HomeMy WebLinkAboutPZ - Staff ReportSTAFF REPORT
COMMUNITY DEVELOPMENT DEPARTMENT
HEARING 4/4/2019
DATE:
TO: Planning & Zoning Commission
FROM: Stephanie Leonard, Associate Planner
208-884-5533
Bruce Freckleton, Development
Services Manager
208-887-2211
SUBJECT: H-2019-0026
Cable One OTN Building at McMillan
LOCATION: 2350 W. McMillan Rd., in the SE I/4 of
Section 26, Township 4N. Range 1W.
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A conditional use permit to construct an Optical Transport Network (OTN) building for high-speed
internet and cable in the L -O zoning district as required by the development agreement for the site.
II. SUMMARY OF REPORT
A. Project Summary
Acreage
Future Land Use Designation
Existing Land Use
Proposed Land Use(s)
Current Zoning
Neighborhood meeting date; # of
attendees:
History (previous approvals)
Details
5.11
Office
2 single-family residences, excavation company/contractor's
yard, accessory buildings
Optic Transport Network building for internet service
L -O
February 20, 2018; 5 attendees
AZ -03-013, DA Inst. No. 103181095; PP -03-014; CUP -03-
028
Page 1
B. Community Metrics
Description Details Page
Ada County Highway District
• Staff report (yes/no) No
• Requires ACHD
Commission Action
Access (Arterial/Collectors/State
Hwy/Local)(Existing and Proposed)
Traffic Level of Service
Stub Street/Interconnectivity/Cross
Access
Existing Road Network
Existing Arterial Sidewalks /
Buffers
Wastewater
Access exists via W. McMillan Rd. (arterial)
Stub street located at northwest part of site to existing single-
family residential subdivision (Fulfer Sub. No. 4)
No sidewalk or landscape buffer along W. McMillan Road
(arterial); Staff is recommending the applicant install a 25 -
foot landscape buffer and 5 -foot detached sidewalk
• Distance to Sewer Services
+/- 115 Ft. to west side of overall parcel
• Sewer Shed
White Drain Trunkshed
• Estimated Project Sewer
See Application Info.
ERU's
• WRRF Declining Balance
13.63
• Project Consistent with
Yes
WW Master Plan/Facility
Plan
None
• Impacts/Concerns Sanitary sewer will need to be extended east along the
frontage of the overall parcel.
Water
• Distance to Water Services
0 Ft.
• Pressure Zone
2
• Estimated Project Water
See Application Info.
ERU's
• Water Quality Concerns
None
• Project Consistent with
Yes
Water Master Plan
• Imnacts/Concerns
None
Page 2
2
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• � 1 N I21 J P � -
D. Representative:
David Blodgett, Rudeen Architects
199 N. Capitol Blvd. Ste. 602
Boise, ID 83702
IV. NOTICING
Newspaper Notification
Radius notification mailed to
properties within 300 feet
Radius notification published on
Nextdoor posting
V. STAFF ANALYSIS
Planning & Zoning
Posting Date
3/15/2019
3/12/2019
3/21/2019
3/12/2019
In 2003, this property was annexed and entered into a development agreement (AZ -03-013, DA Inst.
No. 103181095) and was preliminary platted (PP -03-014) as part of the Kelly Creek Subdivision. The
preliminary plat consisted of 214 residential lots, 10 office lots, 4 commercial lots and 15 common
lots on 79.77 acres. The property also received Conditional Use Permit approval for a Planned
Development (CUP 03-028) to allow for a 20% land use exception to allow office and commercial
uses and to allow for variations to development standards at the time, including reduced lot size,
reduced frontages, and to exceed block length requirements. A provision of the DA requires CUP
approval prior to any development occurring on the site.
The commercial and office portions of the development were conceptually approved with the original
CUP and were shown as single lots for each proposed area. The conceptual layout allowed for 214
single family dwelling lots and was approved as submitted to the Council at their August 5, 2003
meeting with the understanding that the applicant would be required to provide a detailed plat for the
office and commercial portions (see Exhibit VII. C).
