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HomeMy WebLinkAboutAda County EMS.CUPSTAFF REPORT Hearing Date: January 18, 2007 TO: Planning & Zoning Commission FROM: Sonya Watters, Associate City Planner SUBJECT: Ada County EMS Facility CUP-06-040 Conditional Use Permit for an Emergency Medical Service (EMS) facility in the I-L zone, by Ada County Development Services. 1. SUMMARY DESCRIPTION OF APPLICANT’S REQUEST The applicant, Ada County Development Services, has applied for Conditional Use Permit approval to operate an Emergency Medical Service (EMS) facility in the I-L (Light Industrial) zone. This use is classified as a “public use” in UDC Table 11-11-2C-2 and requires Conditional Use Permit approval. Further, a condition of the Weed and Pest Control plat was that all uses on the site be required to obtain Conditional use approval (PP-05-042). The subject property was platted in 2006 as Lot 2, Block 1, of Weed and Pest Control Campus Subdivision. The subject site is located at 963 E. Pine Street on the south side of E. Pine Avenue, approximately ¼ mile west of Locust Grove Road. 2. SUMMARY RECOMMENDATION Staff has provided a detailed analysis of the requested application below. Staff recommends approval of CUP-06-040 for the Ada County EMS facility as presented in the Staff Report for the hearing date of January18, 2007, subject to the conditions listed in Exhibit B. 3. PROPOSED MOTIONS Approval After considering all staff, applicant and public testimony, I move to approve File Number CUP-06-040 as presented in the Staff Report for the hearing date of January 18, 2007, with the following modifications to the conditions of approval: (add any proposed modifications). I further move to direct staff to prepare an appropriate findings document to be considered at the next Planning and Zoning Commission hearing on February 1, 2007. Denial After considering all staff, applicant and public testimony, I move to deny File Number CUP-06-040 as presented during the hearing of January 18, 2007, for the following reasons: (you must state specific reason(s) for the denial of the conditional use permit.) I further move to direct Staff to prepare an appropriate findings document to be considered at the next Planning and Zoning Commission hearing on February 1, 2007. Continuance After considering all staff, applicant and public testimony, I move to continue File Number CUP-06-040 to the hearing date of (insert continued hearing date here) for the following reason(s): (you should state specific reason(s) for continuance.) 4. APPLICATION AND PROPERTY FACTS a. Site Address/Location: 963 E. Pine Street; south side of E. Pine Street, approximately ¼ mile west of Locust Grove Road; in the S.E. ¼ of Section 7, T.3N., R.1E. Lot 2, Block 1, Weed and Pest Control Subdivision b. Owners: Ada County 200 W. Front Street Boise, ID 83702 c. Applicant: Ada County Development Services 200 W. Front Street Boise, ID 83702 d. Representative: Scott Wendell, LCA Architects e. Present Zoning: I-L (Light Industrial) Present Comprehensive Plan Designation: Mixed Use – Community g. Description of Applicant's Request: “Ada County would like to construct a new campus facility on the site for their Ada County Emergency Medical Services Operations. The building will be approximately 4,100 square feet and include an enclosed vehicle bay for the parking of two EMS vehicles (ambulances). Interior spaces will include a visitor’s lobby, kitchen, dayroom, and sleeping rooms for the employees. The facility will operate and be manned 24 hours a day. The building is being designed to comply with LEED environmental requirements and will be an example project for energy efficiency and to minimize the impact on the land.” 1. Date of CUP Site Plan/Landscape Plan (attached in Exhibit A): November 10, 2006 5. PROCESS FACTS a. The subject application will in fact constitute a conditional use as determined by the Unified Development Code. By reason of the provisions of UDC 11-5B-6, a public hearing is required before the Planning and Zoning Commission on this matter. b. Newspaper notifications published on: January 1 and January 15, 2007 c. Radius notices mailed to properties within 300 feet on: December 21, 2006 d. Applicant posted notice on site by: January 5, 2007 6. LAND USE a. Existing Land Use(s): Vacant b. Description of Character of Surrounding Area: Mixed uses, see below. c. Adjacent Land Use and Zoning 1. North: Directly north, vacant/undeveloped land owned by Ada County, zoned I-L; further north across Pine, existing residential uses, zoned R-4 & R-8. 