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HomeMy WebLinkAboutH&H Utility Contractors CUP July 31,2006 MERIDIAN PLANNING & ZONING MEETING APPLICANT H&H Utility Contractors, Inc. CUP 06-019 August 3,2006 ITEM NO. 3-8 REQUEST Findings of Fact and Conclusions of Law for Approval: Conditional Use Permit to construct 10,072.5 square foot addition for company offices, truck, equipment and material storage facilities on 3.68 acres in a C-G zone for H&H Utility Contractors - 225 W. Franklin Road AGENCY COMMENTS CITY CLERK: CITY ENGINEER: CITY PLANNING DIRECTOR: CITY ATTORNEY CITY POLICE DEPT: CITY FIRE DEPT: CITY BUILDING DEPT: See Attached Findings ~ prov"t' DrY) /' lc) /1/'/+ '7 -') ~)~ CITY WATER DEPT: CITY SEWER DEPT: CITY PARKS DEPT: MERIDIAN SCHOOL DISTRICT: SANITARY SERVICES: ADA COUNTY HIGHWAY DISTRICT: CENTRAL DISTRICT HEALTH: NAMPA MERIDIAN IRRIGATION: SETTLERS'IRRIGATlON: IDAHO POWER: INTERMOUNTAIN GAS: OTHER: I contacled~~ Date fill Phone Emailed: . , PIC; ;;; lk(('~talf Initials: ~ Materials presented at public meetings shall become property of the City of Meridian. ~ July 17, 2006 MERIDIAN PLANNING & ZONING MEETING CUP 06-019 July 20,2006 APPLICANT H&H Utility Contractors, Inc. ITEM NO. 4 REQUEST Continued Public Hearing from July 6, 2006: Conditional Use Permit to construct 10,072.5 Sl 10,072.5 square foot addition for company offices, truck, equipment and material storage facilities on 3.68 acres in a C-G zone for H&H Utility Contractors - 225 W. Franklin Road AGENCY COMMENTS CITY CLERK: See Previous Item Packet / Attached Minutes CITY ENGINEER: CITY PLANNING DIRECTOR: CITY ATTORNEY CITY POLICE DEPT: CITY FIRE DEPT: CITY BUILDING DEPT: CITY WATER DEPT: CITY SEWER DEPT: CITY PARKS DEPT: MERIDIAN SCHOOL DISTRICT: SANITARY SERVICES: ADA COUNTY HIGHWAY DISTRICT: CENTRAL DISTRICT HEALTH: fl-. ~ rO u--<---- fJ}Y/pv g{) NAMPA MERIDIAN IRRIGATION: SETTLERS'IRRIGATION: See Attached Comments IDAHO POWER: INTERMOUNTAIN GAS: OTHER: See attached Affidavit of Posting Contacted: y ()~. ~c,'\( 00 r Date: 111 'ill ()(, Phone: '1)..'1- 'if,tJ g ~ Emalled: ~(( ck € M~e~(J CUJ4.rc.tL. ~OM Staff Initials: -1l<.... ~ . Materials presented at public meetings shall become property of the City of Meridian. ~ Meridian Planning & Zoning Meeting July 6, 2006 Page 41 of 51 Rohm: Okay. It's been moved and seconded to approve CUP 06-017, to include the staff comments and amendments to that by the applicant -- by the motion itself. All those in favor say aye. Opposed same sign? Motion carried. Thank you for coming in. MOTION CARRIED: FOUR AYES. ONE ABSENT. Rohm: We are going to take a short break about -- Borup: About now. Rohm: -- about now, about 12 minutes. 9: 15 we will reconvene. (Recess.) Item 10: Public Hearing: CUP 06-019 Request for a Conditional Use Permit to construct 10,072.5 square foot addition for company offices, truck, equipment and material storage facilities on 3.68 acres in a C-G zone for H & H Utility Contractors, Inc. by H & H Utility Contractors, Inc. - 225 West Franklin Road: Rohm: Okay. Ladies and gentlemen, we are now going to reconvene the regularly scheduled meeting of the Meridian Planning and Zoning Commission for July 6, 2006. And the next item on our agenda is a Public Hearing for CUP 06-019, for H&H Utilities Contractors and at this time I would entertain a motion to continue this hearing to the next regularly scheduled meeting of July 20th, 2006, because it was improperly noticed and -- Moe: So moved. Rohm: So moved. Hood: Mr. Chair, just a point of clarification. It was improperly posted. The city clerk sent out notices -- Rohm: Improperly posted. Excuse me. Hood: And so the applicant needs to post the site. Rohm: Yeah. I apologize. Improperly posted. Is there a second? Borup: Second. Rohm: It's been moved and seconded that we continue Public Hearing CUP 06-019 to the regularly scheduled meeting of July 20th, 2006. All those in favor say aye. Opposed the same sign. Motion carried. Meridian Planning & Zoning Meeting July 6, 2006 Page 42 of 51 MOTION CARRIED: FOUR AYES. ONE ABSENT. Item 11: Public Hearing: AZ 06-027 Request for Annexation and Zoning of 3.92 acres to an R-8 zone for Tapestry Subdivision by Raftis Tapestry, LLC- 635 and 675 South Linder Road: Item 12: Public Hearing: PP 06-026 Request for Preliminary Plat approval of 20 residential lots and 4 common lots on 3.92 acres in a proposed R-8 zone for Tapestry Subdivision by Raftis Tapestry, LLC - 635 and 675 South Linder Road: Rohm: At this time I'd like to open the last hearing for this evening. It's Public Hearing AZ 06-027 and Public Hearing PP 06-026, both related to Tapestry Subdivision and begin with the staff report. Veatch: Thank you, Chairman Rohm, Commissioners. Before I begin I just want to say that in the staff report, in the section where it says history of previous actions, it was pointed out to me that this subdivision had come in in the past, I guess it was seen last year, and at the time it was denied and, I'm sorry, I did not know that, so -- I'm going to let Caleb -- Hood: Just to follow that up a little bit, since I was here. It was not my project, but this last year what was reviewed by the city and eventually denied by the City Council and also this body recommended denial of was the southern three-quarters or four-fifths of the property that's before you tonight, they have acquired that strip north of -- which was a big point of contention and in talking with Commissioner Zaremba