DRC_STAFF REPORT_MOUNTAIN AMERICAL CU_051226.DOCX

PL260024 – MOUNTAIN AMERICA CREDIT UNION 
Page 1
May 12, 2026
STAFF REPORT
MOUNTAIN AMERICA CREDIT UNION (PL260024)
PROJECT DATA:
Project Address
122 West Elliot Road
Property Owner(s) Current / 
Future
Mountain America Federal Credit Union
Applicant
Brooke Bean, Sanders Associates Architects
Zoning District
PCC-2 SWOD (Planned Commercial Center General, Southwest 
Overlay District)
Net Site Area
1.11 acres
Total Building Area
4,588 s.f. gross / 4,035 s.f. net
Building Height(s) 
28’-11” (65’ maximum allowed)
Lot Coverage
10% (50% maximum allowed)
Landscape Area
46% (15% minimum required)
Engineered Shade
493 s.f.
Building Setbacks
60’ front, 148.5’ west side, 30’ east side, 25.1’ rear (0’, 30’, 30’, 20’ 
min.)
Vehicle Parking
33 spaces (13 min. required, 16 max. allowed)
Bicycle Parking
3 spaces (8 min. required)
COMMENTS:
This site is located on the north side of Elliot Road approximately 1,000 feet east of Priest Drive. The 
property is zoned PCC-2 and is within the Southwest Overlay District. The site contains a building 
previously occupied by a Burger King that will be demolished and redeveloped with a 4,035 square-
foot bank with drive-through lanes.
The applicant is requesting the Development Review Commission take action on the following:
ZUP260010
Use Permit to exceed 125 percent (125%) of the minimum required vehicle 
parking
For further processing, the applicant will need approval of a Development Plan Review.
SITE PLAN REVIEW
Two preliminary and two formal site plan reviews were completed in January and October 2025 and 
February and April 2026. Comments specific to the number of vehicle parking spaces included: 
reducing the quantity of spaces, reducing the width and depth of spaces to reduce the amount of 
pavement, and complying with the minimum 12 percent landscaping when the maximum percentage 
of parking is exceeded. In response to comments, the number of spaces was reduced from 34 to 33, 
the depth of parking spaces was reduced from 16 feet to 18 feet for two of four parking rows, and the 
parking lot landscape area was increased to 12 percent.
PUBLIC INPUT

Neighborhood meeting not required

No public input received as of completion of this report.
PROJECT ANALYSIS

PL260024 – MOUNTAIN AMERICA CREDIT UNION 
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May 12, 2026
CHARACTER AREA PLAN
This site is within the Southwest Tempe Character Area plan. The project addresses the following 
design principles of the plan:
Landscape and Shade:

Plant palette includes native, drought-tolerant, and water-saving plants to promote water 
conservation.
Walkable environment:

Plan provides for direct paths of travel from the transit stop on Elliot Road and from the private 
street to the east.
Mobility and Connectivity:

Plan provides for eight bicycle parking spaces, which is double what is required by the Zoning 
and Development Code. Additional shade for bicycle parking will be established through the 
Development Plan Review process.
High-Quality Building Design and Material:

The building design will have a unique physical shape, articulated facades, architectural 
shades over windows, and a variety of building materials and changes in vertical height of 
building elements.
USE PERMIT
The proposed use requires a Use Permit to exceed the parking maximum (125 percent). The 
proposed 4,035 net square-foot building requires 13 vehicle parking spaces. The Zoning and 
Development Code permits a maximum of 125 percent of the required parking spaces, or 16 spaces. 
The proposed plan includes a total of 33 parking spaces, which exceeds the maximum by 17 spaces.
Section 6-308 E Approval criteria for Use Permit (in italics):
1.
Any significant increase in vehicular or pedestrian traffic. The 17 additional parking spaces will not 
result in a significant increase in traffic beyond what is expected of a financial institution and will be 
less than the traffic generated by the previous restaurant with drive-through. The letter of 
explanation states that up to 14 employees could be on-site and that the bank branches in Arizona 
have lower use of drive-throughs and higher in-person customers than branches in the other state 
in which they operate (Utah), generating more vehicle traffic. The existing arterial streets adjacent 
to the commercial center and on-site circulation can support the increased traffic generated by the 
use.
2.
Nuisance arising from the emission of odor, dust, gas, noise, vibration, smoke, heat or glare at a 
level exceeding that of ambient conditions. The additional parking spaces should not create a 
nuisance from the emission of odor, dust, gas noise, vibration, smoke, heat, or glare at a level 
exceeding that of ambient conditions.  While parking spaces in excess of those required by the 
ZDC will create an increased paved surface area, and therefore an increase in heat absorption, 
the proposed plan meets the ZDC requirement for a landscape area of 12 percent within the 
parking lot when parking exceeds 125% of the required number.
3.
Contribution to the deterioration of the neighborhood or to the downgrading of property values, the 
proposed use is not in conflict with the goals objectives or policies for rehabilitation, redevelopment 
or conservation as set forth in the city’s adopted plans or General Plan. The use should not 
contribute to the deterioration of the neighborhood or to the downgrading of property values. The 
streets abutting the property do not permit on-street parking, and the provision of parking in excess 
of the ZDC requirement should ensure adequate parking for the business and prevent spillover

