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HomeMy WebLinkAboutStaff Comments STAFF REPORT TO: FROM: SUBJECT: Hearing Date: December 7,2006 Planning & Zoning Commission Sonya Watters, Associate City Planner Pammy Cakes Childcare (CUP-06-037) ~'? " CrrYOI' ~, ~ridid"~~k;;'~\ \ ,;.. ID.\HO I ~~ ~t: /Ii . _ , ~.,..".,'''' ,,1~;~. .!Il CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 7,2006 Conditional Use Permit for a Group Childcare Facility for Seven to Twelve (7~ 12) Children in an R-8 zone 1. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST The applicant, Pamela Minshew, has applied for Conditional Use Permit (CUP) approval to operate a group childcare facility for seven to twelve children in an existing house. The applicant is not proposing to have anyone live in the existing house; it will only be used for childcare purposes. The subject property is located at 672 E. Baldwin Street, within Bedford Place Subdivision No.3. The site is currently zoned R~8. A group childcare facility in the R-8 zone requires CUP approval per UDC 11-2A-2. 2. SUMMARY RECOMMENDATION Staff has provided a detailed analysis of the requested application below. Staff recommends approval of CUP-06-037 for Pammy Cakes Childcare as presented in the staff report for the hearin2: date of December 7. 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- 06-037 as presented in the Staff Report for the hearing date of December 7,2006, and the submitted site plan, 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 December 21,2006. Denial After considering all staff, applicant and public testimony, I move to deny File Number CUP-06- 037 as presented during the public hearing of December 7,2006, for the following reasons: (you must state specific reason(s) for the denial of the conditional use permit.) I further move to direct Legal Department Staff to prepare an appropriate [mdings document to be considered at the next Planning and Zoning Commission hearing on December 21, 2006. Continuance After considering all staff, applicant and public testimony, I move to continue File Number CUP-06-037 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: 672 E. Baldwin Street; Lot 5, Block 8, of Bedford Place Subdivision No.3; Section 6, T.3N., R,IE. b. Owners: Pamela and Casey Minshew 3325 N. Boulder Creek Meridian, Idaho 83642 RECEIVED NOV 2 9 2006 City Of Meridian City Clerk Office Pammy Cakes Childcare CUP-06-037 Location of sewer: There are existing stubs to this property. Location of water: There are existing stubs to this property. CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 7,2006 c. Applicant: Same as owner d. Representative: Pamela Minshew e. Present Zoning: R~8 f. Present Comprehensive Plan Designation: Medium Density Residential g. Description of Applicant's Request: The applicant is requesting Conditional Use Permit approval for a group childcare facility for seven to twelve children to be operated out of an existing single-family residence. The applicant will not be residing at this property; the property will only be used as a childcare facility. 1. Date of CUP Site/Landscape Plan (attached in Exhibit A): October 11,2006 h. Applicant's Justification Statement (from application materials): "We recommend that the City of Meridian approve our request due to the fact we believe that the childcare facility is compatible with the existing neighborhood because the childcare facility will maintain the appearance of a single-family residence and the activities that take place at the proposed childcare facility will be similar to what occurs at the surrounding single-family dwellings. The children will be engaging in activities such as eating, sleeping, and playing." (see applicant's letter for more information). 5. PROCESS FACTS a. The subject application will in fact constitute a conditional use as determined by City Ordinance. 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: November 20,2006 and December 4,2006 c. Radius notices mailed to properties within 300 feet on: November 9, 2006 d. Applicant posted notice on site by: November 26, 2006 6. LAND USE a. Existing Land Use(s): Residential b. Description of Character of Surrounding Area: Single-family residences. c. Adjacent Land Use and Zoning: 1. North: Residential, zoned R-8. 2. East: Residential, zoned R-8. 3. South: Residential, zoned R-8. 4. West: Residential, zoned R-8. d. History of Previous Actions: None e. Existing Constraints and Opportunities: 1. Public Works: Pammy Cakes Childcare CUP-06-037 Max. Building Height Min. Lot Size Min. Street Frontage 35 feet 5,000 square feet 50 feet CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 7, 2006 Issues or concerns: None 2. Vegetation: Existing landscaping 3. Floodplain: NA 4. CanalslDitches Irrigation: No major facilities. 