again, this is the other item that he wanted me to kind of express some of his concerns about this item -- or the two reasons that he felt that it was denied last time and he still thinks that those two items still exist on this site and one of them is that there is limited access for emergency vehicles. The only way you can get into this site is from Franklin Road, heading south on Linder, and he doesn't believe that it's -- the timing is appropriate for any new development in this area until the bridge across the -- I think it's the Nine Mile -- maybe the Ten Mile -- happens, which still hasn't and I know we are working with the property owner here, I believe, to get that bridge so emergency vehicles do have two ways in and out of this area. His other concern was access to the site generally and not allowing an access point to the site from Linder Road. When the overpass gets constructed in the future, it will be fairly close to the base of that and he just doesn't feel it's appropriate to have an access point there. So, I did just want to express those concerns. He asked me to express those for him this evening, so I'll stand for any questions, but I believe I covered his concerns with this project. Veatch: Okay. So, we do have Tapestry Subdivision. The application has brought tapestry and they are proposing 3.92 acres be annexed and zoned from R-1 to R-8. And that would be for 20 single family residential building lots and four common lots. You will see, however, though the number of residential building lots has changed per the staff H-rH 7/dO ~&~1~'D~ 1503 FIRST STREET SOUTH NAMPA, IDAHO 83651 -4395 FAX # 208-463-0092 21 June 2006 phones: Area Code 208 OFFICE: Nampa 466-7861 SHOP: Nampa 466-0663 't11!~,,~:;t E-:; I'lJ:]"-) .-,""~,,, ,~ Io:.'!_'" ~ Planning & Zoning Commission City of Meridian --u6(j--E:-Wij~e1tQwetLane Suite-z02 Meridian, ID 83642 _f (f! :~':'~ni:;' - - CITY- OF MEF~iDjAN ,-... IT r'l r- ~ 1."- ,_." -...- ~-,', ',,' ~ ,,= "': r< (J F ;.- : ( .' r- RE: CUP 06-019/Addition at 225 W. Franklin Rd. Dear Anna: If all storm drainage is retained on-site there will be no impact on Nampa & Meridian hTigation District and no further review will be required. However, if any surface drainage leaves the site, the Nampa & Meridian Irrigation District requires that a Land Use Change Application is filed for review prior to final platting. Please contact Donna Moore at 466-7861 for further information. All laterals and waste ways must be protected. The developer must comply with Idaho Code 3 1- 3805. It is recommended that irrigation water be made available to all developments within the Nampa & Meridian Irrigation District. Sincerely, Bill Henson Asst. Water Superintendent Nampa & Meridian Irrigation District BHldbg c: file - Office/Shop , , ,.: ':'...:_::: .', '-- ........~- APPROXIMATE IRRIGABLE ACRES RIVER FLOW RIGHTS - 23,000 BOISE PROJECT RIGHTS. 40,000 ~&~~oi&e 1503 FIRST STREET SOUTH NAMPA, IDAHO 83651-4395 FAX # 208-463-0092 26 June 2006 phones: Area Code 208 OFFICE: Nampa 466-7861 SHOP: Nampa 466-0663 Patrick McKeegan, Architect 4696 Overland Road, Suite 274 Boise, 10 83705 _.__ ."_ 0" _ RE: Land Use Change Application - ProDertv at 225-W. -Franklin Road: Meridian. - Please note the District now requires three (3) sets of plans Dear Mr. McKeegan: Enclosed please find a Land Use Change Application for your use to file with the Irrigation District for its review on the above-referenced development. If this development is under a "rush" to be finalized, I would recommend that you submit a cashier's check, money order or cash as payment of the fees in order to speed the process up. If you submit a company or personal check, it must clear the bank before processing the application. Should this development be planning a pressure urban irrigation system that will be owned, operated and maintained by the Irrigation District, I strongly urge you to coordinate with John P. Anderson, Water Superintendent for the Irrigation District, concerning the installation of the pressure system. Enclosed is a questionnaire that you must fill out and return in order to initiate the process of contractual agreements between the owner or developer and the Irrigation District for the ownership, operation and maintenance of the pressure urban irrigation system. If you have any questions concerning this matter, please feel free to call on me at the District's office, or John P. Anderson, at the District's shop. Sincerely, /)JIuL 11. 7f)~ Donna N. Moore, Asst. Secretaryrrreasurer NAMPA & MERIDIAN IRRIGATION DISTRICT DNM/smc cc: File Water Superintendent Meridian City Planning & Zoning Commission H & H Utility Contractor's Inc., 200 E. Broadway, Meridian, 10 83642 enc. APPROXIMATE IRRIGABLE ACRES RIVER FLOW RIGHTS. 23,000 BOISE PROJEO RIGHTS - 40,000 Legal Notice Sign Posting Affidavit 225 W. Franklin Road This certifies that on July 7.20061 posted the attached sign in conformance with Meridian Zoning Ordinance Section 11-5A-5 on a post perpendicular to Franklin Road. Dated this ~ day of July. 2006 ~RE C E IV-ETl ~4J.#~ Name ,': >,. , .) '" 'ii .'101.: ...:~ .~~(,h.. \'J CITY OF MERIDIA~", CITY CLERK or:::r:~wr Subscribed and Sworn to before me the day and year first above written. ~t.~ ....... .~~ E/... fi)..~" ,;-i"h...~O. .- ~#J;:J)o-cJ-...,~.. ~~ ..~~. . ' : '.\'!II' .., I' · ......,. ., . ,-1 , . . I , .. · .. C " ,. .' , 11._'" ,~,. . ',~-u,\ttu};.,~~... '. dl';..~-.._-~....<-.'t-:.' .