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HomeMy WebLinkAboutSagecrest Subdivision CUP-05-017 CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER In the Matter of a Request for Detailed Conditional Use Permit Approval for Seven (7) Office Buildings in the L-O Zone, by Larry Sundell Case No(s): CUP-05-017 For the City Council Hearing Date of: June 7, 2005 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. b. The matter was duly considered by the City Council at the June 7,2005, public hearing(s). 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. 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). c. The Planning and Zoning Commission conducted a public hearing and issued a written recommendation on the subject matter to the City Council. The City Council heard and took oral and written testimony and duly considered the evidence and the record in this matter. d. 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 as evidenced by the Affidavit of Mailing, and the Affidavit of Publication and Proof of Posting filed with the staff report. 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-O5-0] 7 - PAGE 1 of 4 verified that the property owner(s) of record at the time of issuance of these findings is Edge, LLC. 4. Required Findings per Zoning Ordinance a. See Exhibit D for the findings required for this 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 (I.C. §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 dated February 15, 2005 as shown in Exhibit B, and the Site Specific and Standard Conditions as shown 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 Site Plan as evidenced by having submitted the Site Plan dated February 15,2005 is hereby conditionally approved; and, CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER CASE NO(S). CUP-O5-0 17 - PAGE 2 of 4 2. The Site Specific and Standard Conditions are as shown in Exhibit C. 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 (Deed) Approved Site Plan Exhibit B: Exhibit C: Site Specific and Standard Conditions CITY OF MERIDiAN FINDINGS OF FACT, CONCLUSiONS OF LAW AND DECISION & ORDER CASE NO(S). CUP-OS-017 - PAGE 3 of 4 Exhibit D: Conditional Use Permit Findings By action ofthe City Council at its regular meeting held on the ~ t"h JUIY~ ,2005. day of COUNCIL MEMBER SHAUN WARDLE VOTED I ~ Cl .; COUNCIL MEMBER CHRISTINE DONNELL VOTED~ COUNCIL MEMBER CHARLIE ROUNTREE VOTED L¥ (L COUNCIL MEMBER KEITH BIRD VOTED--4--'l- MAYOR TAMMY de WEERD (TIE BREAKER) VOTED Attest: and City Attorney. By: City Clerk's Office Dated: CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER CASE NO(S). CUP-OS-Q 17 - PAGE 4 of 4 EXHIBIT A Sagecrest North CUP CUP-O5-017 Legal Description 11", "", N"., ';"""i"' I"'" "'CUK "";,;'<1..1> S,\()I,"R"'T f>INElqI'MI'NT, lL.c., , , Gl<ANHJ",.), J..","oJ "",II, GRANT, U"""A", ."-'LL "," CO,",." 0""" to", 1.1.<.:, ~,I""", Uml",' LI""",y Ç"ml'~"y Wf lANTY DEED ", """" 1.",,;~,II.i'""iI,. Cull""",. <;RANTEI!.",),~""~""""","",, ¡""ou",.., ,....1111",11> OJ", ""'"",,~o"""""'~"""""',,,yl"A". C"""y, "",.., """", m""""'""I"IY",~d"""'.'rol"w"",w¡<: to" I """, "~Io"".' ANO Cue " ""u 'Y, 1""",« m ",",, ¡ of SAG",""", 'UOOIVl5l"N, "",,"m, ,"," "m,l,' pi" """",f, fil"", "'",k 00 01"'1"",""",, 10'" ~"u "",. ."",1'...1","Co"m, , I'd""" 'm IIAY" ANO ,'u IIOW "," ""I' 1""""", wi.. """'PI"""""'" """ ... ...1 G..."",), .,J(¡'~"""J ""It"'"""g", "'""" "'" "",," °"""""""""""""""""""0'" '" "'" w"".~ ,," ",.""",, "'" U<~...,(,) ¡"'«"...w,~.(.) ¡" r....""",.,..," p"m.." .."..w ..""¡",,... "". ".""" ""'..'."."', IiJ(ÇEPT."~\ow""b""'",u"y.",,, "p"'.. y .".'" """""" """"m""" ",""... """"'" Ore G""'",,,,); ~",ubjoc". """"""'u, re".~tl,w, ""'~"iu... _m,"", rig." 01 wlY"" ..""",,"a,Ii'.,,) o""~".,".'"~,ul""""..w....uuO",(""'u""""""""".""lit"""",,,,.",I'",)r.""""",.", ""',wb.b"o".'y~"u'm'""'Y'."""".t"r;'~".'('¡wi"w""",'","'"I".¡..,."",r""u,"'.wfo' ",¡""W """'m. ~.;,.....".,;::...c , .._jf¡~' ,y~"'. ""i. .If /-;(?" ..., rr-. .""".Ii . <., . .Y' R....u II...""""', ""ub... 0",,1, ""."1 IN, 200' ~-. /)",'/,-) ?(¿, b" ,",. "'~~"" M,..." I sr.rEO""".. ,C""",.I.", -,~-,-,_.. °, ...,. "" ., ¡" ..~ 'o~ ., 200O, 1.0,.," "". ,... """,..,."",,, . N.,o,V "" ," .... S"", po".,,"" o"""u,"" ,".", '",w, '" ,""""""" to mo , ," I"""" w"". ,~"'o '..""bod 10 "0 will' ."'.monl, 0'" o"'~wl.".." ,. m, """ ...", ,.... ..mo, "."""-.-- ..w,'.. ." MV'."""""."""'.. Lawyers Title Insurance Corporation EXHIBIT B Sagecrest North CUP CUPpO5-017 Approved Site Plan " '_..._~----,~." \"~ I ,,'\ ~~ ',:; I t" . ~; """-". ~ ~ I.. ..%~ 1\ ..~/~/~~&}~"--"ì'I' .i i I" ,~. ",,"~:""::>::~::~::~--:~i- .:,,:)', . ~.l;; "'" i,j :¡' "I j'Jr~~rffi" "..::..1 ~:;z¡,¡¡-3ì L! '/.