The subject site has not received any subsequent approvals since the original annexation, CUP and
preliminary plat approval in 2003. The site has not redeveloped and is currently being used for single
family residential and as a contractor's yard for an excavating company, both of which are non-
conforming uses in the L -O zoning district. The site has not been hooked up to City services and
utilities as required in the recorded development agreement. Because this is the first development
application on the property since its annexation in 2003, the property has not been improved with
detached sidewalk or the required landscape buffers along W. McMillan Rd. The site currently
accesses W. McMillan Rd. via one (1) approximately 60 -foot drive aisle and via approximately 280 -
feet of unimproved road since curb, gutter and sidewalk do not currently exist.
A. Future Land Use Map Designation (https://www.meridiancity.or /g compplan)
The Comprehensive Plan Future Land Use Map (FLUM) designates this site as Office. The purpose of
areas designated as Office is to provide opportunities for low -impact business areas. These uses include
offices, technology and resource centers; ancillary commercial uses may be considered (particularly
within research and development centers or technological parks). The applicant is proposing to
construct a pre-engineered building to house fiber optic equipment for high-speed internet to increase
the connectivity and speed of services to residences and businesses in the area, consistent with the
intent of the Office FL UM designation.
Page 4
B. Comprehensive Plan Policies(https://www.meridianciiy.orglcompplan):
"Require the improving and maintaining of landscaping along public rights-of-way and
landscaping of dedicated but unimproved rights-of-way strips." (3.03.02P)
"Pursue sidewalk construction for existing substandard streets." (3.03.02D)
"Restrict private curb cuts and access points on collectors and arterial streets." (3.06.02D)
"Require appropriate landscaping and buffers along transportation corridor (setback, vegetation,
low walls, berms, etc.)." (3.06.02F)
C. Existing Structures/Site Improvements:
The site currently has approximately eight (8) existing structures that were constructed in Ada
County. The structures appear to be used as single-family residences, ancillary storage, and
buildings associated with the excavation company on the site. There are also various trailers,
trucks and vehicles associated with the commercial operation that access and are stored on the
site. The current structures and use of the site appear to be a mix of single family residences, a
contractor's yard, and outdoor storage. The single-family residences and contactor's yard are
non -conforming and prohibited uses in the L -O zoning district; outdoor storage is permitted in
accord with the standards in UDC 11-3A-14. The non -conforming uses were developed before the
property was annexed into the City and have been operating since the site has not redeveloped.
However, in accord with UDC 11-1B-4, the non -conforming uses should cease to exist with the
development of the proposed facility. The applicant may submit a CUP application if they wish to
request to continue the non -conforming uses with the approval of the Planning and Zoning
Commission. Additionally, the concept plan approved with the original CUP in 2003 differs from
the current and proposed development of the site, if the applicant wishes to request the non-
conforming uses remain, they need to amend the concept plan associated with the CUP (see
exhibit VII. Q. Staff recommends the applicant cease use of non -conforming structures and
uses (i. e. the single-family residences and contractor's yard) if the subject application is
approved.
D. Proposed Use Analysis:
The applicant proposes to construct a fiber optical equipment building for the expansion of high-
speed internet services to the surrounding area and adjacent neighborhoods. The applicant proposes
to lease .023 acres (993 square feet) of the site from the property owner and plans to enclose the
pre-engineered building with 6 -foot vinyl privacy fence. This use is considered an information
industry use and is subject to the specific use standards listed below.
E. Specific Use Standards (UDC 11-4-3):
The proposed use is subject to the specific use standards listed in:
UDC 11-4-3-24, Industry, Information:
A. The following adverse effects shall be mitigated through setbacks, buffers, sound attenuation
and/or hours of operation:
Noise, odor, or vibrations; or direct or reflected glare detectable by the human senses
without the aid of instruments. The applicant is proposing to enclose all fiber optic
equipment and support facilities in a pre-engineered building with six foot fence to screen
the building. There will be a generator located within the building that has been selected
based on its quiet performance and compatibility with residential uses. There will not be
any noticeable noise, odor, vibrations, or glare related to the proposed use.
