HomeMy WebLinkAboutStaff ReportCITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 20, 2008
STAFF REPORT Hearing Date: November 20, 2008
TO: Planning & Zoning Commission
FROM: Sonya Watters, Associate City Planner
(208) 884-5533
SUBJECT: CUP-08-030 Neighborhood Fitness
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1. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST ~? `:" i ~ 4, ALL:, ~; ; ~ j,~ ~.
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The Applicant, Kenneth Barr, is requesting Conditional Use Permit (CUP) approval bi'var.iridoor''"~; ' ~- `- ~ ,`~"'
fitness facility in an L-O zoning district.
The site contains a 7,776 square foot structure that is currently vacant. The applicant intends to use
the entire building fora 24 hour fitness facility. Per UDC Table 11-2B-2, a Conditional Use Permit is
required for an indoor recreation (fitness) facility.
2. SUMMARY RECOMMENDATION
Staff has provided a detailed analysis of the requested application below. Staff recommends
approval of the application, 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-
030, as presented in the staff report for the hearing date of November 20, 2008, with the following
modifications to the conditions of approval: (add any proposed modifications). Ifurther move to
direct Staff to prepare an appropriate findings document to be considered at the next Planning and
Zoning Commission hearing on December 4, 2008.
Denial
After considering all Staff, Applicant, and public testimony, I move deny File Number CUP-08-030,
as presented during the hearing on November 20, 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 December 4, 2008.
Continuance
After considering all Staff, Applicant, and public testimony, I move to continue File Number CUP-
08-030 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:
2270 W. Everest Lane (Lots 1 and 2, Block 1, Hastings Subdivision No. 1)
Northeast '/ of Section 26, Township 4 North, Range 1 West
b. Owner:
Monterey, LLC
50 W. Broadway, Ste. 1000
Neighborhood Fitness CUP-08-030 Page 1
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 20, 2008
Salt Lake City, UT 84101
c. Applicant /Contact:
Kenneth L. Barr
2513 W. Hungry Creek Street
Meridian, ID 83646
d. Present Zoning: L-O (Limited Office)
e. Present Comprehensive Plan Designation: MU-C (Mixed Use -Community)
f. Description of Applicant's Justification for CUP Approval: Taken from the applicant's narrative
submitted with the application, "We propose abuild-out on building #6 in the Lochsa Business
Park for the purpose of a 24-hour fitness center."
5. PROCESS FACTS
a. The proposed use is a conditional use as determined by City Ordinance. A public hearing is
required before the Planning and Zoning Commission consistent with the provisions of Idaho
Code, Title 67, Chapter 65, and UDC 11-SA-2D for a conditional use application.
b. Newspaper notifications published on: November 3, 2008 and November 17, 2008
c. Radius notices mailed to properties within 300 feet on: October 24, 2008
d. Applicant posted notice on site by: November 5, 2008
6. LAND USE
a. Existing Land Use(s): The site contains a 7,776 square foot structure that is currently vacant.
b. Description of Character of Surrounding Area: The properties to the east are zoned L-O and
consist of office uses. A future school site exists to the west across N. Long Lake Way. To the
south across Everest Lane are single-family homes in Lochsa Falls Subdivision. To the north
across Chinden Boulevard is vacant land zoned TN-C.
c. Adjacent Land Use and Zoning
1. North: Vacant land, zoned TN-C
2. East: Office uses, zoned L-O
3. South: Single-family homes in Lochsa Falls Subdivision, zoned R-4
4. West: Future school site, zoned R-4
d. History of Previous Actions:
This property was annexed (AZ-02-010) into the City with an R-4 zone in 2003. A
Development Agreement (DA) was recorded (Instrument # 103012598) for the property at
that time. Concurrently, a preliminary plat (PP-02-009) and conditional use permit/planned
development (CUP-02-012) were approved for Lochsa Falls Subdivision. A final plat (FP-04-
007) for phase 12 of Lochsa Falls Subdivision, in which this property lies, was approved in
2004. An addendum to the DA was also recorded in 2004 (Instrument #104033484).
• The subject property was rezoned (RZ-06-003) from R-4 to L-O in July, 2006.
