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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 7,2006
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STAFF REPORT
TO:
FROM:
Hearing Date: 12/7/2006
Planning & Zoning Commission
Amanda Hess, Associate City Planner
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S~I- VErlazzberry Crossing CUP Modification
REv~ .u MCU-06-002
Modification of the Conditional Use Permit (CUP) approved for Razzberry
Crossing Subdivision to remove the requirement for detailed CUP approval on
Lot 2, Block 1; Lot 1, Block 2; and Lots 1 & 2, Block 6.
NOV 3 0 " 2006
City Of Meridian
City Clerk Office
1. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST
The Applicants, Carl and Ronnie Reiterman, are requesting modification of the existing Conditional Use
Permit (CUP.03-062) for Razzberry Crossing Subdivision. Currently, said CUP requires detailed
conditional use permit approval for all construction on Lot 2, Block I, Lot 1, Block 2, and Lots 1 & 2,
Block 6. Currently, these lots are conceptually approved for office uses, pending detailed CUP approval.
The applicant is proposing to remove the requirement for detailed CUP approval on each office lot
because they have provided elevations of what the buildings will look like with the subject submittal.
The site is generally located 350 feet west of Locust Grove Road and 1/3 mile south of McMillan Road in
Section 31, Township 4 North, Range 1 East, B.M., and is currently referenced as Assessor's Parcel
Numbers: R7355910020, R7355910030, R7355910380, and R7355910390.
2. SUMMARY RECOMMENDATION
Staff has provided a detailed analysis of the requested MCU application below. Staff recommends
approval of MCU-06-002 for Razzbcrry Crossing as presented in the Staff Report for the hearing
date of December 7, 2006, subject to the conditions listed in Exhibit B.
3. PROPOSED MOTIONS
Approval
After considering all staff, applicant, and public testimony, I movc to approve File Number MCU-06-
002 as presented in the staff report for the hearing date of December 7, 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 December 21,2006.
Denial
After considering all staff, applicant and public testimony, I move to deny File Number MCU-06-002
as presented during the hearing of December 7, 2006, for the following reasons: (you must state
specific reason( s) for the denial of the conditional use permit, explain what the applicant could do to
gain yom approval.) I furtht:r muvt: tu dirt:l.;t Lt:gal Department Staff to prepare an appropriate
findings document to be considered at the next Planning and Commission hearing on December 21,
2006.
Continuance
Razzbeny Crossing - MCU-06-004
PAGE 1
CITY OF MERIDIAN PLANNING DEPARlMENT STAFF REPORT FOR THE HEARJNG DATE OF DECEMBER 7,2006
After considering all staff, applicant and public testimony, I move to continue File Number MCU-06-
002 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:
1434, 1463, 1492, & 1565 E. Star Drive
Meridian, ill 83642
Section 31, T4N RIE
b. Owner / Applicant:
Carl and Bonnie Reiterman
770 W. McMillan Road
Meridian, ill 83642
c. Representative: Carl Reiterman
d. Present Zoning: L-O
e. Present Comprehensive Plan Designation:
Mixed Use Neighborhood & Medium Density Residential
f. Description of Applicant's Request:
1. CUP Site Plan, dated June 15, 2006 (See Exhibit A)
2. Building Elevations (See Exhibit A)
g. Applicant's Justification: In order to expedite the building process, we request a modification to
the ConditionallJse Permit to allow profeRRional office buildings on the lots zoned L-O without
having to apply for detailed CUPs for each structure.
