial institution). A CUP is required in accord with UDC 11-4-3-11 because the proposed
drive-thru is located within 300 feet of a residential zoning district and existing residences.
Site Plan: A site plan is included in Exhibit A.2 that depicts how the site is proposed to develop.
Access: Access is provided to the site via a driveway from W. Quintale Drive, a local street,
along the east boundary of the site. This driveway provides access to all of the commercial lots
that front on N. Ten Mile Road via across-access easement at the rear of each of the lots. A
cross-access easement exists at the southwest corner of the site to the property to the south. Staff
recommends across-access easement is required to the property to the east.
Parking: Based on the overall square footage (s.f.) of the building, approximately 2,000 s.f., a
minimum of 4 vehicle parking spaces are required to be provided on the site. A total of 27
parking stalls are proposed, consistent with UDC requirements.
Based on the number of vehicle parking stalls provided (27), a bicycle rack capable of holding a
minimum of two bicycles is required to be provided per UDC 11-3C-6G in accord with the
standards listed in UDC 11-3C-SC. A bicycle rack is depicted on the site plan in accord with this
requirement.
The parking stalls shown on the west side of the building do not depict wheel restraints to prevent
overhang onto the adjacent sidewalk. The site plan should be revised to include wheel restraints;
or, the sidewalk should be widened to 7 feet (and the length of the parking stalls may be
decreased to 17 feet) to allow for overhang, in accord with UDC 11-3C-SB.4.
Sidewalk: Detached sidewalks exist along the frontage of this site adjacent to N. Ten Mile Road
and W. Quintale Drive in accord with the standards listed in UDC 11-3A-17.
Trash Enclosure: A trash enclosure is depicted on the site plan on the east side of the building
accessible off the main driveway. Republic Services does not approve of this location because
servicing a dumpster will require backing in which will create an unsafe situation. The applicant
should coordinate with Bob Olson at Republic Services (345-1265) to determine a more
appropriate location for the enclosure.
Waterways: There are no waterways on this site.
Westmark Credit Union CUP-13-014 PAGE 4
Fencing: There is no fencing proposed or required with this application.
Lighting: Outdoor field lighting is required to comply with the standards listed in UDC 11-3A-
11. If any fixtures are proposed that have a maximum output of 1,8001umens or more, a
photometric report is required to be submitted with the Certificate of Zoning Compliance
application.
Speaker Systems: Outdoor speaker systems are required to be located a minimum of 100 feet
from all residential districts, per UDC 11-3A-13. The proposed speaker(s) for the drive-thru will
be located 220+ feet away from the closest residential district to the east.
Landscaping: A 40-foot wide street buffer is proposed along N. Ten Mile Road, an arterial
street; and a 25-foot wide buffer is proposed along W. Quintale Drive, a local street. Some of the
street buffer landscaping already exists but more is proposed to be added per the plan in Exhibit
A.3. All existing landscaping is required to be protected during construction in accord with UDC
11-3B-lOC.
Parking lot landscaping is required to comply with the standards listed in UDC 11-3B-8C. The
landscaping shown on the plan complies with these standards.
Storm Drainage: Storm drainage on the site is required to comply with UDC 11-3A-18.
Pathways: The Master Pathways Plan does not depict a segment of the City's multi-use pathway
on this site. However, UDC 11-3A-19A.4 requires pedestrian walkways to be provided from the
perimeter sidewalks to the main building entrance. These sidewalks are shown on the plan from
Ten Mile and Quintale; however, they are required to be distinguished from the vehicular driving
surface through the use of pavers, colored or scored concrete, or bricks, per UDC 11-3A-19A.4.
Staff recommends the site plan submitted with the Certificate of Zoning Compliance application
incorporate this requirement.
Specific Use Standards: The proposed use is subject to the specific use standards listed in UDC
11-4-3-11 for drive-thru establishments. The proposed site plan appears to comply with these
standards. The site plan submitted with the Certificate of Zoning Compliance application should
depict the speaker location(s).
The proposed drive-thru does not (and will not) abut a residential use or district.
Hours of Operation: The proposed hours of operation are from 9:30 am to 6:00 pm Monday-
Friday and 9:00 am to 1:00 pm on Saturdays.
Building Elevations: Building elevations were submitted for the proposed structure and included
in Exhibit A.4. Building materials consist primarily of stucco with metal panel siding accents. A
metal canopy is proposed for weather protection over entrances and shade over windows. The
proposed building elevations appear to generally comply with the design standards listed in UDC
11-3A-19 and the Meridian Design Manual.
Certificate of Zoning Compliance (CZC): The applicant is required to submit a CZC
application for approval of the proposed use and final site and building design from the Planning
Division prior to submittal of a building permit application.