• The subject lots were re-platted through the short plat (SHP-06-001) process as Lots 1 and 2,
Block 1, Hastings Subdivision No. 1 in March, 2007.
Neighborhood Fitness CUP-08-030 Page 2
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 20, 2008
• A Certificate of Zoning Compliance (CZC-07-061, Turner Building/Hastings Building #6)
was approved fora 7,776 square foot shell for office uses on this site on 4/3/07. A revised
CZC was approved on 8/15/07 for compliance with the design standards listed in UDC 11-
3A-19C. The building shell received occupancy on 9/9/08.
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: There is existing landscaping on the site.
3. Floodplain: This site does not lie within the floodplain.
4. Canals/Ditches Irrigation: There are no canals/ditches that traverse this site.
5. Hazards: Staff is unaware, nor has the applicant disclosed, of any hazards that may exist on
this site.
6. Lot Size: 0.54 of an acre
£ Conditional Use Information:
1. Non-residential square footage: 7,776 square feet
2. Hours of Operation: 24-hours aday/7 days a week
g. Off-Street Parking: Off-street parking is provided on the site in accordance with the standards
listed in UDC 11-3C-6.
1. Parking spaces required: 16
2. Parking spaces provided: 21 (including 2 handicap stalls)
3. Compact spaces proposed: 0
h. Summary of Proposed Streets and/or Access (private, public, common drive, etc.): Access to this
site is provided from W. Everest Lane, a private street. Driveways are proposed within a platted
cross access ingress/egress easement for circulation within the site. No new access points or
streets are proposed or approved with this application.
7. COMMENTS MEETING
On October 30, 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, and Sanitary Service Company. Staff has included comments, conditions, and
recommended actions in Exhibit B below.
8. COMPREHENSIVE PLAN POLICIES AND GOALS
The 2002 Comprehensive Plan Future Land Use Map designates the subject property as "Mixed Use -
Community." Per Chapter VII of the Comprehensive Plan, the Mixed Use land use category contains
five sub-categories. "Generally, the mixed-use designation will provide for a combination of
compatible land uses that are typically developed under a master or conceptual site plan. The purpose
of this designation is to identify key areas which are either infill in nature or situated in highly visible
or transitioning areas of the city where innovative and flexible design opportunities are encouraged.
The intent of this designation is to offer the developer a greater degree of design and use flexibility."
Neighborhood Fitness CUP-08-030 Page 3
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 20, 2008
The following standards apply to the MU-C category: 1) Up to 25 acres maybe non-residential uses
and 2) Up to 200,000 square feet of non-residential building area is allowed.
Staff finds that the request generally conforms to the stated purpose, intent, and standards of the MU-
C land use category within the Comprehensive Plan. Staff fmds the following Comprehensive Plan
policies to be applicable to this property and apply to the proposed use (staff analysis in italics):
• Chapter VII, Goal I, Objective B, Action 3 (page 109) -Locate small-scale neighborhood
commercial areas within planned residential developments as part of the development plan.
The subject property was included in the planned development for Lochsa Falls Subdivision.
The proposed fitness facility will offer a needed service in this area and will be easily
accessed by the surrounding residents of Lochsa Falls Subdivision.
• Chapter VII, Goal I, Objective B, Action 5 (page 109) -Locate new community commercial
areas on arterials or collectors near residential areas in such a way as to complement with
adjoining residential areas.
This site is located adjacent to Chinden Boulevard, an arterial roadway, and Lochsa Falls
Subdivision, a residential development. The proposed fitness facility should complement the
surrounding residential uses while providing amuch-needed service in this area.