~;"~),."w,,,! ~:;-.~:\ 1!1"~~J~--+t'J ~ (~~H-I<'r:,:';"~,t':,))I'\' ,'i I ~'Iit' 'I;;' ~ II' <";',,':'/ ""1 '.~\\if"~-'-~~:' II ~ ,,' '-, -, . ..- r;"',1 .\"\\"\:-1:"'."":"'"' I'I~-----=:- 'I' '"jr!JJ; ,i~ -. '....1 rr[~" il"""'" ,,-'C,'.. ~""~ 1¡""",- '," ,,',""'" """",....,;,v;.u,,!"""--:'-' ~¡:¡ "";¡(; ,,",',; -= II :' " F;~Pj 1¡ ¡þ ;.~;!"k~~k):~, ::m:;:c, +~~4." 1;'r~1';~'. ~7 -I -:';ifrr~-"-: "i=- /"r'=a,:~-~'-'-r:1 "-'I "\ ~:11LJ~= .. ~.. Wf:~',f"'1 ~ "~ L [~~~~)Q~);1 .-~~. f -4 .. i ' ] ~ [JJj ~~~~ I I ~~r.~~~~ 0 EXHIBIT C Sagecrest North CUP CUP-O5-017 Site Specific and Standard Conditions SITE SPECIFIC CONDITIONS (CONDITIONAL USE) 1. The site plan prepared by Sundell Architecture, dated 2-15-05, is approved with the conditions listed herein. All applicable conditions of previously approved development agreements, Preliminary Plats, Final Plats, and CUP applications shall also be considered conditions of the subject Conditional Use Permit (CUP- 05-017). 2. The minimum building setbacks for this development shall be according to the City minimums for the L-O zone. As previously required, a minimum 20-foot wide building setback shall be maintained to the south property line of all office buildings (rear) on Lots 5 - 9, Block 1. 3. Prior to issuance of a Certificate of Zoning Compliance (CZC) permit for any structure on Lot 5, 6, 7, 8, 54, 55, 57, 58, or 9, Block I, the applicant shall either reduce the number of buildable lots on the south side ofthe project to three OR propose buildings that meet the minimum building setbacks of the L-O zone. 4. Construction of office buildings on this site shall substantially comply with the elevations on file with the City, prepared by Sundell Architecture, dated 2-15-05. Construction materials used on the structures shall be approved by City of Meridian Building Department and be in accordance with the most recent Building Code. If any significant modification(s) to the approved architectural design features and/or materials, as determined by the Planning Director, are requested for building( s) in the future, the property owner shall be required to submit a CUP modification. 5. The submitted landscape plan prepared by Brooks Design Group, labeled L1, and dated 2-10-05, complies with the previously approved applications for this site and current City Code and is approved as submitted. As required with the previous CUP application on this site (CUP-03-057), landscaping shall be installed between the south property line and the rear of the buildings on Lots 5 - 9, Block 1, as proposed. 6. Coordinate the location and design of trash dumpster(s) with Sanitary Services Company (SSC) staff. Trash enclosures must be built in the location and to the size approved by SSC. Prior to Certificate of Zoning Compliance (CZC) submittal, the applicant shall submit an approved plan by SSC, for the proposed trash enclosure location and design. All dumpster( s) must be screened in accordance with MCC 11-12-1.C. 5. 6. 7. 8. 7. Construct a monument sign near Overland Road so addresses for the buildings within this project are visible from the street. Please contact Joe Silva (888-1234) to coordinate the location and design of the monument sign. No other signs are approved with this CUP. All signage shall be in accordance with the standards set forth in Section 11-14 of the City Zoning and Development Ordinance. 8. The driveway at the entrance to the development shall be marked no parking fire lane in accordance with Appendix D Section D 1 03.6 Signs. GENERAL CONDITIONS 1. Down-shield or otherwise alter all exterior lighting, whether attached to the building or located within the parking area, so that the light does not spill over onto adjacent properties or rights-of-way. All parking lot lighting shall be in accordance with Ordinance 11-14-4.C. 2. All building and site improvement construction shall conform to the requirements of the Americans with Disabilities Act. 3. Submit a drainage plan designed by a State of Idaho licensed architect or engineer to the City Engineer (Ord.557, 10-1-91) for all off-street parking areas. Stormwater treatment and disposal must be designed in accordance with Department of Environmental Quality 1997 publication Catalog of Storm Water Best Management Practices for Idaho Cities and Counties and City of Meridian standards and policies. Off-site disposal into a 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. 