5. Hazards: None 6. Proposed Zoning: NA 7. Size of Property: 0.15 acres f. Conditional Use Information: 1. Non-residential square footage: 1,460 2. Existing building height: Single-story g. Off-Street Parking: 1. Parking spaces required: The UDC does not specify a required number of parking spaces for a childcare facility. Parking requirements are based on the underlying zoning district. In this case, the R-8 zone requires each house to provide at least a 20' by 20' garage and a 20' by 20' parking pad area. The existing structure/lot complies with this requirement of the UDC. The applicant has added onto the driveway to accommodate room for one more car to park, allowing for a total of 3 parking spaces for clients and 2 parking spaces in the garage for employees. 2. Parking spaces proposed: 3 off.street spaces for clients; 2 in garage for employees h. Required Residential Setbacks (NOTE: No new construction is being proposed or approved): R-8 Standard Front setback to garage 20 feet Front setback to living area 15 feet Side (PUDI easement - 5 feet) 4 feet Rear 12 feet 7. COMMENTS MEETING On November 17, 2006 Planning Staff held an agency comments meeting. The agencies and departments present include: Meridian Fire Department, Meridian Public Works Department, Meridian Parks 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. Staff finds the following Comprehensive Plan policies to be applicable to this property and apply to the proposed development (staff analysis in italics): Pammy Cakes Childcare CUP-06-037 Municipal, fee~supported, services will be provided 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. CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 7,2006 . 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 land in the following manner: . The land is under the jurisdiction of the Meridian City Fire Department, who currently shares resource and personnel with the Meridian Rural Fire Department. . The land 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. . Protect existing residential properties from incompatible land use development on adjacent parcels. (Chapter VII, Goal IV, Objective C, Action 1) The applicant is proposing a childcare facility adjacent to existing residentially zoned properties. Staff finds that impacts to the existing residential properties can be limited through restricting the hours of operation, requiring that the landscaping be maintained in a healthy and attractive manner, and that the residential appearance of the house be maintained Conditions of approval have been placed on this application accordingly (see Exhibit B). Further, the applicant states that impact to adjacent parcels should be minimal if any, due to the following reasons: the play area is screened from public view; the children will alTive at various times throughout the day; the children will have gone home with their parents by the time that most of the residences return from work; the facility will be maintained and manicured in order to preserve the integrity of the neighborhood; and the childcare facility will be closed on weekends and all major holidays. However, Staff has received some comments and concerns from adjacent neighbors stating that this daycare is not compatible with the existing neighborhood. Staff recommends that the Commission consider any and all public testimony and Staff's analysis when determining if the proposed use is compatible with the existing land uses. Stafffinds that the proposal is harmonious with and in accordance with the Comprehensive Plan. 9. ZONING ORDINANCE a. Zoning Schedule of Use Control: UDC 11~2B-2 lists a group day care (7-12 children) as a Conditional Use in the R-8 zone. Pammy Cakes Childcare CUP-06-037 b. Purpose Statement of Zone: The purpose of the Residential Districts is to provide for a range of housing opportunities consistent with the Meridian Comprehensive Plan. Five Districts are designated, which are distinguished by the allowable density of dwelling units per acre and corresponding housing types that can be accommodated within the density range. c. No dimensional modifications are being requested for the proposed use. There are several day care standards listed in UDC 11-4-3.9. Analysis of these specific use standards are provided in Section 10 below. CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 7,2006 10. ANALYSIS a. Analysis of Facts Leading to Staff Recommendation UDC 11-4-3.9 lists the following standards for all Day Care Facilities (staff analysis in italics): I. In determining the type of day care facility, the total number of children cared for during the day and not the number of children at the facility at one time, is the determining factor. The operator's children are excluded from the number. The applicant is proposing to provide childcare for between 7 and 12 children per day. Because no more than 12 children are proposed to be cared for at the facility, this use is classified in UDC 11-lA-1 as a group day care facility. 