5. PROCESS FACTS
a. The subject application will in fact constitute a conditional use modification as determined by City
Ordinance. By reason of the provisions of UDC 11-5B-6, a public hearing is required before the
Planning & 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 27,2006
6. LAND USE
a. Existing Land Use(s): Office building currently under construction on Lot 2, Block 1; otherwise
vacant.
b. Description of Character of Surrounding Area: Single family residences to the north, south, east,
and west.
c. Adjacent Land Use and Zoning
1. North: Single family homes in Havasu Creek Subdivision, zoned R-8; large Ada County
parcel used for residential and commercial uses, zoned RUT
Razzberry Crossing - MCU-06-004
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 7,2006
2. South: Single family homes in Alexandria Subdivision, zoned R-8
3. East: Singh; family homes in Heritage Subdivision, zoned Rl in Ada County
4. West: Single family home sites in Razzberry Crossing Subdivision, zoned R-8
d. History of Previous Actions:
On February 18, 2004, Razzbetry Crossing Subdivision was granted annexation and zoning (AZ-
03-034) approval for 8.1 acres from RUT (Ada County) to R-8 (Medium Density Residential) and
3.31 acres from RUT to L-O (Limited Office). At that time, preliminary plat (PP-03-039) approval
was also granted for 34 single family residential lots in the R-8 zone, and four professional office
lots in the L-O zone.
A Conditional Use Permit (CUP-03-062) for a Planned Development (PD) approved reduced
setbacks / dimensional standards within the approved R-8 zone and established the requirement of
securing detailed conditional use permits prior to development ofthe office lots.
City Council granted final plat approval for Razzbetry Crossing on September 14,2004.
The subject application proposes to eliminate the requirement tor all tour of the office lots within
the L-O zone to obtain individual detailed conditional use permits prior to submittal for
Certificates of Zoning Compliance.
NOTE: Earlier this year, Staff erred and issued a Certificate of Zoning Compliance (CZC-06-090)
for a 10,000 square foot office building on one of the four office lots in Razzberry, prior to
detailed CUP approval. Staff has informed the applicant that this office building will need either
detailed CUP approval, or for the subject MCU application to be approved, prior to release of
occupancy.
e. Existing Constraints and Opportunities
1. Public Works
Location of sewer: All lots are already serviced during construction of Razzberry
Crossing.
Location of water: All lots are already serviced during construction of Razzberry
Crossing.
Issues or concerns: None
2. Vegetation: N/A
3. Floodplain: N/ A
4. Canals / Ditches / Irrigation: N/ A
5. Hazards: N/A
6. Existing Zoning: L-O
7. Size of Property: 3.31 acres
f. Landscaping:
1. Width of street buffer(s): Twenty-five feet of landscape buffer required on Locust Grove
Road, an arterial road. Ten feet of landscape buffer is also required along all lot lines
adjacent to East Star Drive and North Bright Angel Avenue, adjacent to the L-O zoned lots.
2. Width of buffers between land uses: Twenty feet of landscape buffer required between the
subject properties, zoned L-O, and the residentially zoned properties in Havasu Creek to the
north, Alexandria Subdivision to the south, and the R-8 portion of Razzberry Crossing
Razzberry Crossing - MCU-06-004
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 7,2006
subdivision to the west.
3. Percentage of landscapt:d art:a: 1.42 al.;rt:s for Ra:l:lberry Crossing
4. Other landscaping standards: UDC 11- 3B-8 requires landscaping within and around parking
luts. Tht: landscaping standards for parking lots will be applied prior to issuance of a
Certificate of Zoning Compliance permit (see Exhibit B, Conditions of Approval).
g. Conditional Use Information
1. Non-residential square footage: Maximum of 53,780 square feet
2. Building Height: L-O district allows a 35-foot maximum
3. Description of Uses: Office
4. Procurement of Certificates of Zoning Compliance will be required prior to submittal for
building permits.
h. Off-Street Parking (Non-Residential Uses):
1. Parking spaces required: UDC 11.3C-GB establishes minimum parking standard for non-
residential uses. Within commercial districts, spaces shall be provided at one per 500 square
feet of gross floor area.
2. Off-site parking proposed: N/ A
3. Pereentage of interior parking as landscaping: Prior to issuance of any Certificates of
Zoning Compliance, staff will ensure that the proposed parking lot is improved with
landscaping according to UDC requirements (see Exhibit B, Conditions of Approval).