2. East: Industrial property, zoned I-L. 3. South: Industrial property (Ada County Weed & Pest Control building), zoned I-L. 4. West: Rural residential property, zoned R1 (Ada County). d. History of Previous Actions: The subject property was platted in 2006 as Lot 2, Block 1, of Weed and Pest Control Campus Subdivision. A condition of the plat was that all uses on the site be required to obtain Conditional use approval (PP-05-042). e. Existing Constraints and Opportunities 1. Public Works Location of sewer: Mains in the private drive installed with the Weed and Pest Control Subdivision. Location of water: Mains in the private drive installed with the Weed and Pest Control Subdivision. Issues or concerns: None. 2. Vegetation: Existing landscape buffers installed with plat along Pine Street & along the east side of the private drive. 3. Flood plain: There is an AE flood zone, associated with Five Mile Creek on this property. 4. Canals/Ditches Irrigation: No major facilities on this lot, Five Mile Creek is located to the south of this lot. 5. Hazards: None 6. Existing Zoning: I-L 7. Size of Property: 3.881 acres f. Conditional Use Information: 1. Non-residential square footage: 4,100 2. Proposed building height: 22’ 8” 3. Number of Residential units: 0 g. Off-Street Parking: 1. Parking spaces required: 7 (Typically only 3 spaces would be required, however, because the proposed use is more commercial in nature than industrial, the Planning Department is requesting that the applicant provide a minimum of 7 parking stalls on the site) 2. Parking spaces proposed: 7 h. Required Setbacks/Dimensional Standards per UDC Table 11-2C-3 for I-L zone: Front setback 0 feet Interior side setback 0 feet Rear setback 0 feet Street setback 35 feet Maximum building height 50 feet (22’ 8” proposed) Landscape buffer to non-industrial uses 25 feet Min. Lot Size None Min. Street Frontage None i. Summary of Proposed Streets and/or Access (private, public, common drive, etc.): Access to the site will be provided from E. Pine Street via a north-south private drive constructed with the Weed and Pest Control plat. This drive serves as the primary access for all of the lots in the subdivision. The private drive is located on the west side of the subject lot. NOTE: The ACHD has provided no comments related to this site, as it has no new conditions for the subject applicant. 7. COMMENTS MEETING On December 29, 2006 Planning Staff held an agency comments meeting. The agencies and departments present include: Meridian Fire Department, Meridian Police Department, Meridian Parks Department, Meridian Public Works Department, and the Sanitary Services Company. Staff has included all comments and recommended actions as Conditions of Approval in the attached Exhibit B. 8. COMPREHENSIVE PLAN POLICIES AND GOALS This property is designated “Mixed Use – Community” (MU-C) on the Comprehensive Plan Future Land Use Map. In Chapter VII of the Comprehensive Plan, the Mixed Use designation provides for a combination of compatible land uses that are typically developed under a master or conceptual plan. The purpose of this designation is to identify key areas which are either infill in nature or situated in highly visible or transitioning areas of the city where innovative and flexible design opportunities are encouraged. The intent of this designation is to offer the developer a greater degree of design and use flexibility. The MU-C subcategory has an upper limit on the square footage of non-residential uses and is intended to allow a focused range of uses in close proximity of residential uses. Staff finds the following Comprehensive Plan policies to be applicable to this property and apply to the proposed development (staff analysis in italics): Require that development projects have planned for the provision of all public services. (Chapter VII, Goal III, Objective A, Action 1) When the City established its Area of City Impact, it planned to provide City services to the subject property. The City of Meridian plans to provide municipal services to the lands in the following manner: Sanitary sewer and water service will be extended to the project at the developer’s expense. The subject lands currently lie within the jurisdiction of the Meridian City Fire Department, who currently shares resource and personnel with the Meridian Rural Fire Department. The subject lands will be serviced by the Meridian Police Department (MPD). The roadways adjacent to the subject lands are currently owned and maintained by the Ada County Highway District (ACHD) and ITD. This service will not change. The subject lands are currently serviced by the Meridian School District #2. This service will not change. The subject lands are currently serviced by the Meridian Library District. This service will not change and the Meridian Library District should suffer no revenue loss. Municipal, fee-supported, services will be provided to this site by the Meridian Building Department, the Meridian Public Works Department, the Meridian Water Department, the Meridian Wastewater Department, the Meridian Planning Department, Meridian Utility Billing Services, and Sanitary Services Company. “Ensure that facilities and services keep up with growth.” (Chapter IV, Goal I, Objective A) The addition of an EMS facility will help provide the additional services necessary for the growing needs of