Page 5
2. Any other emission or radiation that endangers human health, results in damages to
vegetation or property or which exceed health and safety standards. The proposed building
will not emit radiation or any other product that might endanger human health, damage
vegetation or property.
B. The application materials shall include written statement that the proposed facility meets any
applicable federal, state, or local standards regarding such use, including, but not limited to,
those of the U.S. environmental protection agency, the U.S. department of agriculture,
Central district health department, Ada County air quality board and Idaho department of
water resources. (Ord. 05-1170, 8-30-2005, eff. 9-15-2005). The applicant shall submit
information regarding the specific use standards in the narrative for the CZC and DES
application, if applicable.
F. Dimensional Standards (UDC I1-2):
Development of the site should be consistent with the dimensional standards listed in UDC Table
11-2B-3 for the L -O zoning district.
G. Access (UDC 11 -3A -3,11-3H-4):
The site currently accesses W. McMillan Rd. via one (1) approximately 60 -foot drive aisle and
via approximately 280 -feet of unimproved road without curb, gutter or sidewalk. A stub street at
the northwestern corner of the site was included with the preliminary plat and was constructed
with the Kelly Creek Subdivision. In accord with UDC 11-3A-3 and Comprehensive Plan Action
Item #3.06.02D, access via an arterial road shall be limited. Kelly Creek Subdivision was platted
and constructed with a stub street provided to the subject property with the intent to establish
cross -access to alleviate access to McMillan. The concept plan approved with the original CUP
depicts a single access point to the site via W. McMillan. Staff recommends the applicant be
required to decrease the width of their existing access point to W. McMillan Rd. to 25 feet and
establish cross -access via the stub street to the north. The proposed Cable One building shall be
accessed via the stub street to the north of the site. All drive aisles within the site and to the stub
street shall be improved with a dustless material including, but not limited to: asphalt, concrete,
pavers or bricks. The approximately 280 feet of street frontage currently used as an access shall
be improved with five foot detached sidewalk and a 2S foot landscape buffer, an extra curb cut
along this frontage shall not be permitted.
H. Sidewalks (UDC 11-3A-17):
Five-foot detached sidewalk is required along arterial roads in accord with UDC 11-3A-17 and
Comprehensive Plan Action Item 3.03.02D, "Pursue sidewalk construction for existing
substandard streets." Staff recommends a five foot wide detached sidewalk be installed adjacent
to the approximately 650 foot frontage along W. McMillan Rd. in accord with the aforementioned
standards.
I. Landscaping (UDC 11-3B):
Approximately 250 -feet of the 650 -feet street frontage along W. McMillan Rd. does contain
vegetative groundcover. The applicant shall be required to install 25 feet of landscaping with
five-foot detached sidewalk along W. McMillan Rd. in accord with UDC Table 11-2B-3 and
Comprehensive Plan Action Items #3.03.02P and 3.06.02E Landscaping shall be installed in
accord with the standards in UDC 11-3B-7.
The current L -O zoning designation and the commercial use of the site typically require that a
landscape buffer be installed adjacent to residential uses. This site abuts ten (10) single-family
residences within the Fulfer Subdivision to the south and three (3) single-family residences to the
east. Staff recommends that a minimum 20 foot landscape buffer landscaped in accord with the
Page 6
standards in UDC 11-3B-9, a revision to the site/landscape plan shall be submitted with the CZC
and DES application.
J. Fencing (UDC 11-3A-7):
The applicant is proposing to install a 6 -foot vinyl fence for privacy and security of the proposed
facility, in accord with UDC standards.
K. Utilities (UDC 11-3A-21):
A domestic water mainline intended to provide service to the overall parcel, currently exists in W.
McMillan Road, and in the N. Lolo Pass Way stub street along the north boundary. Sanitary
sewer will need to be extended in W. McMillan Road, from its current location at the intersection
of N. Goddard Creek Way and W. McMillan Road, along the frontage of the overall parcel.
