HomeMy WebLinkAboutJack in the Box CUP
CITY OF MERIDIAN
FINDINGS OF FACT, CONCLUSIONS OF LAW AND
DECISION & ORDER
In the Matter of a Request for a Conditional Use Permit for a Fast Food Restaurant with a
Drive-through Facility in a C-C Zone for a Jack In The Box restaurant.
Case No(s). CUP-04-046
For the City Council Hearing Dates of: December 14, 2004.
A. Findings of Fact
1. Hearing Facts
a. A notice of a public hearing was published for two (2) consecutive weeks prior to
the City Council public hearing, the first publication appearing and written notice
mailed to property owners or purchasers .of record within three hundred feet (300')
of the external boundaries of the property. The notice of public hearing before the
City Council was posted upon the property under consideration more than one week
before said hearing. All other noticing was done consistent with Idaho Code §67-
6509.
The matter was duly considered by the City Council at the December 14, 2004
public hearing. The applicant, affected property owners, and government
subdivisions providing services within the planning jurisdiction of the City of
Meridian were given full opportunity to express comments and submit evidence.
b.
Written and oral testimony was received on this matter, as reflected in the records
of the City Clerk (for written testimony) and in the official meeting minutes (for
oral testimony).
The Planning and Zoning Commission conducted a public hearing and issued a
written recommendation on the subject matter to the City Council.
c.
d.
The City Council heard and took oral and written testimony and duly considered the
evidence and the record in this matter.
2. Process Facts
a.
There has been compliance with all notice and hearing requirements set forth in
Idaho Code §67-6509, 6512, and Meridian City Code §§ 11-15-5 and 11-17-5.
3. Application and Property Facts
a.
In addition to the application and property facts noted in the staff report and the
Planning & Zoning Recommendation for the subject application(s), it is hereby
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
CASE NO(S), CUP-04-046 - PAGE 1 of 4
verified that the property owner of record at the time of issuance of these findings is
Kimball Properties, LP.
4. Required Findings per Zoning and Subdivision Ordinance
a.
See Exhibit E for the findings required for the application.
B. Conclusions of Law
1. The City of Meridian shall exercise the powers conferred upon it by the "Local Land
Use Planning Act of 1975," codified at Chapter 65, Title 67, Idaho Code (LC. §67-
6503).
2. The Meridian City Council takes judicial notice of its Zoning, Subdivision and
Development Ordinances codified at Titles 11 and 12, Meridian City Code, and all
current zoning maps thereof. The City of Meridian has, by ordinance, established the
Impact Area and the Amended Comprehensive Plan of the City of Meridian, which was
adopted August 6, 2002, Resolution No. 02-382 and Maps.
3. The conditions shall be reviewable by the City Council pursuant to Meridian City Code
§ 11-17-9.
4. Due consideration has been given to the comment(s) received from the governmental
subdivisions providing services in the City of Meridian planning jurisdiction.
5. It is found public facilities and services required by the proposed development will not
impose expense upon the public if the attached conditions of approval are imposed.
6. That the City has granted an order of approval in accordance with this Decision, which
shall be signed by the Mayor and City Clerk and then a copy served by the Clerk upon
the applicant, the Planning and Zoning Department, the Public Works Department and
any affected party requesting notice.
7. That this approval is subject to the Legal Description in Exhibit A, the Site Plan as
shown in Exhibit B and the Conditions of Approval in Exhibit C. The conditions are
concluded to be reasonable and the applicant shall meet such requirements as a
condition of approval of the application.
C. Decision and Order
Pursuant to the City Council's authority as provided in Meridian City Code § 12-3-5 and
based upon the above and foregoing Findings of Fact which are herein adopted, it is hereby
ordered that:
