HomeMy WebLinkAboutRussell Dunstan No. 5 MCU-06-001
CITY OF MERIDIAN
FINDINGS OF FACT, CONCLUSIONS OF
LAW AND
DECISION & ORDER
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In the Matter of the Request for Modification to a Conditional Use Permit for residential
home built two feet into five-foot setback (sold prior to discovery of mistake) for Fulfer
Subdivision No.5 (Lot 4, Block 5)- 2593 W. Ditch Creek Drive by Russell Dunstan.
Case No(s). MCU-06-001
For the Planning & Zoning Commission Hearing Date of: July 20, 2006
(fmdings approved on August 3, 2006 Commission agenda)
A. Findings of Fact
1. Hearing Facts (see attached Staff Report for the hearing date of July 20,2006
incorporated by reference)
2. Process Facts (see attached Staff Report for the hearing date of July 20,2006
incorporated by reference)
3. Application and Property Facts (see attached Staff Report for the hearing date of July 20,
2006 incorporated by reference)
4. Required Findings per the Unified Development Code (see attached Staff Report for the
hearing date of July 20,2006 incorporated by reference)
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 6S, Title 67, Idaho Code (I.C. S67-6S03).
2. The Meridian Planning & Zoning Commission takes judicial notice of its Unified
Development Code codified at Title 11 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 S
II-SA.
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
CASE NO(S). CUP-06-00l - PAGE 1 of 4
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 Commission Chair and City Clerk and then a copy served by the
Clerk upon the applicant, the Planning Department, the Public Works Department and
any affected party requesting notice.
7. That this approval is subject to the Legal Description, Site Plan, and the Conditions of
Approval all in the attached Staff Report for the hearing date of July 20, 2006
incorporated by reference. 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 Planning & Zoning Commission's authority as provided in Meridian City
Code S II-SA and based upon the above and foregoing Findings of Fact which are herein
adopted, it is hereby ordered that:
1. The applicant's Modification to CUP Site Plan as evidenced by having submitted the
Site Plan, dated October 5, 200S is hereby conditionally approved; and,
2. The site specific and standard conditions of approval are as shown in the attached Staff
Report for the hearing date of July 20,2006 incorporated by reference.
D. Notice of Applicable Time Limits
1. Notice of Eighteen (18) Month Conditional Use Permit Duration
Please take notice that the conditional use permit, when granted, shall be valid for a
maximum period of eighteen (18) months unless otherwise approved by the City.
During this time, the applicant shall commence the use as permitted in accord with the
conditions of approval, satisfy the requirements set forth in the conditions of approval,
and acquire building permits and commence construction of permanent footings or
structures on or in the ground. For conditional use permits that also require 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 (1) year
from the original date of approval. If the successive phases are not submitted within the
one (1) year interval, the conditional approval of the future phases shall be null and
void. Upon written request and filed by the applicant prior to the termination ofthe
period in accord with ll-5B-6.G.l, the Director may authorize a single extension of the
time to commence the use not to exceed one (1) eighteen (18) month period. Additional
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECiSION & ORDER
CASE NO(S). CUP-06-001 - PAGE 2 of 4
time extensions up to eighteen (18) months as determined and approved by the
Commission may be granted. With all extensions, the Director or Commission may
require the conditional use comply with the current provisions of Meridian City Code
Title 11.
E. Notice of Final Action and Right to Regulatory Takings Analysis
1. The Applicant is hereby notified that pursuant to Idaho Code 67-8003, a denial of a plat
or conditional use permit entitles the Owner to 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 ofthe governing body ofthe City of
Meridian, pursuant to Idaho Code S 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. Attached: Staff Report for the hearing date of July 20,2006
CITY OF MERIDIAN FiNDINGS OF FACT, CONCLUSIONS OF LAW AND DECiSION & ORDER
CASE NO(S). CUP-06-00 I - PAGE 3 of 4
By action ofthe Planning & Zoning Commission at its regular meeting held on the 3rcl
day of Au~ I t) ~ ,2006.
COMMISSIONER MICHAEL ROHM
VOTED ~
COMMISSIONER DAVID MOE
VOTED~
COMMISSIONER WENDY NEWTON-HUCKABAY
VOTED~
COMMISSIONER KEITH BORUP
VOTED '^2:6~
COMMISSIONER DAVID ZAREMBA
VOTED "~~l\Jr
Attest:
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Copy served upon APpl~tie'~J,arllling Department, Public Works Department and City
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Attorney.
By: Sn~V\ [Y\ ~~
City Clerk
Dated:
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CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
CASE NO(S). CUP-06-00 1 - PAGE 4 of 4
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR TI-IE HEARING DATE OF JULY 20, 2006
STAFF REPORT
TO:
FROM:
SUBJECT:
Hearing Date: 7/20/2006
Planning & Zoning Commission
Jenny Veatch, Associate City Planner
Russell Dunstan
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MCU-06-001
Conditional Use Permit Modification for residential home built two feet into
five-foot setback in R-4 zone, by Russell Dunstan.
1. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST
The applicant, Russell Dunstan, has applied for a Conditional Use Permit Modification approval for a
residential home built two feet into a five-foot side setback in an R.4 zone. Mr. Dunstan was given a plat
that showed the lot frontage width as seventy-six feet. However, a revised plat shows the lot frontage is
actually seventy-four feet. The home was sold prior to discovering the mistake in the setback. The subject
site is located at 2593 W. Ditch Creek Drive, Lot 4 Block 15 in the Fulfer Subdivision #5, east ofN. Ten
Mile Road in Section 26, Township 4 North, Range 1 West. Note: There is some discrepancy in the
zoning for this site. This portion of the Lochsa Falls preliminary plat was sold to an adjoining developer
and final platted as Fulfer Subdivsion. The preliminary plat and CUP-02-012 in Lochsa faBs wefe zoned
R-4. The final plat fOf Fulfer Subdivision No.5 was also zoned R-4. However, the City of Meridian
Zoning map and the Ada County Assessor currently show the lot in question as zoned R-8. This report
reflects the R-4 zone designation. Staff is researching this discrepancy.
2. SUMMARY RECOMMENDATION
Staff met with the applicant for a pre.application meeting and provided the following options to the
applicant regarding the home constructed into the side setback. The applicant could tear down and
reconstruct the home. He could apply for a variance and staff would not be able to make the findings for
approval. It would go fOlWard to Council with a fecommendation fOf denial. Or, he could request
approval of a CU modification because the original CUP requested reduced setbacks. The applicant chose
the latter option. Staff has provided a detailed analysis of the requested application below. Staff
recommends approval of MCU-06-001, Conditional Use Permit (CUP) to modify the side setback of
CUP-02.0 12 of five feet to three feet for Russell Dunstan. at the site of 2593 W. Ditch Creek ONLY, as
presented in the Staff Report for the hearing date of July 20. 2006. subiect to the conditions listed in
Exhibit B. On Julv 20, 2006 the Meridian Plannin!! & Zonin!! Commission voted to approve the
subiect application with the conditions in Exhibit B.
a. Summary of Public Hearings:
i. ill favor: Russell Dunstan
ii. In opposition: None
iii. Commenting: None
iv. Staff presenting application: Jenny Veatch
v. Other staff commenting on application: Caleb Hood
b. Key Issues of Discussion by Commission:
i. None
c. Key Commission Changes to Staff Recommendation:
i. ModifY Process Facts. 5.b. in Staff Report from "Miscellaneous applications.. ."
to read, "Modification to Conditional Use applications..."
3. PROPOSED MOTIONS
Russell Dunstan (MCU-06-001)-Page 1
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 20,2006
Approval
After considering all staff, applicant and public testimony, I move to approve File Number MCU-
06-001 as presented in the Staff Report for the hearing date of July 20,2006, 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 August 3, 2006.
Denial
After considering all staff, applicant and public testimony, I move to deny File Number MCU.06-
001 as presented during the hearing of July 20,2006, for the following reasons: (you must state
specific reason(s) for the denial of the Conditional Use Pennit Modification.) I further move to
direct Legal Department Staff to prepare an appropriate findings document to be considered at the
next Planning and Commission hearing on August 3, 2006.
Continuance
After considering all staff, applicant and public testimony, I move to continue File Number
MCU-06~001 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: 2S93 W. Ditch Creek Drive, Lot 4 Block 15, Fulfer Subdivision #5,
east ofTen Mile Road in Section 26, T4N R1 W.
b. Owners:
John and Sandra Calpin
2593 W. Ditch Creek Drive
Meridian, ill 83642
c. Applicant:
Russell Dunstan
175 Dewey Lane
Nampa, ill 83687
d. Representative: Russell Dunstan
e. Present Zoning: R-4
f. Present Comprehensive Plan Designation: Medium Density Residential
g. Description of Applicant's Request: The applicant is requesting Conditional Use Pennit
Modification approval for a residential home built two feet into a five foot side setback in an
RA zone. The home was sold prior to discovering the mistake in the setback.
