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STAFF REPORT Hearing Date: May 15, 2008
TO: Planning & Zoning Commission
FROM: Bill Parsons, Associate City Planner
(208) 884-5533
SUBJECT: Vineyard Christian Fellowship
• CUP-08-O10
MAY 0 9 2008
~ . ~_ IVIEi~IDIAN
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IDAHO
Conditional Use Pernut for the operation of a Church from an existing
builciing in an I-L zoning district, by Randy Rodes.
1. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST
The Applicant, Randy Rodes, is requesting Conditional Use Pernut (CUP) approval for the operation of a
Church from an existing warehouse building in an I-L (Light Industrial) zoning district. The site consists
of 3.8 acres and is located at 936 W. Taylor Street.
Per UDC 11-2C-2, a Church or place of religious worship requires CUP approval in an I-L zoning
district. The subject site is currently developed with a 48,960 square foot warehouse building. The
applicant is proposing to lease 7,200 square feet to operate a church from the site. The remainder of the
space is leased to the YMCA. At this time, the applicant is only proposing interior improvements and
change of use; therefore no addirional site improvements are required per the UDC. However, Staff has
reviewed the submitted site and landscape plans for conformance with the UDC and found the site
conforms to the parking and landscape requirements of the UDC. Furthermore, in approving any
conditional use, the Planning & Zoning Commission may prescribe appropriate conditions, sureties and
safeguards that are more restrictive standards than those generally required in the UDC (UDC 11-SB-6D).
2. SUMMARY RECOMMENDATION
Staff has provided a detailed analysis of the requested CUP application below. Staff recommends
approval of CUP-08-O10 for Vineyard ChrisNan Fellowship, as presented in the Staff Report for the
hearing date of May 15, 2008, subject to the conditions listed in Exhibit B.
3. PROPOSED MOTIONS
Approval
After considering all Staff, Applicant, and public testimony, I move to approve File Number CUP-08-
010, as presented in the staff report for the hearing date of May 15, 2008, 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 June 5, 2008.
Denial
After considering all Staff, Applicant, and public testimony, I move deny File Number CUP-08-O10,
as presented during the hearing on May 15, 2008, for the following reasons: (you must state specific
reasons for denial and what the applicant could do to obtain your approval in the future). I further
move to direct Staff to prepare an appropriate findings document to be considered at the next
Planning and Zoning Commission hearing on June 5, 2008.
Vineyard Christian Fellowship - CUP-08-O10 Page 1
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 15, 2008
Continuance
After considering all Staff, Applicant, and public testimony, I move to continue File Number CUP-
08-010 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:
936 W. Taylor Street
Section 12, T3N, Rl W
b. Owner:
SJL, LLC
4414 S. Gekeler
Boise, ID 83716
c. Applicant / Contact:
Randy Rodes
211 E. Carlton Avenue
Meridian, ID 83642
d. Present Zoning: I-L (Light Industrial)
e. Present Comprehensive Plan Designation: Industrial
f. Description of Applicant's Request: The Applicant is requesting Conditional Use Perxnit (CUP)
approval to operate a Church within an industrial district.
g. Description of Applicant's Justification for CUP Approval: "The congregation is in drastic need
of more space and desires to relocate the church at 936 W. Taylor Street. Most of the building is
already occupied by the YMCA. The church would be leasing approximately 7,200 square feet of
the south end of the building. The YMCA and the Yanke Family have given their approval for the
church to operate from the site. We believe moving to a larger facility would enable the church to
have greater impact for good in the City of Meridian and the life of our community."
5. PROCESS FACTS
a. The subject application will, in fact, constitute a conditional use as deternuned by City
Ordinance. By reason of the provisions of Idaho Code, Title 67, Chapter 65, and UDC 11-SA-2D,
a public hearing is required before the Planning and Zoning Commission on this matter.
b. Newspaper notifications published on: Apri128, 2008 and May 12, 2008
c. Radius notices mailed to properties within 300 feet on: April 18, 2008
d. Applicant posted notice on site by: May 5, 2008
6. LAND USE
a. Existing Land Use(s): Vacant tenant space.
b. Description of Character of Surrounding Area: The surrounding area is zoned I-L (Light
Industrial) and mainly consists of industrial uses with residential development across the railroad
Vineyard Christian Fellowship - CUP-08-O10 Page 2
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 15, 2008
tracks to the north.
c. Adjacent Land Use and Zoning
1. North: Tremont Place Subdivision; zoned R-8
2. East: Industrial business; zoned I-L
3. South: Industrial business; zoned I-L
4. West: Industrial business; zoned I-L
d. History of Previous Actions: The site was developed as a warehouse facility with the approval of
Yanke Warehouse in 2005 (CZC-OS-128). A conditional use pernut (CUP-06-001) for an indoor
recreation center (YMCA Courts) was approved on the site.
e. Existing Constraints and Opportunities
1. Public Works
Location of sewer: Existing building already serviced.