1. The applicant's CUP Site Plan is hereby conditionally approved; and
2. The site specific and standard conditions of approval are as shown in Exhibits D.
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
CASE NO(S), CUP-04-046 - PAGE 2 of4
D. Notice of Applicable Time Limits
1. Notice of Eighteen (18) Month Conditional Use Permit Duration
Please take notice that the conditional use permit shall be valid for a maximum period
of eighteen (18) months unless otherwise approved by the council. During this time,
the permit holder must commence the use as permitted in accordance with the
conditions of approval, satisfy the requirements set forth in the conditions of approval,
acquire building permits and commence construction of permanent footings or
structures on or in the ground. In .this context "structures" shall include sewer and
water lines, streets or building construction. The applicant has specified in the
application and to the commission and council a construction schedule and completion
date for the project. If the completion date specified for the project is exceeded, the
conditional use application shall become null and void. However, the applicant may
submit an application for a time extension on the project for city council review. The
application for time extension shall be submitted at least thirty (30) days prior to the
deadline for completion of the project. For projects requiring platting, the final plat
must be recorded within this eighteen (18) month period. For projects with multiple
phases, the eighteen (18) month deadline shall apply to the first phase. In the event that
the development is made in successive contiguous segments or multiple phases, such
phases shall be constructed within successive intervals of one year from the original
date of approval by the council. If the successive phases are not submitted within one
year intervals, the conditional approval of the future phases shall be null and void.
(MCC 11-17-4.B.)
E.
Notice of Final Action and Right to Regulatory Takings Analysis
1. The Applicant is hereby notified that pursuant to Idaho Code 67-8003, the Owner may
request a regulatory taking analysis. Such request must be in writing, and must be filed
with the City Clerk not more than twenty-eight (28) days after the final decision
concerning the matter at issue. A request for a regulatory takings analysis will toll the
time period within which a Petition for Judicial Review may be filed.
2. Please take notice that this is a final action of the governing body of the City of
Meridian, pursuant to Idaho Code § 67-6521 an affected person being a person who has
an interest in real property which may be adversely affected by the issuance or denial of
the conditional use permit approval may within twenty-eight (28) days after the date of
this decision and order seek a judicial review as provided by Chapter 52, Title 67, Idaho
Code.
F. Exhibits
Exhibit A: Legal Description
Exhibit B: Approved Site Plan
Exhibit C: Approved Landscape Plan
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
CASE NO(S), CUP-O4-046 - PAGE 3 of 4
Exhibit D: Conditional Use Permit Conditions of Approval
Exhibit D: Conditional Use Permit Findings
4~ .7ã~tf-1 2.øøS'
By action of the City Council at its regular meeting held on the ~ay of~ ~
COUNCIL MEMBER SHAUN WARDLE
VOTED~
VOTED~
COUNCIL MEMBER CHRISTINE DONNELL
COUNCIL MEMBER CHARLIE ROUNTREE
VOTED á~
COUNCIL MEMBER KEITH BIRD
VOTED-þ
MAYOR TAMMY de WEERD
(TIE BREAKER)
VOTED-
i£..d i1'A~~
ayor Tammy de Weerd
A~I"~'~
Attest: ~'c:JF ~" ~~
¿ ......-;~ '<>-, ' '-
. ~ ~ ~r '() 'i
. . ~'4-. ' ftf-' SEAL 1
Wllham G. Berg, Jr., City lerk ::"I! ' 1'>$
\, 'Io.'~ , ,,<f,oD j
~ ~'fi ~T 1$"\' ~ /'
'\ 0...._-=. ~,~
""'~, . ':..¿II, ' .'P"
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Copy served upon Applicant, The Planning and Zoning Department, Public Works Department and
City Attorney.
By:-:)rt'1 (\Jì\--J,¡ ^ ( \) IV\.
City Clerk's Office
Dated: HO-oc;
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
CASE NO(S), CUP-04-046 - PAGE 4 of 4
EXHIBIT "A"
Legal Description
Jack in the Box
(CUP-04-046)
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PAJ!.ÇELI
Apon:o1 oilaod Iocatod in tho Nonheut Quarter and --'Quart.. of Section 20,
Township 3 Nonb, R.aÐgo ¡ Bast, Boise Mor;cfjan, Ada CounlY, Idaho, t~o ..... b'ina
dopictedònRooord orSurwyNo, 5447.....-<1«1 Iuly2.2001 ulrmrumont No,
101065642, - of Ado. County. Idaho, more parti..latly claerib.,.¡ u follows,
C_ing Bt!!ut NoTth- comnr.fsaid Snclioo20. ofwbioh tho South.." com., of
saidN_Quartcrb.... -00" 14' 45" West, 265L891b:\, tbcncI: along'"'
Northerly Iioo of said N- Qoan.f,
South89'46'11"WoøI, 132$.41 bIn ",.POINT OF eGINNING and 1'0 Notlhwest
com"'oftho,~....!\ of"" -Quater ofsaidSocàon20; _.Iong th.