the community. “Encourage the development of a continuum of services to meet the health care needs of the citizens of Meridian.” (Chapter VI, Goal V) The development of an EMS facility on the subject property will help provide the emergency medical services needed for the growing community and citizens of Meridian. “Locate new community commercial areas on arterials or collectors near residential areas in such a way as to complement with adjoining residential areas.” The subject property is located adjacent to an arterial roadway with residential uses to the north and west of the site. Landscape buffers will be installed on the north and west boundaries for a buffer to the existing residences. The EMS service proposed will complement the adjoining residential uses and provide a much needed service in the community. “Require all commercial and industrial businesses to install and maintain landscaping.” (Chapter V, Goal III, Objective D, Action 5) Staff is conditioning approval of the subject CUP upon the applicant installing and maintaining landscaping on this site. Please see the CUP Analysis in Section 10 below for more information on landscaping this site. “Plan for a variety of commercial and retail opportunities within the Impact Area.” (Chapter VII, Goal 1, Objective B) Staff believes that the proposed use does contribute to the variety of uses in this area. “Restrict curb cuts and access points on collectors and arterial streets.” (Chapter VII, Goal IV, Objective D, Action 2) The applicant is not proposing any new access points to E. Pine Street, an arterial roadway. One access point to E. Pine Street via an internal private drive was previously approved with the subdivision. Access to the site will be provided by the private drive located along the west boundary of the property. The Comprehensive Plan recognizes that as the community increases in size and density, public services must be expanded in order to meet those growing demands. (Ch. VII, page 81) Staff finds that the proposal is generally harmonious with and in accordance with the Comprehensive Plan. 9. ZONING ORDINANCE a. Zoning Schedule of Use Control: UDC Table 11-2C-2 lists public uses as a Conditional use in the I-L zone. b. Purpose Statement of Zone: The purpose of the I-L district is to provide for convenient employment centers of light manufacturing, research and development, warehousing, and distributing. In accord with the Meridian Comprehensive Plan, the I-L district is intended to encourage the development of industrial uses that are clean, quiet and free of hazardous or objectionable elements and that are operated entirely, or almost entirely, within enclosed structures. Accessibility to transportation systems is a requirement of this district. 10. ANALYSIS a. Analysis of Facts Leading to Staff Recommendation: Staff is generally supportive of the proposed site design and landscaping as presented on the CUP Site Plan, prepared by LCA Architects, dated November 10, 2006, and the Landscape Plan, prepared by The Land Group, labeled Sheet L1.0, dated November 14, 2006, with the following comments: Conditional Uses: In approving any conditional use, the decision-making body may prescribe appropriate conditions, bonds and safeguards in conformity with this Title that: minimize adverse impact of the use on other property, control the sequence and timing of the use, control the duration of the use, assure that the use and the property in which the use is located is maintained properly, designate the exact location and nature of the use and the property development, require the provision for on-site or off-site public facilities or services, require more restrictive standards than those generally required in this Title, and require mitigation of adverse impacts of the proposed development upon service delivery by any political subdivision, including school districts, that provides services within the City (UDC 11-5B-6D). Because of the nature of the proposed public use, staff is recommending specific conditions be placed on the proposed facility that will minimize, or alleviate the adverse impacts that this use may pose to nearby properties in this part of the city (see Exhibit B). Existing Approvals: This site was previously annexed into the City with an I-L zoning district and platted as a lot in the Weed and Pest Control Campus Subdivision. A Condition of Approval of the plat (PP-05-042) required all uses within the subdivision to obtain Conditional use approval. With the plat, a 25-foot wide landscape buffer was required along the west boundary of the subdivision adjacent to the existing residential land use. The applicant applied for Alternative Compliance to this requirement to construct a private drive along the west boundary within the required buffer location and relocate the 25-foot wide buffer to the east side of the private drive. The Planning Director approved this request and the private drive and landscape buffer have been