1. Summary of Proposed Streets and/or Access (private, public, common drive, etc.): All office lots
will take access from either East Star Drive or North Bright Angel Avenue, both public streets.
7. COMMENTS MEETING
On November 17, 2006, Planning Staff held an agency comments meeting. The agencies and departments
present include: Meridian Fire Department, Meridian Parks Department, Meridian Public Works
Department, and the Sanitary Services Company. No significant comments were received from any
agencies or departments. Staff has ineluded all comments and recommended actions as Conditions of
Approval in the attached Exhibit B.
8. COMPREHENSIVE PLAN POLICIES AND GOALS
The 2002 Comprehem:ive Plan Future Land Use Map designates the subjeet property as "Mixed Use -
Neighborhood." In Chapter VII of the Comprehensive Plan, this designation is defmed, in part, as an area
that is situated in highly visible or transitioning parts of the City where innovative and flexible design
opportunities are encouraged. The MU~N district has an upper limit on the square footage of non-
residential uses and is intended to allow a focused range of uses in close proximity of residential uses
ineluding, but not limited to, medical and dental clinics, churches, professional offices, dmg stores,
laundromats, and salons. Staff recommends that the Commission and Council rely on any verbal or
written testimony that may be provided at the public hearing when determining the most appropriate zone
for this property.
The following Comprehensive Plan policies apply to this application (staff analysis in italics below
policy):
. "Require all commcrcial busincsscs to install and maintain landscaping." (Chapter V, Goal III,
Objective D, Action item 5)
Razzberry Crossing - MCU-06-004
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 7,2006
The applicant will be required to construct landscaping at the time of submittal for Certificates of
Zoning Compliance for the office buildings. The 35-foot wide landscape buffer has already been
installed adjacent to Locust Grove Road.
. "Permit new. . .commercial development only where urban services can he reasonahly provided fit
the time of final approval and development is contiguous to the City." (Chapter IV, Goal I,
Objective A, Action item 6)
The subject site can be serviced by the City of Meridian's sanitary sewer and water systems.
. Locate new community commercial areas on arterials or collectors near residential areas in such a
way as to complement with adjoining residential areas. (Chapter VII, Goal I, Objective B, Action
item 5)
The future office uses on these lots will be accessible internally by the residents of Razzbeny
Crossing, Havasu Creek, and Alexandria Subdivision, and indirectly by passerbies from Locust
Grove Road. The structures on these lots will be required to be compatible in appearance with the
surrounding residential properties, as proposed with the elevations provided with the subject
application. .
Stafffinds that the proposal is harmonious with and in accordance with the Comprehensive Plan.
9. UNIFIED DEVELOPMENT CODE
a. Zoning Schedule of Use Control: UDC Table 11-2B-2 lists the uses, as permitted within the L-O
:luning di:stril.;t. Huwt:vt:r, tht: Applicant is limitt:d to professiunal ufIkt: ust:s, as proposed and
approved via AZ-003-034 / PP-03-039 / CUP-03-062.
b. Purpose Statement uf Zone: The purpose of the Commercial Districts are 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.
10. ANALYSIS
a. Analysis of Facts Leading to Staff Recommendation
CONDITIONAL USE PERMIT MODIFICATION ANALYSIS: When Razzberry Crossing
was reviewed and approved by the City in 2004, a standard condition of approval for commercial
property that did not submit elevations, was to require detailed CUP in the future. Staff believes
that the F;uhject ClIP modification meetF; the intent of that requirement, as the applicant has
submitted elevations for these properties. Further, Staff is supportive of the subject request as the
City will be able to have some architectural control over what is constructed on the subject
properties, but Staff will not have to review and write a public hearing level report for eaeh
individual building. Based on the policies and goals contained in the Comprehensive Plan and the
general compliance of the proposed development with the Unified Development Code, Staff
believes that a modifieation to the existing conditional use permit to eliminate the requirement for
detailed conditional use permit approval for these lots should be allowed. Please see Exhibit D for
detailed analysis of facts and findings.