Wo'lCrJyIioo oiaaid East II.
South 00" 19' n' W.... $5.00 i'œt¡ thaJco along alÙleparallol with and 55,00 00
-horiy oflllhlNortborlylJaoofSoctioo 20,
_89'4e18"Eut 1273,491i>atto a JIOÌnt 55,00 featW_lyofthoEaslcrly líno of
saidN- Quar\w....... alOl18 a limo 55,00 fut WostIrrIyofaudp..all,1 with ,aid
EastotIylin..
s."",oo' (4'4S"Woøt, S!l4.66fè.t, thoo",
North 89' 51!' 06" East, S',DO fut 10 a point on the _ly I... of ,:rid NorIn"",,'
Quartat¡ -. aIoøa said Iina
South 00" 14'4Ii"WoøI, :iOœ.07fut 10 the So_o.""", ofaald Nœtb.1iat Quartor¡
th.... along tho EulBrly Hoo of lb. So""", QLIItI1er ofHið Soot!on 20
SouthOO'OO'OI"WeIf,l!16.19ro.t;-
North 68' 20'OP" Woet26.110Jloollo tho Northoaat co..".fLol34, lIIocl< 4 ofTbo"..nd
SprIap Subdimioo No, 1 u shown on the offio;al plat -....rðed in Book 71 at
"- 824g tIuou¡b 8249, Ada County Rooorðs; Iho.eu.."1 tho Northerly boundery of
said Subdivi~o. tho folIowing-.s:
North 61' 20'09" Wesl3:¡g.Jllioottothebo¡¡ùmin¡¡ of. '_mo: 'bc:nc.
Along laid curve to the loftu.q. rac j..of250,OO Ib:\, on en: loogthof222.JJ foe,.
o""'¡ engIeoi50" 57' 18', "doohonlbcrtriDg..dcü""'ceoiSo.lh8~'1I' 12" West,
215,01 Jbct; -....., ÍIDDI $lid curv.
Sooth 60" 42' 33" WI5\, 121.50 fut 10 the beginning of 0 -, curv.ò thence
Along$aid curve... tho loft ba¥itt8:a rodi.. of200.00 Ib:\, an arc IJm ¡th of 116,45 rnet, .
ocoIl-le"peenJ' 21'06",- -- -II!! IU1ð cü_coofSo1 l/¡ 77" 23' 21" Wos1.
114.8Ilõat;tboo",,"-ltoo1oaiðcurvo
North 85" SS' S("W,"" SUl1 m¡IQI11.W.otcrlyJino ofthc&.t lIorthe So""'....
Qu- of ,aid Sect.. 20; -""""ng"';d Subdivi8lo.lllioo, aJoøø laid Wes,.dy lioe
- 00" 11'26" East, 118.03 IèottD IR' Soothwost comer ofthoEut lIoftheNOrtbeas'
Quartc,ofsaid Seotion 20; -'!caø"" Southerly linn oftl¡,o Wen! ¡¡of the
N<>r1!I_Q"1fIer
South S9" 54' 44" Wen!, 84.0111:ct; tboo", lcavins ,a;d Iin,
N""" 01' 42' 52'1Wf.2649,7S Iòetrol11, NortIrorly IineoflboNm1hest Qu....",i,aid
Scct1on20; """'along"¡d Ii..
NOrth S9" 46' 17" 1Iut, 20,lalòettotb. POINT OF BEGINNING.