L. Certificate of Zoning Compliance (CZC) and Design Review (DES)
If approved, the applicant will be required to obtain CZC and DES approval to establish the use
on the site and to ensure all site improvements comply with the provisions of the UDC and the
conditions in this report prior to construction, in accord with UDC 11-5B-1.
VI. DECISION
A. Staff:
The proposed project is conditioned to comply with the applicable development standards in
the UDC and applicable policies within the Comprehensive Plan. Based on the aforementioned
analysis, staff recommends approval of the subject CUP application with the conditions in
Section VIII.
Page 7
VII. EXHIBITS
A. Site Plan (date: 2/25/2019)
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B. Building Elevations and Renderings (date: 2/25/2019)
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C. CUP/PD-G Concept Plan
Item # 19: Kelly Creek Subdivision — Request for a Conditional
Use Permit for a Planned Unit Development for 216 residential
units, 34,200 square feet for office uses and 35,790 square feet
for commercial uses
a
Kelly Creek L-0 Zane
Page 10
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1. PLANNING DIVISION
1.1 The applicant shall comply with all conditions of previous approvals (AZ -03-013, DA Inst. No.
103181095; PP -03-014; CUP -03-028).
1.2 The site plan, dated 2/25/19, included in Exhibit VILA shall be revised as follows:
a. Add five-foot detached sidewalk and curbing and 25 -feet of landscaping adjacent to frontage
along W. McMillan Rd.
b. A minimum twenty -foot landscape buffer landscaped in accord with the standards in UDC
11-313-9 adjacent to residential uses to the north and east.
c. Access to the proposed building shall be via the northern stub street only. A single access
point to W. McMillan Rd. is permitted per the approved concept plan with the original CUP.
The existing access point shall be decreased in width to 25 -feet.
1.3 The non -conforming uses (single-family residences and contractor's yard) on the site shall cease
should the subject application be approved, or the applicant shall submit a CUP application to
request the non -conforming residential and contractor's yard uses to continue.
a. If a CUP is processed to allow the non -conforming uses (single-family residences and
contractor's yard) to remain on the property, the existing homes and any other existing
structures shall be required to connect to City services and abandon existing well and/or
septic per the recorded development agreement; and
b. The driveway to the existing residential and accessory structures is required to be
constructed with a dustless material including but not limited to asphalt, concrete, pavers,
bricks, or recycled asphalt in accord with UDC 11 -3C -5B.
1.4 The site plan submitted with this application is not approved, as it is not consistent with the
conceptual plan approved with the original CUP (see exhibit VII. Q. The applicant shall submit a
CUP application to amend the concept plan as approved with the original CUP.
1.5 The applicant is required to submit a Certificate of Zoning Compliance application for approval
of the proposed use and site layout from the Planning Division prior to submittal of a building
permit application.
1.6 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 Architectural Standards Manual. The future structure shall comply with commercial
architectural design standards due to the type of use. Dimensional standards shall comply
with UDC table 11-213-3, limited office district (L -O).
1.7 The applicant shall comply with the Specific Use Standards for Industry, Information in UDC 11-
4-3-24. The applicant shall submit information regarding item B in the specific use standards as
described in Section V.E above.
1.8 The applicant shall comply with the Outdoor Storage as an Accessory Use standards in UDC 11-
3A-14.
1.9 Staff's failure to cite specific ordinance provisions or terms of the approved conditional use does
not relieve the applicant of responsibility for compliance.
1.10 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
Page 11
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 -5B -6F.
1.11 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.
1.12 The applicant shall comply with the outdoor lighting standards shown in UDC 11-3A-11.
2. PUBLIC WORKS DEPARTMENT
2.1 Site Specific Conditions of Approval
2.1.1 A domestic water mainline intended to provide service to the overall parcel, currently exists in W.
McMillan Road, and in the N. Lolo Pass Way stub street along the north boundary.