PL260024 – MOUNTAIN AMERICA CREDIT UNION 
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May 12, 2026
onto adjacent lots.
4.
Compatibility with existing surrounding structures and uses. The proposed plan, including excess 
parking spaces, is generally compatible with existing development within The Groves commercial 
center.
5.
Adequate control of disruptive behavior both inside and outside the premises which may create a 
nuisance to the surrounding area or general public. The additional surface parking spaces are not 
expected to have issues related to disruptive behavior.
The manner of conduct and the building for the proposed use will not be detrimental to persons 
residing or working in the vicinity, to adjacent property, to the neighborhood, or to the public welfare in 
general, and that the use will be in full conformity to any conditions, requirements or standards 
prescribed therefore by this code. 
Based on the information provided and the above analysis, staff recommends approval of the 
requested Use Permit. This request meets the required criteria and will conform to the conditions.
USE PERMIT CONDITIONS OF APPROVAL:
EACH NUMBERED ITEM IS A CONDITION OF APPROVAL.  THE DECISION-MAKING BODY MAY MODIFY, DELETE OR 
ADD TO THESE CONDITIONS.  
1.
The Use Permit is valid only after a Building Permit has been obtained, the required inspections 
have been completed and a Final Inspection has been passed. As part of the Building Permit 
process, on-site storm water retention may be required to be verified or accomplished on this Site. 
2.
The Use Permit is valid for the site plan submitted within this application, dated March 24, 2026. 
CODE/ORDINANCE REQUIREMENTS:
THE BULLETED ITEMS REFER TO EXISTING CODE OR ORDINANCES THAT PLANNING STAFF OBSERVES ARE 
PERTINENT TO THIS CASE.  THE BULLET ITEMS ARE INCLUDED TO ALERT THE DESIGN TEAM AND ASSIST IN 
OBTAINING A BUILDING PERMIT AND ARE NOT AN EXHAUSTIVE LIST.
TEMPE CITY CODE: Specific requirements of the Tempe City Code are not listed but apply to any 
application. 
ZONING AND DEVELOPMENT CODE: Specific requirements of the Zoning and Development Code 
(ZDC) are not listed as conditions of approval but apply to any application. To avoid unnecessary 
review time and reduce the potential for multiple plan check submittals, become familiar with the ZDC.
USE PERMIT:

The Use Permit approval shall be void if the use is not commenced or if an application for a 
building permit has not been submitted, whichever is applicable, within twelve (12) months after 
the Use Permit is granted or within the time stipulated by the decision-making body.

Section 6-902.B. The decision-making body, upon finding that the applicant has not taken 
corrective actions to resolve issues related to the permit/approval and that a continuation of the 
permit/approval is not in the interest of the public health, safety and general welfare, can revoke 
the permit/approval after providing written notice of its intentions to the holder of the permit.

Any intensification or expansion of use shall require a new Use Permit.

All required Federal, State, County, and Municipal permits, licenses, and clearances shall be 
obtained, or the Use Permit is void.

PL260024 – MOUNTAIN AMERICA CREDIT UNION 
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May 12, 2026
LANDSCAPE: All landscape shall be maintained per the approved landscape plan for the site. 
Property owners are responsible to replace dead or missing plant material and to maintain all parking 
landscape islands, street front trees and ground covers, and perimeter planting materials. Any 
changes to landscape on site would require a minor Development Plan Review.
SITE PLAN REVIEW: Verify all comments by all departments on each Preliminary Site Plan Review. If 
questions arise related to specific comments, they should be directed to the appropriate department, 
and any necessary modifications coordinated with all concerned parties, prior to application for 
building permit.  Construction Documents submitted to the Building Safety Division will be reviewed by 
planning staff to ensure consistency with this Design Review approval prior to issuance of building 
permits.
HISTORY & FACTS:
September 21, 1994 Design Review Board approved the request for The Groves Power Center – 
Phase I pad Building 7 – Kenny Roger’s Roasters (DRB94113), located at 1220 
West Elliot Road.
October 13, 1994
City Council approved a Variance to reduce the rear yard building setback from 
40’ to 20’ for Kenny Roger’s Roasters Restaurant (Lot 3 of The Groves Power 
Center) (SGF-94.94), located at 1220 West Elliot Road.
March 5, 1997
Design Review Board approved the request for Burger King (DRB96420), 
located at 1220 West Elliot Road.
ZONING AND DEVELOPMENT CODE REFERENCE:
Section 3-202, Permitted Uses in Commercial and Mixed-Use Districts
Section 6-308, Use Permit