2. On-site vehicle pickup, parking and turnaround areas shall be provided to ensure safe discharge and pickup of clients. The applicant is proposing the drop ofjlpick up area to be located off of the street in the existing driveway of the home. The driveway is large enough to accommodate three parking spaces for clients with two spaces in the garage for employees. 3. The decision-making body shall specify the maximum number of allowable clients and hours of operation as conditions of approval. Staff recommends that the Commission allow up to 12 children to be cared jor at the facility per day, as requested. Staff further recommends that the hours of operation for this business be limitedfrom 7:00 am to 5:30 pm as noted in Exhibit B. 4. The applicant or owner shall secure and maintain a Basic Day Care License from the State of Idaho Department of Health and Welfare - Family and Children's Services Division. Staff is including this condition within Exhibit B. 5. In residential districts or uses adjoining an adjacent residence, the hours of operation shall be between 6:00 a.m. to II :00 p.m. This standard may be modified through approval of a Conditional Use Permit. See Standard #3 above and Conditions of Approval (Exhibit B). Additional standards for day care facilities that serve children: 1. All outdoor play areas shall be completely enclosed by minimum six-foot (6') non-scalable fence to secure against exit/entry by small children and to screen abutting properties. The fencing material shall meet the swimming pool fence requirements of the Building Code in accord with Title 10 of the Meridian City Municipal Code. The rear yard of the existing dwelling is currently fenced with a 6-foot tall solid wood fence to provide screening and prohibit exit/entry by small children to neighboring residences. 2. Outdoor play equipment over six feet (6') high shall not be located in a front yard or within any required yard. Pammy Cakes Childcare CUP-06-037 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 7,2006 A play structure greater than 6-feet tall appears to be located within the required rear yard (the 12 -foot wide rear setback area that rnns parallel to the rear property line). Staff is including a requirement in Exhibit B that the applicant relocate the play strncture within the rear yard, outside of the required rear yard and the required side yard (the 4-foot wide side setback area that runs parallel to the side property lines). 3. Outdoor play areas in residential districts adjacent to an existing residence shall not be used after dusk. The hours of operation for the childcare facility will be restricted to closing at 5:30 pm, which will essentially restrict the use of any outdoor play areas after dusk (see Exhibit B). Site Plan: The UDC does not establish minimum play area requirements for day care facilities. The applicant is proposing approximately 2,015 square feet of outdoor play area, located behind the structure. Staff feels there is ample outdoor play area provided for 12 children. Parking: Off-street parking for drop off/pick up is provided in the existing driveway. The applicant has recently added onto the driveway to allow room for one more car to park, which will allow for a total of three parking spaces for clients. On-street parking is also allowed along Baldwin Street. Two parking spaces in the garage are available for employee parking. Staff believes that this parking and drop-off area is adequate for the number of children proposed. Note: The applicant has stated that the childcare facility will be open from 7:00 am to 5:00 pm Staff is recommending that the closing time be extended until 5:30 to allow time for late pick- ups. b. Staff Recommendation: Staff recommends approval of CUP-06-037 for Pammy Cakes Childcare. as presented in the Staff Report for the hearin2: date of December 7. 2006 based on the Findin2:s of Fact as listed in Exhibit D and subiect to the conditions of approval as listed in Exhibit B. 11. EXHffiITS A. Drawings I. CUP Site/Landscape Plan (October 11, 2006) B. Conditions of Approval I. Planning Department 2. Public Works Department 3. Fire Department 4. Sanitary Service Company 5. Ada County Highway District 6. Central District Health C. Legal Description D. Required Findings from Unified Development Code Pammy Cakes Childcare CUP-06-037 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 7, 2006 A. Site/Landscape Plan Pammy Cakes Childcare CUP-06-037 I _ t'l!Y'c.. ~ 0-- 'r"...... '" j.-. .'Q()...