-- :Jl1EOl' >>".. ....... Notary Public for Idaho Residing at: ~ J~ Od-. '--7. 2DoQ My Commission Expires: -,' , ,.' '" . ".-./>-. ..;;.- :.. ~ ~": ,~ ~~~-".'",~...::..... ".,..-. ."".:" - ". .. . RE,C~1VED.~_ JU " .,' .'." '.1- ',~.' """" .,.,........ J -;:;, . .... ^~"- 1'"'. ",--.' 11 $* Llt1lA+t Cu-'V OLo.-o!C) CITY OF MERIDIAN PUBLIC HEARING SIGN-UP SHEET DATE July 20, 2006 ITEM # 4 PROJECT NUMBER CUP 06-019 PROJECT NAME H&H Utility Contractors, Inc. NAME (PLEASE PRINT) FOR AGAINST NEUTRAL G~ f'~ J j,/, ;Ie tL -t ^-- V .t(J:!;r j ~~ I VED JUL 2 0 2006 ~!tyot Meridim City Clerk Office July 3, 2006 MERIDIAN PLANNING & ZONING MEETING CUP 06-019 July 6, 2006 APPLICANT H&H Utility Contractors, Inc. ITEM NO. 10 REQUEST Public Hearing - Conditional Use Permit to construct 10,072.5 square foot addition for company offices, truck, equipment and material storage facilities on 3.68 acres in a C-G zone for H&H utility Contractors - 225 W. Franklin Road AGENCY COMMENTS CITY CLERK: CITY ENGINEER: CITY PLANNING DIRECTOR: CITY ATTORNEY CITY POLICE DEPT: CITY FIRE DEPT: CITY BUILDING DEPT: CITY WATER DEPT: CITY SEWER DEPT: See attached Staff Report CD ~+f nt..A.L r / H- -fD -7-~-e ~6 tc m~~ IQh/} 4-/'1 L) No Comments CITY PARKS DEPT: MERIDIAN SCHOOL DISTRICT: SANITARY SERVICES: ADA COUNTY HIGHWAY DISTRICT: CENTRAL DISTRICT HEALTH: NAMPA MERIDIAN IRRIGATION: SETTLERS' IRRIGATION: IDAHO POWER: INTERMOUNTAIN GAS: See attached Comments Phone: c; :;.rj- R'~ O~ (jvu M< ~ Materials resented at pu lie meetings shall become property of the City of Meridian. <~ ctGfidl!ft~\ y IDAHO ) "''''r" ./ 'l'f<l,TI1EASUREV"i I~~~re that your comments and recommendations will be considered by MAYOR ',I &' J tI~~J111fltanning and Zoning Commission please submit your Tammy de Weerd ~,J."" ' y ~J ts and recommendations to Meridian City Hall )IOJ 1 ' , !!, CIIT COONCIL MEMBERS Attn: Wi~lEilig, City Clerk, by: June 26, 2006 Keith Bird CJ ry a.I~Iltl?;1ttt~~Pft~.: .J~une 12, 2006 File No.: CUP 06-019 Joseph W. Borton, ". . -"""""',_,, .",' ,J. ,., r. Charles M. Rountree \ r/~ ~)TE~ifitDqt~;-~,': -;July 6, 2006 Shaun Wardle ReqUest~-pJjfftCi-li9aring - Conditional Use Permit to construct 10,072.5 square foot addition for company offices, truck, equipment and material storage facilities on 3.68 acres in a C-G zone for H&H Utility Contractors, Inc. By: H&H Utility Contractors, Inc. Location of Property or Project: 225 W. Franklin Road TRANSMITTALS TO AGENCIES FOR COMMENTS ON DEVELOPMENT PROJECTS WITH THE CITY OF MERIDIAN CIIT DEPARTMENTS City Attorney/HR 703 Main Street 898-5506 (City Attorney) 898~5503 (HR) Fax 884-8723 Fire 540 E. Franklin Road 888-1234 / fax 895-0390 David Zaremba (no FP) David Moe (no FP) Wendy Newton-Huckabay (No FP) Michael Rohm (No FP) Keith Borup (No FP) Tammy de Weerd, Mayor Charlie Rountree, CIC Joe Borton, CIC Keith Bird, C/C Shaun Wardle, CIC Water Department << Sewer Department Sanitary ServiceS(No VAR, VAC, FP) - Building Department I Rich Greene Fire Department Police Department City Attorney City Engineer City Planner Parks Department Parks & Recreation 11 W. Bower Street 888-3579 / fax 898-5501 Planning 660 E. Watertower Lane Suite 202 884-5533 / fax 888-6844 Police 1401 E. Watertower Lane 888-6678 / fax 846-7366 Public Works 660 E. Watertower Lane Suite 200 898-5500 / fax 895-9551 - Building 660 E. Watertower Lane Suite 150 887-2211 I fax 887-1297 -"" -Wastewater 3401 N, Ten Mile Road 888-2191/ fax 884-0744 - Water 2235 N.W. 8th Street ---S88~5242 / fax 884-1159 Your Concise Remarks: Meridian School District (No FP) Meridian Post Office(FP/Pp only) Ada County Highway District Ada County Development Services Central District Health Nampa Meridian Irrig. District Settlers Irrig. District Idaho Power Co. (FP,PP,CUP) Qwest (FP/PP only) Intermountain Gas (FP/PP only) Bureau of Reclamation (FP/PP only) Idaho Transportation DepI. (No FP) Ada County Ass. Land Records Meridian Development Corp. Historical Preservation Comm. REC.EIVED JUNI 6 2006 C~ty Of Meridian lty Clerk Office CITY HALL 33 EAST IDAHO AVENUE MERIDIAN, IDAHO 83642(208) 888-4433 CITY CLERK - FAX 888-4218 FINANCE & UTILITY BILLING - FAX 887-4813 MAYOR'S OFFICE - FAX 884-8119 Printed on recycled paper J Patrick McKeegan = Architects RECEIVED JUN 0 6 200ti 8JIYcOf Merjdian 1 Y lerk Office 4696 Overland Road, Ste 274 PO Box 5845, Boise, ID 83705-0845 208.424.8608 Fax 208.424.8609 www.mckeeganarch.com Legal Notice Sign Posting Affidavit 225 W. Franklin Road This certifies that on June 2, 2006 I posted the attached sign in conformance with Meridian Zoning Ordinance Section 11-5A-5 on a post facing Franklin Road. Subscribed and sworn to before me the day and y. Residing at: My Commission Expires: '" 7(P ('~I';~ CHDD~E~~TATRARRIATCMl-JN~ CENTRAL DISTRICT HEALTH DEPARTMENT .11 L Environmental Health Division Return to: o Boise DEagle o Garden City ~eridian o Kuna OACZ o Star Rezone # Conditional Use # C.JU por:, --0/7 Preliminary / Final/Short Plat 01. 02. 03. 04. 05. Os. 07. Os. 09. ~kak We have No Objections to this Proposal. ,"'; ,\,1, ,}flO't'" - ., \ L., \o1.L..