PAGE '6
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PARCELl
A p"".lon.... Joçuoc in "'" SoU!hw", Quane. or- lJ, roWUðhip 3 North,
Ronge 1 Wost, Boi'.'M*!4i..., A<i& Coumy, Idaho, the..... bo;1'8 d.,,;«'" on Rocord
orSlln'oyNo, 144Ii..-JuI I2,20Dl..lnstnlDloDtNo, JOll)(jlIl43,Roco'dsofAda
COUDty, Idaho, """" particularly described.. folio...:
IIcl!Ì""ÌOI at"'" -..... oomer of SIIid Seuthw.., Qumor, or..ttich lb. Soulhw",
oomerohaidScu_Q'lIrICI'besrsSou1h 00' OO'l6"Bast, 21i'1.31 r..~ Ih.nceaJong
the NonhcrlY line of - Quancr and Ih. $oulbcrly Bouadory line ofl'he Landing
SUbdivision No. 1", - on the 01!i<iaJ plat th....r....- in 8001< 69," Pages
1085 through 7085, Aå ¡ Co- Racorda; Ihcnœ
North 89" 19' 42' Bast, 1326,84 feotlo tI1eNorthcaot ..."..-ørllleNonhw.., Quorteror
said Soatbwasl Quumr, tbouco
Soutil 00' 01'40" I!asI, 1326,16 feet to the Nortberly riþ..r....ylioo ofInl"""t<
Hip.yNo, 84 ..........f'aden¡ Aid Project No, ¡-IION-I (12)31 on file.. the
ol!icesoftbeIdabøTI8IDp_Depadmant,B.....ldabo, 1h_.long soid ,;pl..,f-
way line
NOIth89" 53' 51" Weat, lJ21.32li:ctto IIu: Wcs1ctly liru:ofsaltlSou1hwestQueru:r;
th........¡saltIW..lCriylJoo
NOIth 00" 00' 26' Wear, 1323,10 foot to !he POINT OI! BEGINNING,
PAæ 0'
.' G
EXHIBIT "B"
Site Plan
Jack in the Box
(CUP-04-046)
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EXHIBIT "C"
Landscape Plan
Jack in the Box
(CUP-04-046)
EXHffiIT "D"
Conditions of Approval
Jack in the Box
(CUP-04-046)
P&Z/PUBLIC WORKS CONDITIONS OF APPROVAL
1. This Conditional Use Permit shall be subject to all applicable conditions of
approval from the El Dorado Business Campus (AZ-01-018, CUP-OI-037, PP-Ol-
020) and Bonito Subdivision (FP-03-01O),
2,
The existing lot lines shall be modified through the lot line adjustment process
and recorded, providing a legal lot to the applicant in the shape shown on the site
plan, prior to issuance of a Certificate of Zoning Compliance (CZC),
3,
Prior to issuance of a CZC, the applicant shall submit a copy of a recorded cross-
access agreement with reconfigured Lot 2, Block 4,
4,
The following addition to the landscape plan is required:
. Add a planter island in the middle of the row of 25 parking spaces near
the eastern property boundary, creating two (2) sections of twelve (12)
spaces each,
5.
This conditional use permit shall be subject to the expiration provisions set forth
inMCC 11-17-4,B,
6.
All parking stalls, drive aisles and drive-thru lanes shall be constructed per the
dimensions depicted on the submitted site plans and MCC,
7,
All parking and drive aisles shall be paved for all uses, in compliance with the
submitted plans, Handicap parking spaces shall be signed and striped in
compliance with Federal accessibility guidelines.
8,
Sanitary sewer and water service shall be from service lines currently installed
adjacent to the property,
9,
All exterior lighting, whether attached to the building or located within the
parking lot, shall be down-shielded or otherwise altered so that the light does not
spill over onto adjacent properties or right-of-way, All parking lot lighting shall
be in accordance with Ordinance 11-13-4C,
10,
All signage shall be in accordance with the standards set forth in this report and
Section 11-14 of the City Zoning and Development Ordinance, All signage is
subject to review and shall require separate permits,
13,
14,
11.
All construction and site improvements shall conform to the requirements of the
Americans with Disabilities Act and the adopted building and fire codes,
12,
A drainage plan designed by a State of Idaho licensed architect or engineer is
required and shall be submitted to the City Engineer (Ord, 557, 10-1-91) for all
off-street parking areas, Storm water treatment and disposal must be designed in
accordance with Department of Environmental Quality 1997 publication Catalog
of Stonn Water Best Management Practices for Idaho Cities and Counties and
City of Meridian standards and policies, Off-site disposal into surface water is
prohibited unless the jurisdiction which has authority over the receiving stream
provides written authorization prior to development plan approval. The applicant
is responsible for filing all necessary applications with the Idaho Department of
Water Resources regarding Shallow Injection Wells,
Any drainage areas (detention/retention basins) must be designed to ensure that
water will percolate or discharge within a period of time not to exceed 24 hours
for all storms up to and including a 100-year storm event.