Building Elevations/Construction Materials: The applicant has submitted pictures for the
existing office building already constructed on Lot 2, Block I. Also submitted are sample
elevations for the potential buildings to be sited on Lots 1 & 2, Block 6. (See Exhibit A) No
Razzbeny Crossing - MCU-06-004
PAGE 5
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 7, 2006
elevations were submitted for the structure to be sited on Lot 1, Block 2. Any new structures on
this the aforementioned lots should be generally compatible in appearance and hulk with the
surrounding residential properties and the submitted elevations.
Certificate of Zoning Compliance: A Certificate of Zoning Compliance will be required tor all
new construction on these lots. This enables Staff a detailed review of the site and ensures that the
development will comply with UDC standards prior to issuance of building permits.
b. Staff Recommendation: Based on the above analysis, staff fmds the Conditional Use Permit
Moditication (MeV) application substantially conforms to the Comprehensive Plan policies and
UDC standards. Staff recommends approval of MCU-06-004 subject to the conditions listed
in Exhibit B.
11. EXHIBITS
A. Drawings
1. Vicinity Map
2. Plat of Razzberry Crossing Subdivision
3. Proposed Site Plan of Lots 1 & 2, Block 6
4. Elevations of Buildings on Lots 1 & 2, Block 6
5. Pictures of Building on Lot 2, Block 1
B. Conditions of Approval
1. Planning Department
2. Public Works Department
3. Fire Department
4. Police Department
5. Sanitary Services Department
6. Parks Department
7. Ada County Highway District
C. Required Findings from Unified Development Code
Razzbeny Crossing - MCU-06-004
PAGE 6
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 7,2006
A. Drawings
I. Vicinity Map
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Exhibit A
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 7, 2006
2. Plat of Razzberry Crossing Subdivision
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3. Proposed Site Plan of Lots 1 & 2, Block 6
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Exhibit A
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Eihibit h
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 7,2006
5. Pictures of Building on Lot 2, Block 1
Exhibit A
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 7, 2006
Exhibit A
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 7, 2006
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Exhibit A
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 7,2006
B. Conditions of Approval
1. PLANNING DEPARTMENT
1.1 Site Specific Condition XX of CUP-03.062, requiring each office-zoned lot to obtain CUP
approval, shall be deleted. The applicant shall comply with all other previous eonditions of
approval for Razzberry Crossing Subdivision (AZ-03-034, PP-03-039, & FP.04-055) and all
applil,;abk requirements of the original Conditional Use Permit (CUP-03-062) for this site.
1.2 All future uses on this site shall comply with the provisions of the Unified Development Code in
effect at the time of submittal for building permits.
1.3 The project shall remain in substantial compliance with the conceptual site plans submitted with
Cup.03-062.
1.4 All future buildings on the subject site shall substantially comply with the elevations shown in
Exhibit A of the Staff Report. If it is determined that any of the buildings do not substantially
comply with the approved elevations, they shall be subject to Conditional Use Permit approval.
1.5 No building or other structure shall be ereeted, moved, added to or strueturally altered, nor shall
any building, structure, or land be established or changed in use without a Certificate of Zoning
Compliance (CZC).
1.6 All required improvements must be complete prior to obtaining Certificates of Occupancy.
Temporary Certificates of Occupancy mav 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 (e.g.,
landscaping, and irrigation). A bid from a licensed contractor must accompany any request for
temporary occupancy.
1. 7 No signs are approved with this CUP application. All business signs require a separate sign
permit in compliance with the sign ordinance.
1.8 Staffs failure to cite specific ordinance provisions or terms of Razzberry Crossing's approved
Final Plat / Conditional Use does not relieve the applicant of responsibility for compliance.
1.9 The applicant shall have a maximum of 18 months to conunence the use as permitted in accord
with the conditions of approval listed above.