() .; We recommend Denial of this Proposal. CITY OF MERIDIAN Specific knowledge as to the exact type of use must be provided before we ca~~~~~~~ 10~fii';Pr~~kl.! r: r:: We will require more data concerning soil conditions on this Proposal before we can comment. Before we can comment concerning individual sewage disposal, we will require more data concerning the depth of: o high seasonal ground water 0 waste flow characteristics o or bedrock from original grade 0 other This office will require a study to assess the impact of nutrients and pathogens to receiving ground waters and/or surface waters. This project shall be reviewed by the Idaho Department of Water Resources concerning well construction and water availability. After written approval from appropriate entities are submitted, we can approve this proposal for: o central sewage 0 community sewage system 0 community water well o interim sewage 0 central water o individual sewage 0 individual water The following plan(s) must be submitted to and approved by the Idaho Department of Health & Welfare, Division of Environmental Quality: o central sewage o sewage dry lines o community sewage system o central water o community water o 16. -Run-off is not to create a mosquito breeding problem. o 11. This Department would recommend deferral until high seasonal ground water can be determined if other considerations indicate approval. o 12. If restroom facilities are to be installed, then a sewage system MUST be installed to meet Idaho State Sewage Regulations. o 13. We will require plans be submitted for a plan review for any: o food establishment 0 swimming pools or spas o beverage establishment 0 grocery store o child care center Date: 6' /L2.J~ Reviewed By: c:::; __ ~ o 14. Please see attached stormwater management recommendations 1'vr'15. A/b tJ$;u,c ~A>_ F dH"&' i/_.~ "pi .J~/d~ ~' I' Lr. C ()>>NP-~~_~ ,.(,~A: it ( 15726.001 EH0904 Review Sheet CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 6, 2006 STAFF REPORT TO: FROM: SUBJECT: Hearing Date: 7/6/2006 Planning & Zoning Commission Caleb Hood, Current Planning Manager H & H Utility Contractors, Inc. CUP-06-019 ~' ., cU;;;;dl~';>'; .\ , ID.\H(I } It j- ~. -/.. '~~~:t I'''w,{- I -._~~-~ Ji_'4 ...~;.y~~,~~t /.,l-!~"'! ..-' '': ~:&t Conditional Use Pennit for Equipment Rental, Service, Outdoor Storage, and Commercial Offices in the C-G zone, by H & H Utility Contractor's Inc. 1. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST The applicant, H & H Utility Contractors, Inc., has applied for Conditional Use Pennit approval to operate an equipment rental, service, outdoor storage, and commercial office facility in the C-G (General Retail and Service Commercial District) zone. The subject site is located on the south side of Franklin Road, approximately 700-feet west of Meridian Road. 2. SUMMARY RECOMMENDATION Staff has provided a detailed analysis of the requested application below. Staff recommends approval of CUP-06-019 for H & H Utility Contractors. Inc. as presented in the Staff Report for the hearine date of Julv 6. 2006. subiect 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- 06-019 as presented in the Staff Report for the hearing date of July 6, 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 July 20, 2006. Denial After considering all staff, applicant and public testimony, I move to deny File Number CUP-06- 019 as presented during the hearing of July 6, 2006, for the following reasons: (you must state specific reason(s) for the denial of the conditional use pennit.) 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 July 20, 2006. Continuance After considering all staff, applicant and public testimony, I move to continue File Number CUP-06-019 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: 225 W. Franklin Road; south side of Franklin Road, approximately 700-feet west of Meridian Road; Section 13, T3N R1 W b. Owners: Pioneer Exchange Accommodation Title Holder #73, LLC 703 Americana, Ste. 120 H & H Utility Contractors, Inc. (CUP-06-019) - Page 1 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 6,2006 Boise, ill 83702 c. Applicant: H & H Utility Contractor's, Inc. 200 E. Broadway Avenue Meridian, ill 83642 d. Representative: Patrick McKeegan, Architect e. Present Zoning: C-G f. Present Comprehensive Plan Designation: Commercial g. Description of Applicant's Request: The applicant is requesting Conditional Use Permit approval to operate an outdoor storage, equipment rental, service, and office facility. The applicant is proposing to use the existing buildings on this site and construct additional structrues for this use. 1. Date of CUP Site Plan/Landscape Plan (attached in Exhibit A): April 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 Il-5B-6, a public hearing is required before the Planning and Zoning Commission on this matter. b. Newspaper notifications published on: June 19th and July 3rd, 2006 c. Radius notices mailed to properties within 300 feet on: June 9th, 2006 d. Applicant posted notice on site by: June 26th, 2006 6. LAND USE a. Existing Land Use(s): Vacant car dealership b. Description of Character of Surrounding Area: Mixed uses, see below. c. Adjacent Land Use and Zoning 1. North: Commercial retail and office uses, zoned C-G (Fuel station and convenience store and office spaces). 2. East: Mobile home park, zoned R-15. 3. South: R.V. Park, zoned C-G. 4. West: Bar; Vacant property, zoned C~G. d. History of Previous Actions: In 1997, a CUP was issued on this site for a retail car dealership. In July of 2000, a variance to the landscape buffer requirements along the east property line was granted. V AR-OO-OlO allowed a 10-foot wide landscape buffer along the east property line. In November of 2000, a CUP was approved for this site, allowing a 20-foot wide landscape street buffer adjacent to Franklin Road. e. Existing Constraints and Opportunities 1. Public Works Location of sewer: Main building already serviced from mains in Franklin Road. H & H Utility Contractors, Inc. (CUP-06-0I9) - Page 2 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 6, 2006 Location of water: Main building already serviced from mains in Franklin Road. Issues or concerns: None. 2. Vegetation: None. 3. Flood plain: NA 4. Canals/Ditches Irrigation: No major facilities. 