1. Date of CUP Site Plan (attached in Exhibit A): October 5, 2005
5. PROCESS FACTS
a. The subject application will in fact constitute a conditional use as detennined by the Unified
Development Code. By reason of the provisions ofUDC 11-5B-6, a public hearing is required
before the Plalllling and Zoning Commission on this matter.
b. MiseellaaeOl:ls Modifications to Conditional Use applications are not currently addressed in
Title 11 of the Meridian City Code. It has been detennined by the City's Legal Department
Russell Dunstan (MCU-06-00 1) - Page 2
CITY OF MERIDIAN PLANNING DEPARTMENT STAFf REPORT fOR THE HEARING DATE OF JULY 20, 2006
that a miscellaneous application to amend a recorded development agreement will in fact
require a public hearing before the City Council.
c. Newspaper notifications published on: July 3rd and July 1 ih, 2006
d. Radius notices mailed to properties within 300 feet on: June 23rd, 2006
e. Applicant posted notice on site by: July lOth, 2006
6. LAND USE
a. Existing Land Use(s): Single~family residential
b. Description of Character of Surrounding Area: Residential
c. Adjacent Land Use and Zoning
1. North: Lochsa Falls Subdivision, zoned R-4.
2. East: Paramount Subdivision, zoned C-G.
3. South: Bridgetower Subdivision, zoned R-4.
4. West: Lochsa Falls Subdivision, zoned R-4.
d. History of Previous Actions: In August, 2003, CUP-02-0l2 was approved for the Planned
Development, Lochsa Falls Subdivision of which this site is a part, to allow reduced lot size
and frontage, and to exceed block length requirements. A side setback of five feet was
requested in the original CUP. This is the only setback that is applicable to this request for
modification of the CUP. (Please note that this portion ofthe Lochsa Falls preliminary plat
was sold to an adjoining developer and final platted as Fulfer Subdivsion.)
e. Existing Constraints and Opportunities
1. Public Works
Location of sewer: Building already selViced.
Location of water: Building already serviced.
Issues or concerns: None.
2. Vegetation: None.
3. Flood plain: NA
4. Canals/Ditches Irrigation: No major facilities.
5. Hazards: None
6. Existing Zoning: R-4
7. Size of Property: 9,250 square feet
f. Conditional Use Infonnation:
1. Non-residential square footage: N/ A
2. Proposed building height: 32 feet
3. Number of Residential units: 1
g. Off-Street Parking:
1. Parking spaces required: 2
2. Parking spaces proposed: 3
Russell Dunstan (MCU-06-001) - Page 3
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 20, 2006
h. Proposed and Required Residential Setbacks:
R-4
Setbacks (in feet) Proposed CUP-02-0l2 Required
Front Living Area (to sidewalk) 20 20 20
Front Accessed Garage (to sidewalk) 20 20 20
Side 3 5 5
Rear 48 15 15
Frontage (garage facing street) 74 60 80
Lot Size (garage facing street) 9,2S0 6,500 8,000
1. Summary of Proposed Streets and/or Access (private, public, common drive, etc.): Access to
the site will be from an existing street, W. Ditch Creek Drive. 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 June 30, 2006 Planning Staff held an agency comments meeting. The agencies and departments
present include: Meridian Fire Department, Meridian Police 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 "Medium Density Residential" on the Comprehensive Plan Future Land Use
Map. Medium density residential areas are anticipated to contain three to eight dwellings per acre (see
Chapter VII, Page 95 of the Comprehensive Plan.) 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 lTD. 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.
Russell Dunstan (MCU-06-001) - Page 4
CITY OF MERIDIAN PLANNING DEP ARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 20, 2006
· Chapter VII, Goal IV, Objective C, Action 1 - Protect existing residential properties from
incompatible land use development on adjacent parcels.
The applicant is proposing a modification to a conditional use in a residential zone. Staff
finds that the existing single-family residential properties to the north, south, east and west,
are compatible with the proposed (existing) site.
· Chapter VII, Goal IV, Objective C, Action 10 - Support a variety of residential categories
(low-, medium-, and high.density single-family, multi-family, townhouses, duplexes,
apartments, condominiums, etc
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.
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 ll-2A-2 lists single-family, detached dwellings as a
pennitted use in the R-4 zone.
b. Purpose Statement of Zone:
R-4 Medium.Density Residential: The purpose ofthe residential districts is to provide for a
range of housing opportunities consistent with the Meridian Comprehensive Plan.
Connection to the City of Meridian water and sewer systems is a requirement for all
residential districts. Residential districts are distinguished by the allowable density of
dwelling units per acre and corresponding housing types that can be accommodated within the
density range.
10. ANALYSIS
a. Analysis of Facts Leading to Staff Recommendation: Staff is generally supportive of the
proposed site design as presented in the CUP Site Plan labeled as Sheet S.1.0, prepared by
Gowanwood Associates, Inc., dated October 5,2005, with the following comments:
Existing Aoorovals: This site has previously been approved for a Conditional Use Pennit
(CUP-02-0l2) to a Planned Development, Lochsa Falls Subdivision of which this site is a
part, to allow reduced lot size and frontage, and to exceed block length requirements (see
above for proposed and required setbacks). Staff recommends that the existing home be
allowed to stay with the proposed use.