constructed on the site. Uses: The applicant is proposing to construct a new 4,100 square foot facility for Ada County EMS. The building will have an enclosed vehicle bay for the parking of two EMS vehicles (ambulances). Interior spaces will include a visitor’s lobby, kitchen, dayroom, and sleeping rooms for the employees. The facility will operate and be manned 24 hours a day. The applicant is only proposing to use the southern portion of the property for the proposed EMS facility; the remainder of the property will be developed in future phases as conceptually shown on the site plan showing the entire site, attached in Exhibit B. Access: Access to the site is provided from E. Pine Street via an internal private drive located along the west boundary of the site. The applicant is proposing to use the existing private drive as access to/from this site. Staff is supportive of this proposal. No new vehicular access is proposed, and none is approved with this application. Landscaping: The landscaping shown on the Landscape Plan prepared by The Land Group, labeled Sheet L1.0, dated 11-14-06, is approved with the following modifications/notes: A 25-foot wide landscape street buffer, located entirely outside of the right-of-way, was required with the plat along West Pine Street, an arterial roadway. The existing 25-foot wide landscape buffer adjacent to the residential use on the west boundary has previously been reviewed and approved by the City; landscaping shall be maintained within this buffer. Provide landscaping along the west side of the north-south private drive as approved with the plat. Trees are required within the planter islands at the north and south ends of the row of parking located on the west boundary of the property (one on each end). The stormwater water retention area proposed within the buffer on the west boundary of the property must be constructed according to the standards listed in UDC 11-3B-11C. A written certificate of completion shall be prepared by the landscape architect, designer, or qualified nurseryman responsible for the landscape plan and submitted prior to occupancy of the building. All standards of installation shall apply as listed in UDC 11-3B-14. Submit a revised landscape plan, with the Certificate of Zoning Compliance application. Parking: Three parking stalls are required by UDC 11-3C-6B in the I-L zone. However, because the proposed use is more commercial in nature than industrial, the Planning Department is requesting that the applicant provide a minimum of 7 parking stalls as shown on the site plan. The Police Department has also commented that the site does not appear to have adequate parking for employees, visitors, etc. (see Exhibit B). Unified Development Code Table 11-3C-5 requires 90-degree parking stalls to be 19-feet long and 9-feet wide, adjacent to 25-foot wide drive aisles. Staff finds the proposed parking complies with the dimensional standards of the UDC. Cross-access: A reciprocal ingress/egress easement was provided via the plat for all lots within the subdivision. Specific Use Standards for Public Uses: The UDC (11-4-3-30) has specific standards for public uses. The first pertains to “public recreation and community centers,” and the second pertains to “public or quasi-public office.” Neither of the aforementioned public uses pertains to the proposed EMS facility use, therefore no specific use standards are applicable to the proposed use. Elevations: The applicant has submitted elevations for the proposed building. The elevations prepared by LCA Architects and attached in Exhibit A, show a pre-finished metal parapet roof, stucco and concrete block walls, and metal downspouts. Staff is supportive of the proposed elevations. Certificate of Zoning Compliance: The purpose of a Certificate of Zoning Compliance (CZC) permit is to ensure that all construction, alterations and/or the establishment of a new use complies with all of the provisions of the UDC before any work on the structure is started and/or the use is established (UDC 11-5B-1A). To ensure that all of the conditions of approval listed in Exhibit B are complied with, the applicant should be required to obtain a CZC permit and occupancy from the Planning Department prior to establishing the subject use. b. Staff Recommendation: Staff recommends approval of CUP-06-040 for Ada County EMS facility, as presented in the Staff Report for the hearing date of January 18, 2007 based on the Findings of Fact as listed in Exhibit C and subject to the conditions of approval as listed in Exhibit B. 11. EXHIBITS A. Drawings 1. CUP Site Plan (dated 11-10-06) 2. Site Plan showing entire site (dated 11-10-06) 3. Landscape Plan (dated 11-14-06) 4. Building Elevations B. Conditions of Approval 1. Planning Department 2. Public Works Department 3. Fire Department 4. Police Department 5. Parks Department 6. Sanitary Service Company C. Required Findings from Unified Development Code A. Drawings 1. CUP Site Plan (dated 