5. Hazards: None, as long as things are stored appropriately on this site. 6. Existing Zoning: C-G 7. Size of Property: 3.68 acres f. Conditional Use Information: 1. Non-residential square footage: 31,743, including the existing and proposed structures 2. Proposed building height: varies, maximum of 22 feet 3. Number of Residential units: 0 g. Off~Street Parking: 1. Parking spaces required: 21 2. Parking spaces proposed: 38 h. Proposed and Required Non-Residential Setbacks: C.G Standard Front Side o feet o feet o feet 65 feet (22 feet proposed) None Rear Max. Building Height Min. Lot Size Min. Street Frontage None 1. Summary of Proposed Streets and/or Access (private, public, common drive, etc.): Access to the site will be from an existing curb cut to Franklin Road, located in the center of this site. 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 16, 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 "Commercial" on the Comprehensive Plan Future Land Use Map. In Chapter VII of the Comprehensive Plan, "Commercial" areas are anticipated to provide a full range of commercial and retail to serve area residents and visitors. Staff finds the following Comprehensive Plan policies to be H & H Utility Contractors, Inc. (CUP-06-0 19) - Page 3 CITY OF MERIDIAN PLANNING DEPARTMENT 8T AFF REPORT FOR THE HEARING DATE OF JULY 6, 2006 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. 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. . "Require all commercial 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. . "Require appropriate landscape and buffers along transportation corridors (setback, vegetation, low walls, berms, etc.)." (Chapter VII, Goal IV, Objective D, Action 4) Please see bullet above and Section 10 below for additional information regarding landscaping on this site. A 25-foot wide landscape buffer is typically required adjacent to Franklin Road. However, in 2000 the City approved a reduction to the standard 25-foot wide buffer and allowed a 20-foot wide buffer for 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) H & H Utility Contractors, Inc. (CUP-06-019) -Page 4 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 6, 2006 The applicant is not proposing any new access points to Franklin Road, an arterial street. All vehicular access will be taken from the existing driveway tolfrom Franklin Road. 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 1l.2B-2 lists Equipment rental, sales and services as a Conditional use in the C-G zone. Outside storage is listed as an accessory use in the C.G zone. b. Purpose Statement of Zone: The purpose of the Commercial Districts is to provide for the retail and service needs of the community in accord with the Meridian Comprehensive Plan. Four Districts are designated which differ in the size and scale of commercial structures accommodated in the district, the scale and mix of allowed commercial uses, and the location of the district in proximity to streets and highways. C.G General Retail And Service Commercial District: The purpose of the C-G district is to provide for commercial uses which are customarily operated entirely or almost entirely within a building; to provide for a review of the impact of proposed commercial uses which are auto and service oriented and are located in close proximity to major highway or arterial streets; to fulfill the need of travel-related services as well as retail sales for the transient and permanent motoring public. All such districts shall be connected to the municipal water and sewer systems of the city, and shall not constitute strip commercial development and encourage clustering of commercial development. 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/Landscape Plan labeled as Sheet SDl.l, prepared by Patrick McKeegan Architects, dated April 2006, and the landscaping proposed, with the following comments: 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 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 (ODC ll-5B- 6D). Due to the nature of the proposed use and the existing and anticipated uses near this site, staff is recommending specific conditions be placed on this business that will minimize, or alleviate the adverse impacts that this use may pose to nearby properties in this part of the city. Please see below and Exhibit B for the proposed conditions. Existing Approvals: This site has previously been approved for a car dealership. Associated with the car dealership approval, the City has previously approved a 20-foot wide landscape buffer along Franklin Road, and a lO-foot wide landscape buffer adjacent to the residential H & H Utility Contractors, Inc. (CUP-06-0 19) - Page 5 CITY OF MERIDIAN PLANNING DEP ARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 6, 2006 uses to the east. Staff reconunends that the existing landscape buffer widths be allowed to stay with the proposed use. Screening: The applicant is proposing, and staff is supportive of, a 6-foot tall solid fence being constructed around the outdoor storage area. This