Location of water: Existing building already serviced.
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: I-L (Light Industrial)
7. Lot Size: 3.8 acres
f. Conditional Use Information:
1. Non-residential square footage: 7,200 square feet (48,960 square feet for the entire building)
2. Hours of Operation: Primary - Sunday 7:30 am-2:00 pm; secondary - office related duties
normal business hours.
g. Off-Street Parking:
1. Parking spaces required: Based on 1 space per every 2,000 square feet of gross floor area, the
UDC requires 25 parking stalls.
2. Parking spaces provided: 184 parking stalls
h. Summary of Proposed Streets and/or Access (private, public, common drive, etc.): Access to this
site is taken from W. Taylor Street. No new access points or streets are proposed or approved
with this application.
7. COMMENTS MEETING
On April 25, 2008, a joint agency and departments meeting was held with service providers in this area.
The agencies and departments present included: Meridian Fire Department, Meridian Public Works
Department, Meridian Police Department and the Sanitary Services Company. Staff has included
comments, conditions, and recommended actions in Exhibit B below.
Vineyard Christian Fellowship - CUP-08-O10 Page 3
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 15, 2008
8. COMPREHENSIVE PLAN POLICIES AND GOALS
The 2002 Comprehensive Plan Future Land Use Map designates the subject property as "Industrial." Per
Chapter VII of the Comprehensive Plan, the Industrial land use category "includes areas that are
designated to allow a range of industrial uses to support industrial and commercial activities and to
develop with sufficient urban services. In light industrial areas, uses may include warehouses, storage
units, light manufacturing, and incidental retail and office uses."
Staff finds that the request generally conforms to the stated purpose and intent of the Industrial
designation within the Comprehensive Plan. Staff finds the following Comprehensive Plan policies to be
applicable to this property and apply to the proposed use (staff analysis in italics):
• Chapter VII, Goal III, Objective A, Action 1- Require that development projects have planned
for the provision of all public services.
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 subject
property in the following manner:
- Sanitary sewer and water service is extended to the project at the developer's expense.
- The subject property is within the jurisdiction of the Meridian Fire District.
- The subject property is 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). This service will not change.
- The subject lands are currently serviced by the Meridian School District No. 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 as a
result of the subject annexation.
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.
• Encourage compatible uses to minimize conflicts and maximize use of land. (Chapter VII, Goal
IV)
Staff believes that the proposed use should be compatible and not conflict with existing uses
in the area.
• Chapter IV, Goal I, Objective A, Action 6(page 26) - Pernut new residential, commercial, or
industrial developments only where urban services can be reasonably provided at the time of final
approval and development is contiguous to the City.
The subject property lies within the boundaries of the City of Meridian and is provided with
City services.
•"Require all commercial businesses to install and maintain landscaping." (Chapter V, Goal III,
Objective D, Action item 5)
The landscaping approved on the site is in conformance with the UDC landscaping standards
Said landscaping should be maintained in accordance with the applicable standards listed in
UDC 11-3B-13.
Vineyard Christian Fellowship - CUP-08-O10 Page 4
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 15, 2008
Staff recommends that the Commission rely on any verbal or written testimony that may be provided at
the public hearing when determining if the applicant's request is appropriate for this property.
9. ZONING ORDINANCE
a. Allowed Uses in Industrial Districts: UDC Table 11-2C-2 lists the pernutted, accessory, and
conditional uses in the I-L zoning district. Churches are a conditional use in the I-L zone with the
Specific Use Standards listed in UDC 11-4-3-6 (see Section 10, Analysis, for specific use
standards).
b. Purpose Statement of Zone: The purpose of the I-L district is to provide for convenient
employment centers of light manufacturing, research and development, warehousing, and
distributing. In accord with the Meridian comprehensive plan, the I-L district is intended to
encourage the development of industrial uses that are clean, quiet and free of hazardous or
objectionable elements and that are operated, entirely, or almost entirely, within enclosed
structures. Accessibility to transportation systems is a requirement of this district.
10. ANALY5IS
a. Analysis of Facts Leading to Staff Recommendation: Staff is generally supportive of the
proposed CUP request as presented in the staff report, with the following comments:
CUP: Per UDC 11-2C-2, a"Church or Place for Religious Worship" requires conditional use
permit approval in the I-L zone. The subject site is currently a vacant tenant space in which the
applicant is proposing to conduct church services for up to 300 patrons. The applicant has
submitted a site and landscape plan with this application; however the site and building are not
changing, only the use. Therefore, no additional site ixnprovements are explicitly required by the
UDC. Furthermore, Staff has reviewed said plans for conformance with the UDC and found the
site conforms to the parking and landscape requirements of the UDC.