4. No building or other structure shall be erected, moved, added to or structurally altered, nor shall any building structure or land be established or change in use on this site without first obtaining a Certificate of Zoning Compliance (CZC) from the Meridian Planning and Zoning Department (MCC 11-19-1). A building permit shall be obtained prior to the start of construction. Applicant shall be responsible for application and compliance with any NPDES Permitting that may be required by the Environmental Protection Agency. Applicant shall be responsible for application and compliance with any Section 404 Permitting that may be required by the Army Corps of Engineers. 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. 9. 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. Any temporary occupancy will not exceed 60 days to complete the required improvements. 10. This Conditional Use Permit shall be valid for a maximum period of 18 months. If construction on the first phaselbuilding has not begun within this timeframe, a new Conditional Use Permit must be obtained prior to the start of development. 11. As part of a Conditional Use Permit, the City of Meridian may impose additional restri ctions/ conditions. Other Aeencv/Department Comments & Conditions SANITARY SERVICES COMPANY (SSC) 1. Waste enclosure locations: There is a concern that the enclosures are not located to minimize service vehicle backing-up requirements. Large waste vehicles have blind spots when backing up is required. 98% of waste vehicle accidents occur when backing-up. Please contact Bill Gregory at SSC (888-3999) to discuss this matter prior to the next public hearing. Please contact Bill Gregory at SSC (888-3999) for detailed review of your proposal and submitted stamped (approved) plans with your Certificate of Zoning Compliance (CZC) application(s). MERIDIAN FIRE DEPARTMENT 1. Acceptance of the water supply for fire protection will be by the Meridian Fire Department and water quality by the Meridian Water Department for bacteria testing. 2. Final Approval of the fire hydrant locations shall be by the Meridian Fire Department. a. Fire Hydrants shall have the 4 W' outlet face the main street or parking lot aisle. The Fire hydrant shall not face a street which does not have addresses on it. Fire hydrant markers shall be provided per Public Works spec. Locations with fire hydrants shall have the curb painted red 10' to each side of the hydrant location. Fire Hydrants shall be placed on corners when spacing permits. Fire hydrants shall not have any vertical obstructions to outlets within 10'. Fire hydrants shall be place 18" above finish grade. b. c. d. e. f. g. 13. h. Fire hydrants shall be provided to meet the requirements of the IFC Section 509.5. 3. All entrance and internal roads shall have a turning radius of 28' inside and 48' outside radius. 4. Provide a 20' wide Fire Lane for all internal roadways. The roadway at the entrance to the development shall be marked no parking in accordance with Appendix D Section D 1 03.6 Signs. 5. Fire lanes and streets shall have a vertical clearance of 13 '6". This includes mature landscaping. 6. Commercial and office occupancies will require a fire-flow consistent with the International Fire Code to service the proposed project. Fire hydrants shall be placed per Appendix D. 7. The 7 office/commerciallots lot will have an unknown transient population and will have an unknown impact on Meridian Fire Department call volumes. The Meridian Fire Department has experienced 2397 responses in the year 2003. According to a report completed by Fire & Emergency Services Consulting Group our requests for service are projected to reach 2800 in the year 2005 and 3800 by the year 201 O. 8. Maintain a separation of 5' from the building to the dumpster enclosure. 9. Provide a Knoxbox entry system for the complex prior to occupancy. 10. The first digit of the Apartment/Office Suite shall correspond to the floor level. 11. The Fire Department has concerns about the ability to find the buildings within this office complex and the multi-family units to the south. Therefore, the Fire Department requires a monument sign be constructed near Overland Road so addresses for the project are visible ITom the street. The applicant shall work with Joe Silva (888-1234) to provide an address identification plan including a pylon/monument sign at the required intersection. 