2. PUBLIC WORKS DEPARTMENT
2.1 Applicant shall comply with all Public Works conditions of approval for Razzberry Crossing
Subdivision (AZ-03-034, PP-03-039, & FP-04-055).
2.2 All lots are currently serviceable and Public Works has no further conunents on this application.
3. FIRE DEPARTMENT
3.1 All parking lots greater than 150 feet in length not provided with an outlet shall be required to
havt: an approvt::d turn around.
3.2 Operational fire hydrants, temporary or permanent street signs and access roads with an all weather
surface are required before combustible construction is brought on site.
3.3 Conunercial and office occupancies will require a fITe-flow consistent with the International Fire
Code to service the proposed project. Fire hydrants shall be placed per Appendix D.
3.4 Maintain a separation of5' from the building to the dumpster enclosure.
3.5 All portions of the buildings located on this project must be within 150' of a paved surfaee as
measured around the perimeter of the building.
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 7, 2006
3.6 Provide exterior egress lighting as required by the International Building & Fire Codes.
3.7 There shall bc a firc hydrant within 100' of all fire department eonnectiOlls.
4. POLICE DEPARTMENT-No COMMENT
5. SANITARY SERVICES DEPARTMENT
5.1 Please contact Dill Gregory at SSC (888-3999) for detailed revit:w uf yuur proposal and submit
stamped (approved) plans with your certificate of zoning compliance application.
6. PARKS DEPARTMENT
6.1 The Parks Department has no concerns with the site design as submitted with the application.
7. ADA COUNTY HIGHWAY DISTRICT
7.1 Forthcoming
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 7,2006
C. Required Findings from Zoning Ordinance
1. Conditional Use Permit Findings:
The Commission shall base its determination on the Conditional Use Permit request upon
the following:
A. 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 future uses on the subject property shall meet all dimensional and development
regulations of the designated zoning district.
Parking stalls are required at the ratio of one space per SUU square teet of gross tloor area in
commercial districts (UDC 11-3C.6).
Staff recommends the Commission rely on Staff's analysis, and any oral or written public
testimony provided when determining if this site is large enough to accommodate the
proposed use.
B. 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 designation on the Comprehensive Plan for this property is Mixed Usc -
Neighborhood. The subject properties are currently zoned L-O. The proposed elevations and
future uses are generally harmonious with the requirements of the UDC (see Sections 8 and
10, above for more information regarding the requirements for this use.)
C. That the design, construction, operation and maintenance will be compatible with other
uses in the general neighborhood and with the existing or intended character of the
general vicinity and that such use will not adversely change the essential character of
the same area.
Staff fInds that, if the applicant l.;umplit:s with the conditiuns outlined in this report, the
general design, construction, operation, and maintenance of the uses in this development
should be compatible with other uses in the general neighborhood and with the existing and
intended eharacter of the area.
D. 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 and
Council should rely upon any public testimony provided to determine if the development will
adversely affect the other property in the vicinity.
E. 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. Main line services to this site were previously reviewed and
approved with the Razzberry Crossing Subdivision development. Staff finds that the
Exhibit C
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 7,2006
proposed use will be served adequately by all of the public facilities and services listed
above.
F. 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 any improvements required for development.
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.
G. That the proposed use will not involve activities or processes, materials, equipment and
conditions of operation that will be detrimental to any persons, property or the general
welfare by reason of excessive production of traffic, noise, smoke, fumes, glare or odors.
Staff recognizes that traffic and noise will increase with the approval of future uses in this
location; however, Staff does not believe that the amount generated will be detrimental to the
general welfare of thc public. Staff docs not anticipate the futw-e uses will create eAcessive
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.
H. 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 use proposal that should be brought to the Conunission's or Council's attention.
Staff finds that the proposed use will not result in the destruction, loss or damage of any
natural, sct:nic ur historic feature of major importance.
Exhibit C