2.1.2 Sanitary sewer will need to be extended in W. McMillan Road, from its current location at the
intersection of N. Goddard Creek Way and W. McMillan Road, along the overall frontage of the
overall parcel.
2.1.3 Sanitary sewer and water services for the overall parcel are or can be made available to the
overall parcel, however no new connections are being proposed with this application.
2.1.2 A street light plan will need to be included in the building permit application. Street light plan
requirements are listed in section 6-7 of the City's Design Standards.
2.2 General Conditions of Approval
2.2.1 Applicant shall coordinate water and sewer main size and routing with the Public Works
Department, and execute standard forms of easements for any mains that are required to provide
service outside of a public right-of-way. Minimum cover over sewer mains is three feet, if cover
from top of pipe to sub -grade is less than three feet than alternate materials shall be used in
conformance of City of Meridian Public Works Departments Standard Specifications.
2.2.2 Per Meridian City Code (MCC), the applicant shall be responsible to install sewer and water
mains to and through this development. Applicant may be eligible for a reimbursement
agreement for infrastructure enhancement per MCC 8-6-5.
2.2.3 The applicant shall provide easement(s) for all public water/sewer mains outside of public right of
way (include all water services and hydrants). The easement widths shall be 20 -feet wide for a
single utility, or 30 -feet wide for two. The easements shall not be dedicated via the plat, but
rather dedicated outside the plat process using the City of Meridian's standard forms. The
easement shall be graphically depicted on the plat for reference purposes. Submit an executed
easement (on the form available from Public Works), a legal description prepared by an Idaho
Licensed Professional Land Surveyor, which must include the area of the easement (marked
EXHIBIT A) and an 81/2" x 11" map with bearings and distances (marked EXHIBIT B) for
review. Both exhibits must be sealed, signed and dated by a Professional Land Surveyor. DO
NOT RECORD. Add a note to the plat referencing this document. All easements must be
submitted, reviewed, and approved prior to development plan approval.
2.2.4 The City of Meridian requires that pressurized irrigation systems be supplied by a year-round
source of water (MCC 12-13-8.3). The applicant should be required to use any existing surface or
well water for the primary source. If a surface or well source is not available, a single -point
connection to the culinary water system shall be required. If a single -point connection is utilized,
the developer will be responsible for the payment of assessments for the common areas prior to
prior to receiving development plan approval.
Page 12
2.2.5 All existing structures that are required to be removed shall be prior to signature on the final plat
by the City Engineer. Any structures that are allowed to remain shall be subject to evaluation and
possible reassignment of street addressing to be in compliance with MCC.
2.2.6 All irrigation ditches, canals, laterals, or drains, exclusive of natural waterways, intersecting,
crossing or laying adjacent and contiguous to the area being subdivided shall be addressed per
UDC 11-3A-6. In performing such work, the applicant shall comply with Idaho Code 42-1207
and any other applicable law or regulation.
2.2.7 Any existing domestic well system within this project shall be removed from domestic service per
City Ordinance Section 9-1-4 and 9 4 8 contact the City of Meridian Engineering Department at
(208)898-5500 for inspections of disconnection of services. Wells may be used for non-domestic
purposes such as landscape irrigation if approved by Idaho Department of Water Resources
Contact Robert B. Whitney at (208)334-2190.
2.2.8 Any existing septic systems within this project shall be removed from service per City Ordinance
Section 9-1-4 and 9 4 8. Contact Central District Health for abandonment procedures and
inspections (208)375-5211.
2.2.9 Street signs are to be in place, sanitary sewer and water system shall be approved and activated,
road base approved by the Ada County Highway District and the Final Plat for this subdivision
shall be recorded, prior to applying for building permits.
2.2.10 A letter of credit or cash surety in the amount of 110% will be required for all uncompleted
fencing, landscaping, amenities, etc., prior to signature on the final plat.
2.2.11 All improvements related to public life, safety and health shall be completed prior to occupancy
of the structures. Where approved by the City Engineer, an owner may post a performance surety
for such improvements in order to obtain City Engineer signature on the final plat as set forth in
UDC 11 -5C -3B.