fence should be constructed of either wood or vinyl and with the installation of the proposed rolling gates, fully enclose the storage area. Further, no equipment should be stored above the 6-foot tall fencing; all equipment should be fully screened from view. Uses: The applicant is proposing to use this site for the company offices, storage of trucks and other equipment. With the existing and proposed structures, there will be approximately 31,743 square feet of building on this site. Approximately 15,000 square feet will be a canopy area for vehicles, approximately 12,000 square feet will be for office and shop areas, approximately 2,500 square feet will be for tool and equipment storage, and approximately 2,100 square feet will be used for a maintenance building. Approximately 18% of the site will be paved, 6% of the site will be landscaped, and 57% of the site will be used as the outdoor storage area. Minor maintenance of the service trucks may be allowed on this site. Due to the proximity of the residential uses, the facility should not be used as a service garage, a repair shop, or any like use. Access: There is an existing driveway to/from Franklin Road for this site. This driveway is located approximately 100-feet west of the east property line. The applicant is proposing to use the existing driveway 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. LandscaDing:: The landscaping shown on the Site/Landscape Plan prepared by Patrick McKeegan Architects is approved with the following modifications/notes: . UDC Table 1l~2B~3 requires a 25-foot wide landscape street buffer, located entirely outside of the right-of-way, along arterial streets. Franklin Road is an arterial street. The submitted landscape plan shows a 20-foot wide landscape buffer adjacent to Franklin Road. As noted above, a 20-foot wide landscape buffer adjacent to Franklin Road has previously been reviewed and approved by the City. . UDC Table 11-2B-3 requires a 25-foot wide land use buffer between C-G zoned property and residentially zoned property. There are residences directly east of the subject site. As noted above, a lO-foot wide landscape buffer adjacent to the residences to the east has previously been reviewed and approved by the City. However, staff recommends that additional landscape materials be installed within the 10- foot wide landscape buffer, to provide better screening/buffering. Additional materials should be installed along the eastern property line, adjacent to the proposed parking stalls. Said materials should be installed in accordance with UDC 11-3B-9. . UDC 11-3B-8C2 requires landscape planters to be constructed to break up long rows of parking stalls. A maximum of 12 parking stalls shall be allowed in a row, until a landscape planter is constructed. Landscape planters are also required on the ends of rows to prevent cross-space driving. Said landscape planters shall contain a minimum of 50 square feet of are and be at least 5-feet wide, measured inside curbs. At least one tree and H & H Utility Contractors, inc. (CUP-06-019) - Page 6 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 6,2006 vegetative groundcover should be placed with said landscape planters. Landscape planters should be added to and modified within the proposed internal parking lot, spaced and landscaped in accordance with UDC ll-3B- 8C2. Specifically planters should be added to both ends of the parking areas adjacent to Franklin Road, and all of the internal planters shall be widened to be at least 5-feet wide. · 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: The applicant is proposing to construct 38 parking stalls for this use; 21 parking stalls are required by Ordinance. UDC Table ll-3C-l requires 90-degree parking stalls to be 19-feet long, adjacent to 25-foot wide drive aisles. UDC 11-3C-5B4 allows parking stall dimensions to be reduced by 2 feet in length if 2 feet is added to the width of the sidewalk or landscape area. The parking in the northeast side of the site should be revised to comply with the UDC. Gates: The applicant is proposing to gate both of the entrances into the storage area. Staff is supportive of this request, as there is adequate stacking for vehicles that use the entrances and exits of the storage yard. Outdoor Storage: The applicant is not proposing to pave the area behind the proposed gates - the storage yard. The UDC requires all vehicle use areas to be improved with an impervious surface. Staff recommends that the Commission require the applicant to improve the storage area with a dustless material (e.g. - recycled asphalt or some other dust-abatement material that is annually applied). The UDC has specific standards for outside storage facilities. UDC 11~4-3.33 requires: that all materials to be stored outside of any required yard (setback); that stored items shall not block sidewalks or parking areas and may not impede vehicular or pedestrian traffic; that the site shall not be used as a vehicle wrecking or junkyard; that the items stored on site shall be limited to those items owned or used by the business; and that any storage of fuel or hazardous material shall be located a minimum of 1,000 feet from a hospital. The subject site should be subject to the above-listed standards. Certificate of Zoning ComDliance: 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-lA). 