(...V' Y 6- 'r~ rtt""---l(bJc. s: .Dtt (( C<'>..c ve, lh"",--M $'k~..J ,) fo(ll It(, UNPLATTED 00' l"'l!!NCI!l: LN!!I STC~l'iE ' '''f f ;S ',..il t~'~ .: i1'" l r "",?,IA :'!I'l r"", < .... t.'l _ ~ \ , <I /.Ii~ '~'.I ; '. ( 1'.- )0 " I(j \) , -0 ..... . ;;- b EXISTINO FE8IDeNCE \0 Z:>>'l' ~ BLOCk 8 - LOT Q :~ 0 ...J --{ ...J I '0 '" \!:.1 I CD CD : ~ .PAT'lC ,.....' ~ .... .. . .. 7.!f'. . 11.:;' l!.S' 2.Et l!l' I' N4ll V llQCM JIA TIi IoIAl.K -ll'l i l/lTCHER CLDSET limiNe I~ . lIE DIlIJlM PAI'lTIIV IIASTER I 'N Bf:DlllJQM II.. .~ lAU/IIIIIY ffi II l!D' L1VJNCi RCOI4 U ~ II/lTIi <t ;;, llElIIIDDM Q la DDUIlLE CAR liIllRAliE: 6...~', D' aD' .Jl-~~ ,,_c. l. /"0 .....:."1"u. ( . ,~ iJ " " .' '~~ '11.:' .' .st. ..",- ' . . .. f oil ~... .. . i. ~~' '.: -. I ~ ..... " . ., ' . . ' ". . (... .." ." ,. . ~ ..~' ". . . . . , ~ 41 ,-. ;. .,<11 ";..' . ,,,,I , Ii_", . . - ....., 'I' L.I'C -.ocr ... ;z T~ ~< '" (, I J- E..o.:.1- %6.:.\lw\ V'\ "'\t. ~ " A. \ l\. "" 'i '"!: ~ j EAST BAl..DWlN 61l'lEET _._n_,n_'_~i4-----'- -- B, Conditions of Approval 1. PLANNING DEPARTMENTS 1.1 The applicant shall be allowed to care for up to 12 children per day in the childcare facility Exhibit A 5. ADA COUNTY HIGHWAY DISTRICT 5.1 Ada County Highway District does not require Commission review of the proposed application unless the site plan is changed in such a manner as to require Commission review. However, ACHD receives many calls from neighbors concerning the volume of traffic near day care located at 672 E. Baldwin Street. 1.2 On-site vehicle pick-up, parking and turnaround areas shall be provided to ensure safe discharge and pickup of clients. As proposed on the submitted site plan, provide at least 3 on-site vehicle parking spaces for clients. 1.3 The hours of operation for this business shall be limited from 7:00 am to 5:30 pm. 1.4 Prior to operation of the day care facility, the applicant or owner shall secure and maintain a Basic Day Care License from the State ofIdaho Department of Health and Welfare - Family and Children's Services Division. Proof of said license shall be provided to the Planning Department prior to release of occupancy of this building for a day care use. 1.5 The applicant shall maintain the 6-foot tall, nonRscalable, solid fence, along the perimeter of the outdoor play area along the rear and side property lines to screen neighboring properties and to secure against exit/entry by small children. 1.6 Outdoor play equipment over six feet (6') high shall not be located in the front yard or within any required yard of a childcare facility. Prior to operation, the applicant shall relocate the existing play structure within the rear yard, to be outside of the required rear yard (the 12 -foot wide rear setback area that runs parallel to the rear property line) and the required side yard (the 4-foot wide side setback area that runs parallel to the side property lines). 1.7 Outdoor play area( s) shall not be used after dusk. 1.8 Signage for the childcare facility is prohibited on the site to preserve the residential character of the neighborhood. 1.9 Landscaping on the site shall be maintained in a healthy and attractive manner, and the residential appearance of the house shall be maintained to preserve the residential character of the neighborhood. 1.10 To ensure that all of the conditions of approval for CUP-06-037 are complied with, the applicant shall be required to obtain a Certificate of Zoning Compliance (CZC) permit, and occupancy, from the Planning Department prior to operation of the day care facility. 1.11 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 Public Works has no comments on this application. 3. FIRE DEPARTMENT 3.1 All Daycares with 7 or more children must pass an inspection using the criteria of the Idaho State Fire Marshal. If the applicant has concerns about meeting the State Fire Marshal criteria an inspection will be completed at a cost of $20. 4. SANITARY SERVICES COMPANY 4.1 Sanitary Services Company has no comments on this application. Exhibit B - Page 2 facilities. The Institute of Transportation Engineers data shows that typical day care creates 4.52 vehicle trips per day per student and the proposed 12 student facility can be expected to generate 54 vehicle trips per day. 6. CENTRAL DISTRICT HEALTH DEPARTMENT 6.1 Plans are required to be submitted for plan review for any childcare center. 6.2 Applicant must contact Central District Health Department regarding licensing requirements. Exhibit B - Page 3 C. Legal Description -Jlt .1\.11 I. ut. _... -~....---- .-;0 -:-'"' CD .., landAmerlca .. Transnatlon AlluaumRaAlllftJ. _ItlWRRO AIOlJffT &.rill 2 ..IWID __ Ilt.2t PM . =1:~OF ut 1I111~ll".lllll1ll @ Escrow No, 060004BoS61 ~ WARRANTY DEED h' .