11-10-06)  2. Site Plan Showing Entire Site (dated 11-10-06)  3. Landscape Plan (dated 11-14-06)  3. Building Elevations  B. Conditions of Approval 1. Planning Departments 1.1 The Site Plan, prepared by LCA Architects, dated 11-10-06, is approved with the conditions listed herein. The applicant shall comply with all applicable provisions from the previous PP-05-042 and FP-05-074 approvals for this site. 1.2 The landscaping shown on the Landscape Plan, labeled as Sheet L1.0, prepared by The Land Group, dated 11-14-06, is approved with the following modifications/notes: A 25-foot wide landscape street buffer, located entirely outside of the right-of-way, was required with the plat along West Pine Street, an arterial roadway. The existing 25-foot wide landscape buffer adjacent to the residential use on the west boundary has previously been reviewed and approved by the City; landscaping shall be maintained within this buffer. Provide landscaping along the west side of the north-south private drive as approved with the plat. Trees are required within the planter islands at the north and south ends of the row of parking located on the west boundary of the property (one on each end). The stormwater water retention area proposed within the buffer on the west boundary of the property must be constructed according to the standards listed in UDC 11-3B-11C. A written certificate of completion shall be prepared by the landscape architect, designer, or qualified nurseryman responsible for the landscape plan and submitted prior to occupancy of the building. All standards of installation shall apply as listed in UDC 11-3B-14. Submit a revised landscape plan, with the Certificate of Zoning Compliance application. 1.3. Use the existing private drive to/from E. Pine Street as access for this site. No new driveways to E. Pine Street are proposed with this application and none are approved. 1.4. Provide a minimum of 7 parking stalls on the site as shown on the site plan per requirement of the Planning Department (see Section 10, Analysis). 1.5. All stormwater detention facilities incorporated into the approved open space are subject to UDC 11-3A-18 and shall be fully vegetated with grass and trees. Sand, gravel or other non-vegetated surface materials shall not be used in open space lots, except as permitted under UDC 11-3B. 1.6. The office use portion of the proposed EMS facility shall be allowed as an accessory use to the approved public use in accordance with UDC 11-4-3-30B. 1.7. The applicant shall be required to obtain a Certificate of Zoning Compliance (CZC) permit from the Planning Department prior to issuance of building permits for this site. 1.8. The building elevation prepared by LCA Architects (attached in Exhibit A) is approved. 1.9. 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. 1.10. No signs are approved with this CUP application. All business signs require a separate sign permit in compliance with the sign ordinance. The applicant shall have a maximum of 18 months to commence the use as permitted in accord with the conditions of approval listed above. If the business has not begun within 18 months of approval, a new conditional use permit must be obtained prior to operation. 2. Public Works Department The applicant shall coordinate fire hydrant placement with the Public Works Department during plan review. The applicant shall provide elevation certification prior to issuance of a building permit. The applicant shall be responsible for any mains or services that are required to provide service to this site. Coordinate size and location with the Public Works Department. During plan review a looped system may be required to achieve adequate fire flows. The applicant shall provide a 20-foot easement, using the City of Meridian’s standard forms, for all public water/sewer mains outside of public right of way (include all water services and hydrants). Any manholes, water valves, or blow-offs not located with the right-of-way, or under paving, shall have a 14-foot wide all weather access road placed over them to facilitate routine maintenance. Sewer, water, pressurized irrigation, and any life safety development improvement shall receive final approval prior to occupancy. Other required development improvements such as fencing, micro-paths, and landscaping may be bonded for prior to obtaining certificates of occupancy. Applicant shall be required to pay Public Works development plan review, and construction inspection fees, as determined during the plan review process. 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. Applicant shall be responsible for application and compliance with and 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. 3. Fire Department 3.1 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. 3.2 Final Approval of the fire hydrant locations shall be by the Meridian Fire Department. Fire Hydrants shall have the 4 ½” 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 specifications. 