Uses: The applicant is proposing that the existing residential home which, was built two
feet into the five-foot setback, remain with no other changes.
Conditional Uses: In approving any conditional use, the decision-making body may prescribe
appropriate conditions, bonds and safeguards in confonnity 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, required
Russell Dunstan (MCU-06-001) - Page 5
CITY OF MERIDIAN PLANNING DEP ARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 20, 2006
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).
Vacation: To ensure that all of the conditions of approval listed in Exhibit B are complied
with, the applicant should be required to obtain a Vacation for the two~foot easement from
the Planning Department. The home encroaches into a public utilities, drainage and irrigation
easement centered on the interior lot lines of the subdivision.
b. Staff Recommendation: Staff recommends approval of MCU-06-00L Conditional Use
Pennit (CUP) to modify the side setback ofCUP-02-012 of five feet to three feet for Russell
Dunstan. at the site of 2593 W. Ditch Creek ONLY, as presented in the Staff Report for the
hearinl! date of Julv 20. 2006. subiect to the conditions listed in Exhibit B. On Julv 20. 2006.
the Meridian Plannine & Zonin!! Commission voted to aDDrove the subiect CUP with
the conditions listed in Exhibit B of the Staff ReDort.
11. EXHmITS
A. Drawings
1. CUP Site (dated October 5,2005)
B. Conditions of Approval
1. Planning Department
2. Public Works Department
3. Fire Department
4. Police Department
5. Sanitary Service Company
6. Ada County Highway District
7. Central District Health Department
8. Nampa and Meridian Irrigation District.
C. Required Findings from Zoning Ordinance
Russell Dunstan (MCU-06-00l) - Page 6
CITY OF MERiDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 20,2006
A. Drawings
1. CUP Site (dated October 5,2005)
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Exhibit A - Page 1
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 20,2006
B. Conditions of Approval
1. PLANNING DEPARTMENTS
1.1 The CUP Site Plan labeled as S-1.0, prepared by Gowanwood Associates, Inc., dated October 5,
2005 is approved, with the conditions listed herein. The applicant shall comply with all applicable
provisions from the previous CUP-02-012 approval for this site.
1.2 To ensure that all of the conditions of approval for MCU-06-001 are complied with, the
applicant shall be required to obtain a Vacation (V AC) for the two feet of public utilities,
irrigation and drainage easement.
1.3 The applicant shall have a maximum of 18 months to commence the use as permitted in
accord with the conditions of approval listed above.
2. PUBLIC WORKS DEPARTMENT
2.1 Public Works has no concerns with this application providing the applicant vacate the portion of
the easement in which the house is encroaching upon.
3. FIRE DEPARTMENT
3.1 The proposed project has no fIre department concerns.
4. POLICE DEPARTMENT
4.1 The Police Department has no concerns related to the site design submitted with the application.
5. SANITARY SERVICES COMPANY
5.1 SSC has no comments related to this application.
6. ADA COUNTY HIGHWAY DISTRICT
6.1 ACHD has no site specifIc requirements at this time.
7. CENTRAL DISTRICT HEAL TH DEPARTMENT
7.1 No objections to this proposal.
8. NAMPA AND MERIDIAN IRRIGATION DISTRICT
8.1 No comments on this application.
Exhibit B
CITY OF MERIDIAN PLANNING DEP ARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 20, 2006
C. Required Findings from Zoning Ordinance
1. Conditional Use Permit Modification Findings:
CUP Findings:
The Commission shall base its determination on the Conditional Use Permit Modification
request upon the following:
1. 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 Planning & Zoning Commission fmds the existing building on this site cannot accommodate
and meet all dimensional and development regulations of this district. This site has previously
been approved for a Conditional Use Permit (CUP.02-012) allowing reduced lot size, reduced
frontage, and exceeding block length requirements. The Commission should rely on Staffs
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.
The Planning and Zoning Commission finds that the designated Comprehensive Plan designation
for this property is "Residentia1." 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.
The Plarming and Zoning Commission fmds that if the applicant complies with the conditions
outlined in this report, the general design, construction, operation, and maintenance of the
proposed use should be compatible with other uses in the general neighborhood and with the
existing and intended character of the area.
4. That the proposed use, if it complies with all conditions of the approval imposed, will
not adversely affect other property in the vicinity.
The Planning and Zoning Commission 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.
The Planning and Zoning Commission fmds 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, the
Exhibit C
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 20, 2006
Commission 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.
The Planning and Zoning Commission finds there will not be 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.
The Planning and Zoning Commission does not anticipate the proposed use will create excessive
noise, smoke, fumes, glare, or odors. The Commission 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.
The Planning and Zoning Commission 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. The Commission finds that the proposed use will not result in the
destruction, loss or damage of any natural, scenic or historic feature of maj or importance.
Exhibit C