~ , (,......... r fOR VALUE RECEIVED !Ien.jwn J. Wl11i-m.. and. Angela M. Willi!lll\le. husband aftd ",:Lt." GRAWTOR(s). dOt1's(do) weby GRANT. BARGAlN~ SELL AND CONVIY UlIto: CU.Y J. Minsne... and Pamela Jr. Hi~llhaw, hU.Ill>;t.~ and ",ife GRANTEES(s). whaHeurremaddre$li,. li72 Jtast !laldwi1\ s:uel!!t . .' Medd1411. r~.M a364,2 tho fbl!&wUlg dC9C~ rat W'PC11)' ill Ada. CQunty. SQl1e of Idaho. . ~ partktllarly described as fa . nB k B of BEDFORD PlACE SUBDIVISION NO. " .ccOnIng ID the aftIeJ.1 plat . tMreof. ftJed In Book 74 of Pfats at PIgM 7U11.net 7661. tIICOfd8 of Ada County. . ldMa.... . TOW. va AND TO H01..O tho SIIid pr'-I, witbttiDir ~SunfO 1b.1IIIW heIR iuidsJslpl fOftVCT; And iMfi.ld GrIliUcrOO ~CI(do).h.cIaby ClI)~t to ami witlI tho said Onotee('}, /bAt 0rutar(1} lilt.. lho -*r(s) ~ fee dmplll ohllld pltlll'lt.,lllat llllld pfO~ WlI ftcG Inm1 aD alClIm~ EXCEPT dIoealo wtliJll \JUs CODVCyaneO Is ~ made stmjm IlJld ~ ~ 11Iftmd lII' dOli!: by 11M Gttntoo(.); _ Sllbject 10 neerwdcms. rcsttIctiQDII, da4lClillcQs. ~nls, rip f)f'Wl)'llbdagmcms. (Will)') ofrec:ard,1IId geMnll\llcOl ~ -osmeats,(bu:Jvdlng IrrfPdoa..eDd Illilily a5SIlSNJ'lM.... If.)') (()j t!lC Clamnt )'flAt. wbSch _Nt yet due md plyeble, and tbaI GlIlDlOf(a) Win WlImIit llD4 dDfeud lJIll M~ fro", oJJ lewtlll cl&lill5 \ltlul'~r, . Date~Augu.e: 114, ao05 ~~. UJi~ ..Aj n ;1111_ ~--'~ ~l WilU_. . Notary AckH""odpteDt-aeepago 1 Exhibit C The applicant has shown a parking plan that Staff believes adequately accommodates the proposed use, which allows for 3 off-street parking spaces for clients and 2 spaces in the garage for employees. Further, on-street parking is allowed along Baldwin Street. Staff fmds that the site is large enough to accommodate the proposed use and meet all the dimensional and development regulations ofthe R-8 zone. Please see Exhibit B of the Staff Report for regulations that should be complied with regarding this application. D. Required Findings from Unified Development Code Conditional Use Permit 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. 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 "Medium Density Residential," which is consistent with the R-8 zone. The proposed use is generally harmonious with the requirements of the UDC (see Sections 8, 9, and 10 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 rear yard of the property is enclosed and screened with a 6-foot tall solid wood fence. There is existing vegetation which has been maintained in healthy condition. The residential appearance of the house should be maintained to preserve the residential character of the neighborhood. To help preserve the residential character of the neighborhood, Staff is prohibiting signage for the childcare facility on the site (see Exhibit B). Staff fmds that the site is of a sufficient size for the requested number of children and that ample off-street parking has been provided. The applicant should be required to comply with Idaho State Department of Health and Welfare, Childcare Licensing Division and acquire an occupancy certificate and/or building permit to certify the building and play area. It is often difficult to find an ideal location for a daycare facility. Residents often oppose daycares, and commercial businesses often have concerns about having children in close proximity to their business, but childcare facilities are a very valuable resource. Therefore, site design is critical for finding a successful location. Staff recommends that the Commission rely upon any public testimony, Staffs analysis, and other agency comments when determining ifthe proposed use is compatible with the neighborhood residential uses in the area and if the use will adversely change the existing and intended character of the area. Exhibit D Exhibit D 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 use 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 ofthe community. If approved, the applicant will be financing the installation of any required upgrades to the building necessary to serve the project. The Meridian Fire and Police Departments currently provide service to the site. Staff fmds 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 from vehicles coming and going and from children playing on this site will increase; Staff does not believe that the amount of traffic and noise generated will be detrimental to the general welfare of the public. Staff finds that the proposed use should not be detrimental to neighboring properties because the use will not generate excessive traffic, noise, smoke, fumes, glare or odors. 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 subdivision that should be brought to the Commission's attention. Stafffmds that the proposed use will not result in the destruction, loss or damage of any natural, scenic or historic feature of major importance.