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 Plarming Department prior to establishing the subject use. Elevations: The applicant has submitted front elevations for the new shop/office area that will be visible from Franklin Road. The elevations prepared by Patrick McKeegan Architects, dated April 2006, and attached in Exhibit A, show a metal roof, stucco and CMU walls, and aluminum accents. Staff is supportive of the proposed elevation from Franklin Road. b. Staff Recommendation: Staff recommends approval of CUP-06-019 for H & H Utility Contractors. Inc.. as presented in tbe Staff Report for tbe beann!! date of Julv 6. 2006 H & H Utility Contractors, Inc. (CUP.06-019) - Page 7 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF illL Y 6,2006 based on the Findin2s of Fact as listed in Exhibit C and subject to the conditions of aDDroval as listed in Exhibit B. 11. EXHmITS A. Drawings 1. CUP Site/Landscape Plan (dated April 2006) 2. Building Elevations (dated April 2006) 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 Zoning Ordinance H & H Utility Contractors, Inc. (CUP-06-0 19) ~ Page 8 CITY OF MERIDIAN PLANNING DEP ARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 6, 2006 A. Drawings 1. CUP Site/Landscape Plan (dated April 2006) Exhibit A - Page 2 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 6, 2006 ! ; l ; ; - ; i ;~ 1~ l; 1 iaf I J I ~ ~ f . " II" I' I' 'Iq i.. , i " i ; d! .p! ).\:1 it! ' ,d I ill j! {Ii: ' ~, : 1 I i \ I (I II! I ~ ; i !!' la' Q .' l'i I ., I; iii, i .i ' ! h~ i PHlj! lnl! ~. I ! . w w~ ~ ~ ~ j-t~~H; i i ~ ; '1~ l!~ ,,~.. 2E~t; i ~ i: h~ ,~. f ~~ijij '''I "I: l; .,; ./ hI & l :: , 110 "'~;~ ~~i-f ~ ~ 'i ~ ) ~ . ~ ~ ~ t~ ~.,~.~ .~ ;. \I ~ 1'~,1~ .~ ~ '; ~ ~ ;' , ~ I h;! .. ' " ~ ~ l 'f Ii!, ! i'l I,i 11111 6 'I' ,(' S I , i I (ii, f I ,I , ! < . 11111 J II I (~'!r ,I' .. ..... ,. I,...., ~ j; I r I . . ,"U I .. ..,-----" I (k, rl i 'r ~ ...-- .- -, -, .~ ,~- i,,. (,: -, u'''"1 ....-- , ") 'j: i I I'o;r ,;:. ,"- I . '~""'j, riJJ::6fl:QI;L' ,': ---I--~- .. [~ H &' H'CONSTIlUCTIONJ ~ hank1ft\ R_c:l Mel'tdtaD,.lcSaILo , -== hlrhll MCa-. ~ ~.'~ "~~-~~..;.-:=:.~~~!-f..~I~~qq~ R7""lp..,~~_ra'u"", ~.~.~".,"'"._,,~.~ 2. Building Elevations (dated April 2006) Exhibit A - Page 2 , I r>:::7i.2,'/:, i 11: L~',~ I '" I l"! I i I .1.-= I ::Jj I ! ~' I -"_'"-_m.b--~:- @I I , , , il I : I:: I u_"'--:"-t ~ :) 'I D ~!g , 'E I , ~.-<"~..".-....;&,: CITY OF MERlDlAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 6,2006 I I I / 11 [\ / :1 I ~ -" I- ~ -4 t- ~~'.....~."..- r.::~ ! ' " :.....t i' . '. ~ ~ ...;. i ~ I- Exhibit A - Page 3 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF mLY 6, 2006 B. Conditions of Approval 1. PLANNING DEPARTMENTS 1.1 The Site Plan labeled as SD 1.1, prepared by Patrick McKeegan Architects, dated April 2006 is approved, with the conditions listed herein. The applicant shall comply with all applicable provisions from the previous CUP-00-047 and V AR~OO-OlO approvals for this site. 1.2 The landscaping shown on the Site/Landscape Plan prepared by Patrick McKeegan Architects is approved with the following modifications/notes: · The existing 20-foot wide landscape buffer adjacent to Franklin Road has previously been reviewed and approved by the City. · The existing lO-foot wide landscape buffer adjacent to the residences to the east has previously been reviewed and approved by the City. Additional landscape materials shall be installed within the lO-foot wide landscape buffer, to provide better screeninglbuffering for the residences to the east. Additional landscape materials shall be installed along the eastern property line, adjacent to the proposed parking stalls. Said materials should be installed in accordance with UDC 11-3B.9. · Landscape planters shall be added to and modified within the proposed internal parking lot, spaced and landscaped in accordance with UDC 11-3B-8C2. Specifically planters shall be added to both ends of the parking areas adjacent to Franklin Road, and all internal planters shall be widened to be at least 5-feet wide and contain at least 1 tree. · 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 Construct a 6-foot tall solid fence around the perimeter of the outdoor storage area. Said fence shall either be constructed of wood or vinyl. No equipment shall be stored above the screening fence; all equipment shall be fully screened from view. 1.4 This site shall not be used as a service garage, a repair shop, or any like uses. 1.5 Use the existing driveway to/from Franklin Road as access for this site. No new driveways to Franklin Road are proposed with this application and none are approved. 1.6 Revise the parking configuration in the northeast side of the site to comply with the unc. 1.7 The applicant shall improve the outdoor storage area with a dustless material such as recycled asphalt or some other dust-abatement material that is annually applied. The applicant shall propose some form of dust-abatement either at the public hearing or with the CZC submittal. 1.8 The subject site should be subject to the following standards: all materials to be stored outside of any required yard (setback); stored items shall not block sidewalks or parking areas and may not impede vehicular or pedestrian traffic; the site shall not be used as a vehicle wrecking or junkyard; the items stored on site shall be limited to those items owned or used by the business; and, that any storage of fuel or hazardous material shall be located a minimum of 1,000 feet from a hospital. 