Certificate of Occupancy: All required improvements must be complete prior to
obtaining a Certificate of Occupancy for the proposed development. A temporary
Certificate of Occupancy may be obtained by providing surety to the City in the
form of a letter of credit or cash in the amount of 110% of the cost of the required
improvements (including paving, striping, landscaping, and irrigation), A bid
must accompany any request for temporary occupancy,
OTHER AGENCY COMMENTS/CONDITIONS
FIRE DEPARTMENT
1, Final Approval of the fire hydrant locations shall be by the Meridian Fire
Department.
a, Fire Hydrants shall have the 4 y," outlet face the main street or parking lot
aisle,
b, The Fire hydrant shall not face a street which does not have addresses on
it.
c, Fire hydrant markers shall be provided per Public Works spec,
d, Locations with fire hydrants shall have the curb painted red 10' to each
side ofthe hydrant location,
e, Fire Hydrants shall be placed on corners.
f, Fire hydrants shall not have any vertical obstructions to outlets within 10',
2, All entrance and internal roads shall have a turning radius of 28' inside and 48'
outside radius,
3, Provide a 20' wide Fire Lane for all internal & external roadways.
4, Operational fire hydrants and temporary or permanent street signs are required
before combustible construction begins,
5. Fire lanes and streets shall have a vertical clearance of 13 '6", This includes the
fuel canopy and all landscaping,
6, Provide a Knoxbox entry system for the complex,
7, All processes & storage practices shall be required to comply with the
International Fire Code, including, but not limited to, Chapters 22, 27, and 34,
8, Provide exterior egress lighting as required by the International Building & Fire
Codes,
9, No Parking signs and painted curbs will be required for all Fire Lanes,
SANITARY SERVICES
1. Please contact Bill Gregory at SSC (888-3999) for detailed review of your
proposal and submit stamped (approved) plans with your certificate of zoning
compliance application,
PARKS DEPARTMENT
1. The Parks Department has no concerns with the site design as submitted with the
application,
ACHD CONDITIONS OF APPROVAL
1, On January 16, 2002, the Ada County Highway District Commissioners acted on
Eldorado/Bonito Subdivision, The conditions and requirements also apply to
MCUP-04-046,
2, If you have any questions or concerns please feel free to contact this office at
(208) 387-6174,
CENTRAL DISTRICT HEALTH CONDITIONS OF APPROVAL
1, We will require plans to be submitted for a plan review for any food
establishment.
IRRIGATION DISTRICT CONDITIONS OF APPROVAL
1, If all storm drainage is retained on site there will be no impact on Nampa &
Meridian Irrigation District and no further review will be required, However, if
any surface drainage leaves the site, the Nampa & Meridian Irrigation District
requires a Land Use Change Application be filed for review prior to final platting,
Please contact Donna Moore at 466-7861 for further information,
2,
All laterals and waste ways must be protected,
3,
The developer must comply with Idaho Code 31-3805,
4,
It is recommended that irrigation water be made available to all developments
within the Nampa & Meridian Irrigation District.
EXHIBIT "E"
Conditional Use Permit Findings
Jack in the Box
(CUP-04-046)
STANDARDS FOR CONDITIONAL USES
The Commission and Council shall review the particular facts and circumstances of
each proposed conditional use in terms of the following, and may approve a
conditional use permit if they shall fmd evidence presented at the hearing(s) is
adequate to establish (11-17-3):
A.
That the site is large enough to accommodate the proposed use and all yards,
open spaces, parking, landscaping and other features as may be required by
this ordinance;
Parking:
The submitted plan depicts 48 on-site parking stalls, MCC 11-13-5(B)(2) requires
both retail uses and restaurants to provide parking at the rate of one space per 200
s,f, of gross floor area, The proposed restaurant/convenience store (4,854 s,f,)
requires 24 parking spaces; 50 on-site spaces are proposed-more than double the
number required,
LandscaDing:
The required landscape street buffers along Eagle Road and East Goldstone Drive
were completed as part of the El Dorado Business Campus, The applicant has
proposed perimeter parking landscaping where required by MCC 12-13-11-2,
Staff finds that the subject property, as depicted, is large enough to accommodate
the required open spaces, parking, landscaping and other features required by the
ordinance, Staff notes that the site is about 150 feet smaller than the platted lot
lines of Lot 3, Block 4, Bonito Subdivision, A lot line adjustment is proposed to
be completed with the City and must be recorded prior to issuance of a Certificate
of Zoning Compliance,
B.