2.2.12 Applicant shall be required to pay Public Works development plan review, and construction
inspection fees, as determined during the plan review process, prior to the issuance of a plan
approval letter.
2.2.13 It shall be the responsibility of the applicant to ensure that all development features comply with
the Americans with Disabilities Act and the Fair Housing Act.
2.2.14 Applicant shall be responsible for application and compliance with any Section 404 Permitting
that may be required by the Army Corps of Engineers.
2.2.15 Developer shall coordinate mailbox locations with the Meridian Post Office.
2.2.16 All grading of the site shall be performed in conformance with MCC 11-12-3H.
2.2.17 Compaction test results shall be submitted to the Meridian Building Department for all building
pads receiving engineered backfill, where footing would sit atop fill material.
2.2.18 The design engineer shall be required to certify that the street centerline elevations are set a
minimum of 3 -feet above the highest established peak groundwater elevation. This is to ensure
that the bottom elevation of the crawl spaces of homes is at least 1 -foot above.
2.2.19 The applicants design engineer shall be responsible for inspection of all irrigation and/or
drainage facility within this project that do not fall under the jurisdiction of an irrigation district
or ACHD. The design engineer shall provide certification that the facilities have been installed in
accordance with the approved design plans. This certification will be required before a certificate
of occupancy is issued for any structures within the project.
Page 13
2.2.20 At the completion of the project, the applicant shall be responsible to submit record drawings per
the City of Meridian AutoCAD standards. These record drawings must be received and approved
prior to the issuance of a certification of occupancy for any structures within the project.
2.2.21 A street light plan will need to be included in the civil construction plans. Street light plan
requirements are listed in section 6-5 of the Improvement Standards for Street Lighting. A copy
of the standards can be found at http://www.meridiancity.org/public_works.aspx?id=272.
2.2.22 The City of Meridian requires that the owner post to the City a performance surety in the amount
of 125% of the total construction cost for all incomplete sewer, water and reuse infrastructure
prior to final plat signature. This surety will be verified by a line item cost estimate provided by
the owner to the City. The surety can be posted in the form of an irrevocable letter of credit, cash
deposit or bond. Applicant must file an application for surety, which can be found on the
Community Development Department website. Please contact Land Development Service for
more information at 887-2211.
2.2.23 The City of Meridian requires that the owner post to the City a warranty surety in the amount of
20% of the total construction cost for all completed sewer, water and reuse infrastructure for
duration of two years. This surety will be verified by a line item cost estimate provided by the
owner to the City. The surety can be posted in the form of an irrevocable letter of credit, cash
deposit or bond. Applicant must file an application for surety, which can be found on the
Community Development Department website. Please contact Land Development Service for
more information at 887-2211.
3. FIRE DEPARTMENT
3.1 The Fire Department has no concerns with this application.
4. POLICE DEPARTMENT
4.1 The Police Department has no concerns with this application.
5. DEPARTMENT OF ENVIRONMENTAL QUALITY (DEQ)
http://weblink. meridian ciby.ory/weblink8/0/doc/163862/Pa el�.aspx
6. NAMPA MERIDIAN IRRIGATION DISTRICT (NMID)
http://weblink.meridiancily.orglweblink8/0/doc/163914/Pa eg l.as�x
IX. FINDINGS
1. CONDITIONAL USE PERMIT FINDINGS:
In consideration of a conditional use permit, the decision-making body shall make the
following findings:
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 cable OTN
use and development regulations of the L -O district (see Analysis in Section V for more
information).
Page 14
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 if the applicant complies with the conditions listed in this report, the proposed
use will be consistent and harmonious with the UDC and Comprehensive Plan Future Land
Use Map designation of office 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 of the property 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 properties 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 if the applicant complies with the conditions outlined in this report, the proposed
use will be served adequately by all of the public facilities and services as applicable.
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 finds the proposed use will generate minimal additional traffic in the area but should not
involve activities that will 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.
Page 15