12. Provide exterior egress lighting as required by the International Building & Fire Codes. Where a portion of the facility or building hereafter constructed or moved into or within the jurisdiction is more than 400 feet (122 m) from a hydrant on a fire apparatus access road, as measured by an approved route around the exterior of the facility or building, on-site fire hydrants and mains shall be provided where required by the code official. For buildings equipped throughout with an approved automatic sprinkler system installed in accordance with Section 903.3.1.1 or 903.3.1.2 the distance requirement shall be 600 feet (183). a. For Group R-3 and Group U occupancies, the distance requirement shall be 600 feet (183 m). b. For buildings equipped throughout with an approved automatic sprinkler system installed in accordance with Section 903.3.1.1 or 903.3.1.2, the distance requirement shall be 600 feet (183 m). NAMPA & MERIDIAN IRRIGATION DISTRICT 1. Nampa & Meridian Irrigation District requires that a Land Use Change Application be filed at the time this proposed property is developed. 2. The District has two laterals; Hunter Lateral with an easement of forty-feet (40 ') , twenty-feet (20') each side, as well as the Cook Lateral with an easement of thirty-feet (30'), fifteen-feet (15') each side, with easements that must be protected. Any encroachment must have a signed License Agreement in place prior to any construction. 3. The District's Cook Lateral and pump station all may be impacted by this project. These facilities must be protected. CENTRAL DISTRICT HEALTH DEPARTMENT 1. Run-off is not to create a mosquito breeding problem. 2. Stormwater shall be pretreated through a grassy swale prior to discharge to the subsurface to prevent impact to groundwater and surface water quality. 3. The Engineers and architects involved with the design of the subject project shall obtain current best management practices for stormwater disposal and design a stormwater manágement system that prevents groundwater and surface water degradation. ADA COUNTY HIGHWAY DISTRICT 1. On October 21, 2003, the Ada County Highway District Commission acted on Sagecrest Subdivision (Maverick SubdivisionlMPP-03-030/MCUP-03-045). The Conditions and Requirements also apply to MCUP-05-017. 2. A traffic impact fee will be assessed by ACHD and will be due prior to the issuance of a building permit. Contact ACHD Planning & Development Services at 387-6170 for infonnation regarding impact fees. 3. You will need to submit final plans to the ACHD Development Review Department prior to receiving final approval. EXHIBIT D Westmark Credit Union CUP-O5-003 Conditional Use Permit Findings 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 find 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; The submitted site plan depicts 105 on-site parking stalls. MCC 11-13-5.B.2 requires office uses to provide one on-site parking space for every 400 square-feet of building (gross). Per this requirement, the applicant would be required to provide 52 parking stalls (20,566 s.fbuilding/400 = 52 stalls) on the property. MCC 11-13-3.A requires off-street parking facilities to be designed with appropriate means of vehicular access to a street or alley, in a manner which will least interfere with traffic movement. MCC 11-13-4.D requires all off-street parking areas to be paved. MCC 11-13-3 requires parking spaces to be within 300-feet of the use served. MCC 11-13-4.F requires 90-degree parking stalls to be 9-feet wide and 19-feet long with a 25-foot wide drive aisle. City Council finds that the applicant has shown enough parking to accommodate the proposed office uses, and in fact the parking area has already been constructed. With the approval of Sagecrest Subdivision,S buildable lots were platted west of the access drive, on the southern boundary of this site. The applicant is proposing to construct buildings A, A-I, C, D and E across the 5 platted lot lines. Therefore, these buildings do not meet the 5-foot (per story) side setback requirements of the L-O zone. The applicant should either be required to construct buildings on Lots 5,6, 7, 8, 9, 54, 55, 57, and 58 Block 1, that conform to the established building setbacks of the L-O zone, OR file a preliminary/final plat application to remove the platted lot lines. Except for side building setbacks for buildings A, A-I, C, D and E the proposed setbacks appear to be in accordance with the City established minimums for the L-O zone and/or as previously approved. CUP-03-057 required a 20-foot wide landscape buffer to be constructed entirely on the office lots, as a buffer between the adjacent residential use. Therefore, a 20-foot wide landscape buffer and building setback should be constructed along the southern (rear) property lines of the subject office building lots, as proposed. See Site Specific Condition #2 below for required building setbacks. E. The developer of Resolution Subdivision installed the required landscaping adjacent to Overland Road, and that landscaping currently exists adjacent to this site. The applicant is proposing to provide additional landscaping along the perimeter and within the parking areas. City Council finds that the site is large enough to accommodate the proposed uses and all yards (setbacks), open spaces, parking, landscaping and other features required by ordinance. 