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. Fire hydrants shall be provided to meet the requirements of the IFC Section 509.5. Show all proposed or existing hydrants for all new construction or additions to existing buildings within 1,000 feet of the project. Any roadway greater than 150 feet in length that is not provided with an outlet shall be required to have an approved turn around. Phasing of the project may require a temporary approved turn around on streets greater than 150' in length with no outlet. Because the drive around the rear of the building exceeds 150 feet in length, a turn around is needed. All entrance and internal roads and alleys shall have a turning radius of 28’ inside and 48’ outside radius. Private Alleys and Fire Lanes shall have a 20’ wide improved surface capable of supporting an imposed load of 75,000 lbs. All roadways shall be marked in accordance with Appendix D Section D103.6 Signs. Operational fire hydrants, temporary or permanent street signs and access roads with an all weather surface are required before combustible construction is brought on site. 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. 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). 4. Police Department 4.1 The proposed development shall limit landscaping shrubs and bushes to species that do not exceed three feet in height. 4.2. The site does not appear to have adequate parking for employees, visitors, etc. 5. Parks Department 5.1 No comments were received from the Parks Department on this application. 6. Sanitary Services Company 6.1 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. C. Required Findings from Zoning Ordinance 1. Conditional Use Permit Findings: CUP Findings: The Commission shall base its determination on the Conditional Use Permit request upon the following: 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. The proposed building and use on this site can accommodate and meet all dimensional and development regulations of this district. However, previously this site was granted Alternative Compliance to relocate the required landscape buffer, adjacent to the residential property to the west, on the east side of the private drive. Staff finds that the subject property is large enough to accommodate the required yards (setbacks), parking, landscaping and other features required by the ordinance. The Commission should rely on Staff’s analysis, and any oral or written public testimony provided when determining if this site is large enough to accommodate the proposed use. 2. That the proposed use will be harmonious with the Meridian Comprehensive Plan and in accord with the requirements of this Title. Staff finds that the Comprehensive Plan designation for this property is “Industrial.” The proposed public use is more commercial in nature than industrial, but “public uses” are Conditional uses in the I-L zone. The proposed use is generally harmonious with the requirements of the UDC (see Section 8, above for more information regarding the requirements for this use.) 3. 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 general design, construction, operation, and maintenance of the proposed uses should be compatible with other uses in the general neighborhood and with the existing and intended character of the area. 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 uses will not adversely affect other property in the area. The Commission should rely upon any public testimony provided to determine if the development will adversely affect the other property in the vicinity. 5. That the proposed use will be served adequately by essential public facilities and services such as highways, streets, schools, parks, police and fire protection, drainage structures, refuse disposal, water, and sewer. Staff finds that sanitary sewer, domestic water, refuse disposal, and irrigation are currently available to the subject property. Please refer to any comments prepared by the Meridian Fire Department, Police Department, Parks Department, Sanitary Services Corporation and ACHD. Based on comments from other agencies and departments, staff finds that the proposed use will be served adequately by all of the public facilities and services listed above. 6. 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. 7. 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 recognizes that traffic and noise may increase with the approval of the subject use in this location; however, staff does not believe that the amount generated will be detrimental to the general welfare of the public. Staff does not anticipate the proposed use will create excessive noise, smoke, fumes, glare, or odors. Staff finds that the proposed uses will not be detrimental to people, property or the general welfare of the area. 8. 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 this development that should be brought to the Commission’s attention. 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.