1.9 To ensure that all of the conditions of approval for CUP-06-019 are complied with, the applicant shall be required to obtain a Certificate of Zoning Compliance (CZC) pennit, and occupancy, from the Planning Department prior to establishing the proposed use. Exhibit B CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 6, 2006 1.10 The building elevation prepared by Patrick McKeegan Architects (Sheet SD 1.1, dated April 2006) is approved. 1.11 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. 1.12 No signs are approved with this CUP application. All business signs require a separate sign permit in compliance with the sign ordinance. 1.13 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 2.1 The applicant shall coordinate fire hydrant placement with the Public Works Department during plan review. 2.2 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. 2.3 During plan review a looped system may be required to achieve adequate fire flows. 2.4 The applicant shall provide a 20-foot easement for all public water/sewer mains outside of public right of way (include all water services and hydrants). Submit an executed easement (supplied by Public Works), a legal description, which must include the area ofthe easement (marked EXHIBIT A) and an 81/2" x II" map with bearings and distances (marked EXHIBIT B) for review. Both exhibits must be sealed, signed and dated by a Professional Land Surveyor. 2.5 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. 2.6 Applicant shall be required to pay Public Works development plan review, and construction inspection fees, as determined during the plan review process. 2.7 It shall be the responsibility of the applicant to ensure that all development features comply with the Americans with Disabilities Act and the Fair Housing Act. 2.8 Applicant shall be responsible for application and compliance with and NPDES Permitting that may be required by the Envirorunental Protection Agency. 2.9 Applicant shall be responsible for application and compliance with any Section 404 Permitting that may be required by the Army Corps of Engineers. 2.10 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 Final Approval of the fire hydrant locations shall be by the Meridian Fire Department. a. Fire Hydrants shall have the 4 Yz" outlet face the main street or parking lot aisle. b. The Fire hydrant shall not face a street which does not have addresses on it. c. Fire hydrant markers shall be provided per Public Works specifications. d. Fire Hydrants shall be placed on comers when spacing permits. e. Fire hydrants shall not have any vertical obstructions to outlets within 10'. Exhibit B CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 6,2006 f. Fire hydrants shall be place 18" above finish grade. g. Fire hydrants shall be provided to meet the requirements of the IFC Section 509.5. h. Show all proposed or existing hydrants for all new construction or additions to existing buildings within 1,000 feet ofthe project. 3.2 All entrance and internal roads and alleys shall have a turning radius of28' inside and 48' outside radius. 3.3 All driveways shall be straight or have a turning radius of28' inside and 48' outside and shall have a clear driving surface which is 20' wide. 3.4 Provide a 20-foot wide Fire Lane for all internal roadways all roadways shall be marked in accordance with Appendix D Section Dl03.6 Signs. 3.5 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. 3.6 Provide exterior egress lighting as required by the International Building & Fire Codes. 3.7 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). For Group R-3 and Group U occupancies, the distance requirement shall be 600 feet (183 m). 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). 3.8 Maintain a separation of 5' from the building to the dumpster enclosure. 3.9 There shall be a fire hydrant within 100' of all Fire Department cOlU1ections. 3.10 For addressing, Place 10" numbers on the building facing Franklin Road. 4, POLICE DEPARTMENT 4.1 No comments received. 5, PARKS DEPARTMENT 5.1 The Parks Department has no concerns related to the application. 6. SANITARY SERVICES COMPANY 6.1 Please contact Bill Gregory at sse (888-3999) for detailed review of your proposal and submit stamped (approved) plans with your certificate of zoning compliance application. Exhibit B CITY OF MERIDIAN PLANNING DEP ARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 6, 2006 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: 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 existing and proposed buildings and uses on this site can accommodate and meet all dimensional and development regulations of this district. However, previously this site has been granted modifications to the standard landscape buffers adjacent to Franklin Road and the residential properties to the west. Staff fmds 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 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. Staff finds that the designated Comprehensive Plan designation for this property is "Commercial." 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. 4. 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. Exhibit B CITY OF MERIDIAN PLANNING DEPARTMENT 8T AFF REPORT FOR THE HEARING DATE OF JULY 6, 2006 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 ofthe 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 fmancing 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 subj ect 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.