That the proposed use and development plan will be harmonious with the
Meridian Comprehensive Plan and in accordance with the requirements of
this Ordinance;
The Comprehensive Plan Land Use Map designates the property as "Mixed
Use--Regional" and it is currently zoned C-C, Mixed Use--Regional allows for
restaurants, drive-through facilities, and automobile service stations (see
Comprehensive Plan, p. 98), Ordinance 11-8-1, Schedule of Use Control, allows
for drive-in establishments and automobile service stations through the
conditional use process in the C-C zone, The Development Agreement for the
D.
subdivision also allows for drive-through projects through the conditional use
process, The Development Agreement for the subdivision allows for automobile
service stations as a permitted use, eliminating the need for a Conditional Use
Permit for the proposed fuel pumps, Staff finds that the requested uses are in
compliance with the approved Future Land Use Map and that if approved as a
CUP the project will be in compliance with the MCC and Development
Agreement.
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;
The abutting properties to the north, south, and west are part of El Dorado
Business Campus and are intended for development of a similar nature,
Properties across Eagle Road to the east are in Silverstone and are also being
developed in a similar fashion, The Comprehensive Plan shows that the future
intended land use of the area is Mixed Use---Regional. Therefore, staff finds that
the proposed development will not adversely change the existing or intended
character of the general vicinity, The decision to change the character of the area
was already made with the approval of El Dorado Business Campus and Bonito
Subdivision,
That the proposed use, if it complies with all conditions of the approval
imposed, will not adversely affect other property in the vicinity;
The adjoining properties to the north and south are owned by the same property
owner that has consented to submittal of this application, Therefore, staff does
not anticipate that the proposed use will adversely affect adjacent properties, The
Commission and Council should rely upon public testimony 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, street, police, and fIre protection, drainage
structures, refuse disposal, water, sewer or that the person responsible for
the establishment of proposed conditional use shall be able to provide
adequately any such services;
The project has vehicular access from East Goldstone Drive via previously
approved curb cuts for Bonito, Storm drainage for the site will tie into the
business development's existing storm drainage system, ACHD approved the
proposed project with no new conditions, except to comply with the conditions
already placed on the subdivision, Water and sanitary sewer service to the project
is readily available to the site via mains installed as part of the subdivision
improvements.
H.
I.
F.
That the proposed use will not create excessive additional requirements at
public cost for public facilities and services and will not be detrimental to the
economic welfare of the community;
If approved, the developer will finance the extension of sewer, water, utilities and
pressurized irrigation to serve the project. The primary public costs to serve the
future residents will be fire and police services, 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 general welfare by reason of excessive production of
traffic, noise, smoke, fumes, glare or odors;
No new trip generation estimates were provided by ACHD, since estimates for the
entire subdivision were approved previously when it was subdivided, The
approved subdivision plans anticipate up to 8,262 additional vehicle trips per day
for the entire El Dorado Business campus; the proposed project is only a fraction
of the pre-approved ultimate traffic volume, Staff finds that no excessive traffic,
smoke, fumes, glare or odors will result from the proposed use,
That the proposed use will have vehicular approaches to the property which
shall be so designed as not to create an interference with traffic on
surrounding public streets;
All vehicular approaches were previously approved with Bonito Subdivision,
Staff finds that the proposed use will not create significant interference with
traffic on the surrounding public streets, Please refer to ACHD comments for
additional detail on this issue, ACHD will not prepare a separate site-specific
report for the proposed project and instead have simply required the project to
comply with conditions of approval already placed on the subdivision as a whole,
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 no natural or scenic feature will be lost, damaged or destroyed by
issuance of this conditional use, Staff has not identified any natural or scenic
features on the site,