Specific Use Standards for Church or Place of Religious Worship per UDC 11-4-3-6:
Schools, child daycare services, meeting facilities for clubs and organizations, and other
similar uses not operated primarily for the purpose of religious instruction, worship,
government of the church, or the fellowship of its congregation may be permitted to the
extent the activity is otherwise permitted in the district. At this time, the applicant is not
proposing any other ancillary uses other than those associated with religious worship. If
in the future the church wants to establish child daycare services on-site; then an
accessory use permit should be filed with the Planning Department.
Access: Access to the site is taken from W. Taylor Street. No other access points are proposed
with this application.
Parking: Per UDC 11-3C-6B all industrial districts require one space for every 2,000 square feet
of gross floor area. The site is currently developed with a 48,960 square foot warehouse building
and provides a total of 184 parking stalls and is well above the minimum of 25 parking stalls
required by the UDC. Based on the ratio of parking per square footage, staff has calculated the
parking ratio on the site to be one space per 275 square feet of gross floor area. Currently the
building is occupied by the YMCA. The church is proposing to lease 7,200 square feet and to
conduct services for up to 300 patrons. Furthermore, the Church and YMCA will share parking
for the site on Sunday afternoons. However, staff has concerns with the amount of parking for
the site because the City does not have parking requirements based on the seating capaciTy
for places of religious worship. Therefore, the Commission should determine if the
proposed parking is adequate for the use proposed for the site.
Vineyard Christian Fellowship - CUP-08-O10 Page 5
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 15, 2008
Hours of Operation: The hours of operation for the proposed use as stated in the application are
Sunday from 7:30 am to 2:00 pm. Typically, other church related activities occur during the week
including but not limited to office duties and church gatherings/meetings may occur during
normal business hours to conduct routine church business. Furthermore, the applicant has stated
the YMCA, which occupies the remainder of the building, opens at Noon on Sundays; however
the services for the day are expected to be concluded prior to the YMCA opening. Staff is
supportive of the hours of operation for the site and is proposing that this be a restriction of the
use.
Elevations: Photos of the existing building were submitted with this application. At this time,
the applicant is not proposing any exterior modifications but has included a floor plan for the
interior layout of the tenant space. On the submitted floor plan, the applicant is proposing offices
and classrooms to be located on the east side of the tenant space. Therefore, staff is
recommending the applicant provide some exterior modifications to the building to address
the front facade facing the public street and provide additional windows with awnings to
provide natural lighting for the proposed office space and classroom space. Staff is
recommending two windows be placed on the east side of the building with decorative
awnings in the vicinity of proposed classroom number 4 and office number 3. In addition,
the roll-up door in the southeast corner of the building should be removed and enclosed
with similar siding and provide a window with a decoraNve awning for proposed office
number 2. Theses exterior modifications are conditioned in Exhibit B.
Certificate of Zoning Compliance: The purpose of a Certificate of Zoning Compliance (CZC)
permit is to ensure that all construction, alterations and/or the establishment of a new use
complies with all of the provisions of the UDC before any work on the structure is started and/or
the use is established (UDC 11-SB-lA). To ensure that all of the conditions of approval listed in
E~chibit B are complied with, the Applicant will be required to obtain CZC approval from the
Planning Department prior to establishment of the new use. All improvements must be installed
prior to occupancy.
b. Staff Recommendation: Staff recommends approval of CUP-08-O10 for the requested
Church use in the I-L zone for Vineyard Christian Fellowship, as presented in the Staff
Report for the hearing date of May 15, 2008, based on the Findings of Fact as listed in
Exhibit C and subject to the conditions of approval listed in Exhibit B.
11. EXHIBITS
A. E~ibits
1. Vicinity Map
2. Site Plan
3. Landscape Plan
4. Floor Plan
5. Photos of the Existing Building
B. Conditions of Approval
1. Planning Department
2. Public Works Department
3. Fire Department
4. Police Department
Vineyard Christian Fellowship - CUP-08-O10 Page 6
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 15, 2008
5. Parks Department
6. Sanitary Service Company
7. Ada County Highway District
C. Required Findings from UDC
Vineyard Christian Fellowship - CUP-08-O10 Page 7
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY I5, 2008
A. Drawings
1. Vicinity Map
Eachibit A Page 1
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 15, 2008
2. Site Plan
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 15, 2008
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 15, 2008
4. Floor Plan
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 15, 2008
5. Photos of the Existing Building
Exhibit A Page 5
CITY OF MEWDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 15, 2008
B. Conditions of Approval
1. PLANNING D~PARTMENT
1.1 The site and landscape plan included in Exhibit A of this staff report is hereby approved by the
Meridian Planning Department.