Design Review: The applicant is required to submit a Design Review application concurrent with
the CZC application for final approval of the final site layout and building elevations. The
proposed site layout and structures are required to 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 CUP with the conditions listed in Exhibit B.
Westmark Credit Union CUP-13-014 PAGE 5
X. EXHIBITS
A. Drawings
1. Vicinity & Aerial Map
2. Site Plan
3. Landscape Plan
4. Building Elevations
B. Conditi ons 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
Westmark Credit Union CUP-13-014 PAGE 6
Exhibit A.l: Vicinity & Aerial Map
Westmark Credit Union CUP-13-014 PAGE 7
Exhibit A.2: Site Plan (dated: 10/18/13)
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Westmark Credit Union CUP-13-014 PAGE 8
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Westmark Credit Union CUP-13-014 PAGE 9
Exhibit A.4: Building Elevations (dated: 10/18/13)
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Westmark Credit Union CUP-13-014 PAGF? ]0
B. Conditions of Approval
1. PLANNING DEPARTMENT
1.1 The applicant shall comply with all previous conditions of approval associated with this site [AZ-
01-003 (Development Agreement Instrument No. 100079863); PP-O1-005; CUP-O1-006; FP-04-
031; RZ-07-022; PBA-13-016].
1.2 The applicant shall comply with the specific use standards listed in UDC 11-4-3-11 for drive-thru
establishments. The site plan submitted with the Certificate of Zoning Compliance application
shall demonstrate compliance with these standards. The site plans shall include the speaker
location(s).
1.3 All existing landscaping within the street buffer adjacent to N. Ten Mile Road and W. Quintale
Drive shall be protected during construction in accord with UDC 11-3B-lOC.
1.4 The applicant shall work with Bob Olson at Republic Services (345-1265) to determine a more
appropriate location for the trash enclosure that allows safe access for service.
1.5 Where the pedestrian walkways from the perimeter sidewalks to the main building entrance cross
the vehicular driving surface they are required to be distinguished through the use of pavers,
colored or scored concrete, or bricks, per UDC 11-3A-19A.4.
1.6 Development of this site shall substantially comply with the site plan, landscape plan and
building elevations included in Exhibit A and the conditions of approval in this report.
1.7 Across access easement shall be granted to the abutting property to the east and a copy of said
easement submitted with the Certificate of Zoning Compliance application.
1.8 The applicant is required to submit a Certificate of Zoning Compliance application to the
Planning Division for approval of the proposed use and final site layout and building design prior
to submittal of a building permit application.
1.9 The applicant shall submit a Design Review application concurrent with the Certificate of Zoning
Compliance application for approval of the site layout and building elevations. The proposed site
layout and structures are required to comply with the design standards listed in UDC 11-3A-19
and the guidelines contained in the Meridian Design Manual.
1.10 Staff's failure to cite specific ordinance provisions or terms of the approved conditional use does
not relieve the applicant of responsibility for compliance.
1.11 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 use has not begun within two (2) years
of approval, a new conditional use permit must be obtained prior to operation or a time extension
must be requested in accord with UDC 11-SB-6F.
1.12 The applicant shall complete all required improvements prior to issuance of a Certificate of
Occupancy. It is unlawful to use or occupy any building or structure until the Building Official
has issued a Certificate of Occupancy.
2. PUBLIC WORKS DEPARTMENT
2.1 Public Works has no concerns with this application.
3. FIRE DEPARTMENT
3.1 The Fire Department has no comments on this application.
Westmark Credit Union CUP-13-014 PAGE 11
4. POLICE DEPARTMENT
4.1 The Police Department did not submit comments on this application.
5. REPUBLIC SERVICES
5.1 Servicing the trash enclosure in the location shown on the site plan in Exhibit A.2 will create an
unsafe situation. The applicant shall work with Bob Olson, Republic Services, to resolve this
issue. A revised site plan showing an acceptable location for the trash enclosure should be
submitted with the Certificate of Zoning Compliance application.
6. ADA COUNTY HIGHWAY DISTRICT
A report has not been received from ACHD on this application.
7. PARKS DEPARTMENT
7.1 The Parks Department has no comment on this application.
Westmark Credit Union CUP-13-014 PAGE 12
C. Required Findings from Unified Development Code
1. Conditional Use Permit (UDC 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 the
dimensional & development regulations of the C-N 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 and harmonious with the UDC and
Comprehensive Plan Future Land Use Map designation of Commercial 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 use 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.
Westmark Credit Union CUP-13-014 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.
Westmark Credit Union CUP-13-014 PAGE 8