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; This site is currently designated as "High Density Residential" on the Comprehensive Plan Future Land Use Map and zoned L-O. With the approval of the Resolution development and subsequent Maverick development, the City has allowed office uses on this site. City Council finds that if the applicant complies with the conditions included in this report, the building configurations and overall design of the development would be in general conformance with the City of Meridian Comprehensive Plan and will be in general conformance with the requirements of the Zoning Ordinance. Except for the number of office buildings proposed, City Council also finds that the submitted development plan is generally consistent with the recorded zoning resolution, development agreement, and previous development approvals granted by the City 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; City Council finds that the proposed office buildings should be compatible with other uses in the neighborhood and with the intended character of the general vicinity, which includes a mix of residential, commercial, office, and school uses. D. That the proposed use, if it complies with all conditions of the approval imposed, will not adversely affect other property in the vicinity; City Council does not anticipate that the proposed use will have an adverse affect on other property in the vicinity if designed, constructed, operated and maintained in accordance with the Site Specific and General Conditions of approval. 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; H. The City of Meridian Fire and Police Departments currently monitor, service, and protect the subject neighborhood. Sanitary Services Company currently provides refuse service to the site and surrounding properties. City sewer and water currently service the site. On April 8, 2005, a joint agency/department comments meeting was held with representatives of key service providers to this property. All of the detailed conditions from the Meridian Fire Department, and other agencies/departments are at the end of this report. The Commission and Council should reference any written or verbal testimony submitted by the Meridian Police Department, the Meridian Fire Department, the Meridian Parks Department, and any other agency providing service to this site, regarding their ability to adequately service this project. City Council finds that the subject property can be served adequately by all essential public facilities and City services. 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; Sanitary sewer and water service was provided to this site with the approval of Sagecrest Subdivision. If approved, the developer will be required to finance the extension of any required sewer, water, utilities and pressurized irrigation to serve the project. The primary public costs to serve the site will be fire and police services. City Council 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; The proposed office uses are similar to the existing office uses to the east of the site. City Council does not anticipate that the proposed office uses will be detrimental to the general welfare of the community by means of producing excessive traffic, noise, smoke, fumes, glare or odors generated by the proposed uses. 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; The applicant is not proposing to construct any new vehicular approaches int%ut of the property. The applicant is proposing to utilize the existing access point to Overland Road. ACHD considers vehicular approaches in their analysis of projects and has previously approved the access point for this project. The existing drive to Overland Road serves both the office uses on Overland Road and the multi-family to the south. City Council finds that the proposed uses and associated approach will not create interference with any traffic on the surrounding public streets. I. 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. City Council is not aware of any natural, scenic or historic features in the general vicinity of this project. City Council finds that no site improvements associated with the Conditional Use Permit application should damage natural, scenic or historic features in the area.