1.2 Any future uses and construction on this property shall comply with the City of Meridian
ordinances in effect at the time of permit submittal.
1.3 To ensure that all of the conditions of approval for CUP-08-O10 are complied with, the Applicant
shall be required to obtain a Certificate of Zoning Compliance (CZC) permit from the Planning
Department prior to commencement of the new use.
1.4 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.
1.5 No new signs are approved with this CUP application. All business signs require a separate sign
permit in compliance with the sign ordinance.
1.6 The Applicant shall have a maximum of 18 months to commence the use as pernutted in accord
with the conditions of approval listed above. If the business has not begun within 18 months of
approval, a new conditional use pernut must be obtained prior to operation.
1.7 Vineyard Christian Fellowship hours of operation are as follows: Worship hours - Sunday 7:30
am-2:00 pm. All other church related activities occur during the week including but not limited to
office duties, church meetings and religious studies may occur during normal business hours to
conduct routine church business.
1.8 Provide two windows on the east side of the building with decorative awnings in the vicinity of
proposed classroom number 4 and office number 3. In addition, the roll-up door in the southeast
corner of the building shall be removed and enclosed with similar siding; provide a window with
a decorative awning for proposed office number 2.
1.9 If/when child care services are proposed on the site; the applicant shall submit an accessory use
permit application for Planning Department review and approval.
2. PUBLIC WORKS DEPARTMENT
2.1 Public Works has no concerns with this application.
3. FIRE DEPARTMENT
3.1 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.
3.2 All aspects of the building systems (including exiting systems and fire alarm systems), processes &
storage practices shall be required to comply with the International Fire Code and Intemational
Building Code.
3.3 Provide a Knox box entry system for the complex prior to occupancy.
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEAWNG DATE OF MAY 15, 2008
3.4 Provide exterior egress lighting as required by the International Building & Fire Codes.
3.5 Where a portion of the facility or building hereafter constructed or moved into or within the
jurisdiction is more than 400 feet (122 m) from a hydrant on a fire apparatus access road, as
measured by an approved route around the exterior of the facility or building, on-site fire hydrants
and mains shall be provided where required by the code official. For buildings equipped throughout
with an approved automatic sprinkler system installed in accordance with Section 903.3.1.1 or
903.3.1.2 the distance requirement shall be 600 feet (183).
a. For Group R-3 and Group U occupancies, the distance requirement shall be 600 feet (183
m).
b. For buildings equipped throughout with an approved automatic sprinkler system installed in
accordance with Section 9033.1.1 or 903.3.1.2, the distance requirement shall be 600 feet
(183 m).
3.6 The applicant shall place two "NO PARKIlVG FIlZE LANE" signs at the northeast and southeast
corners of the existing building.
4. POLICE DEPARTMENT
4.1 The Police Department has no concerns related to the site design submitted with the application.
5. PARKS DEPARTMENT
5.1 The Parks Department did not submit comments on this application.
6. SANITARY SERVICES COMPANY
6.1 SSC has no comments related to this application.
7. ADA COUNTY HIGHWAY DISTRICT
7.1 ACHD did not submit comments on this application.
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 15, 2008
C. Required Conditional Use Pernut Findings from UDC
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.
This site is large enough to accommodate the proposed church on the site. Staff recommends the
Commission rely on Staff's analysis and any oral or written public testimony provided when
deternuning if this site is large enough to accommodate the proposed use.
2. That the proposed use will be harmonious with the Meridian Comprehensive Plan and in
accord with the requirements of this Title.
Staff finds that the Comprehensive Plan Future Land Use Map designation for this property is
Light Industrial. The property is currently zoned I-L, which complies this designation. The
proposed use is generally harmonious with the requirements of the UDC (See Sections 8 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 ea~isting or intended character of the general
vicinity and that such use will not adversely change the essenHal character of the same area.
Staff finds that, if the Applicant complies with the conditions outlined in this report, the operation
of the proposed use should be compatible with other uses in the general neighborhood and with
the existing and intended character of the area. Further, Staff believes that the proposed use will
not adversely change the essential 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
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. Because the business is currently served by the above-
mentioned public facilities and services, Staff finds that the proposed use will continue to be
served adequately by those facilities and services previously mentioned.
6. That the proposed use will not create excessive additional costs for public facilities and
services and will not be detrimental to the economic welfare of the community.
If approved, the Applicant will be financing any improvements required for development. Staff
finds there will not be excessive additional requirements at public cost and that the proposed use
will not be detrimental to the community's economic welfare.
Eachibit C
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 15, 2008
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 is a concern; however, Staff does not believe that the
amount generated by the proposed new use of the property will be detrimental to any persons,
property, or the general welfare of the public. Staff does not anticipate the proposed use will
create excessive 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
the proposed use 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.
Exhibit C