• Chapter V, Goal III, Objective D, Action 3 (page 43) -Require all new parking lots to
provide landscaping in internal islands.
The parking lot and landscaping in internal island has already been constructed on this site.
• Chapter VII, Goal IV, Objective D, Action 2 (page 114) -Restrict curb cuts and access points
on collectors and arterial streets.
This site is not proposing and is not approved for direct access to Chinden Boulevard, a
principal arterial roadway. Access to the site will be provided from W. Everest Lane, a
private street within Lochsa Falls Subdivision.
• Chapter IV, Goal I, Objective A, Action 6 (page 26) -Permit 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.
City services can be provided to the subject property.
Staff believes that the proposed use is consistent with the Comprehensive Plan and is compatible
with the surrounding uses.
9. UNIFIED DEVELOPMENT CODE (Applicable Sections)
a. UDC Table 11-2B-21ists indoor recreation (fitness) facilities as a "conditional use" use in the L-
O district.
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
proximity to streets and highways.
Neighborhood Fitness CUP-08-030 Page 4
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 20, 2008
10. ANALYSIS
a. Analysis of Facts Leading to Staff Recommendation: Staff is supportive of the proposed CUP
request based on the following comments:
Conditional Use Permit (CUP): A CUP is requested for an indoor recreation (fitness) facility in
an L-O zoning district, as required by UDC Table 11-2B-2. The applicant proposes to operate a
24-hour fitness facility in the existing 7,776 square foot building on this site.
Because the site is located in an office/commercial area and does not directly abut, or impact
adjacent residences, Staff believes that the proposed fitness facility is compatible with the
Comprehensive Plan future land use map designation of MU-C for this site.
Dimensional Standards: Staff has reviewed the site plan submitted with this application and
found it in compliance with the dimensional standards listed in UDC 11-2B-3 for the L-O zone.
Access: Access to this site is provided from W. Everest Lane, a private street. Existing driveways
are located within platted cross access ingress/egress easements for circulation within the site. No
new access points or streets are proposed or approved with this application.
Parking: In commercial districts, one off-street parking space is required per 500 square feet of
gross floor area, per UDC 11-3C-6B. Based on the 7,776 square foot facility, 16 parking spaces
are required for this business. Twenty-one parking spaces are provided (including 2 handicap
spaces), which exceeds the number required. A bicycle rack capable of holding a minimum of 1
bicycle is required to be provided on the site; the site currently has a bike rack that meets this
requirement.
Hours of Operation: The proposed hours of operation for the fitness facility are 24-hours a
day/7 days a week. The UDC (11-2B-3A.4) limits business hours of operation in the L-O
district to 6 am-10 pm. Therefore, Staff is including a condition of approval that the
applicant complies with this requirement.
Site/Landscape Plan: Asite/landscape plan was submitted for this site (dated 7/18/07, prepared
by Tomlinson Designs, attached in Exhibit A.2) showing the location of the existing building,
parking areas, drive aisles, planter islands, and trash enclosure. Existing trees and landscaping are
also shown on the plan. Staff previously approved this site for compliance with design standards.
Staff is generally supportive of the site/landscape plan with the following revision:
• Wheel restraints shall be added in all parking stalls that abut the sidewalk in areas where
the sidewalk is less than 7-feet in width so that vehicles don't overhang beyond the
designated parking stall dimensions, as required by UDC 11-3C-SB.3.
Building Elevations: Elevations of the existing building were submitted with this application
and are attached in Exhibit A.4 of this staff report. The existing building complies with the design
standards listed in UDC 11-3A-19C.
Design Review: Because of this site's location adjacent to an entryway corridor, Chinden
Boulevard, the site is subject to the design standards listed in UDC 11-3A-19C. Staff reviewed
and approved the site and building for compliance with these standards on 8/15/07.
Certificate of Zoning Compliance (CZC): A CZC (CZC-07-061) was approved on 4/3/07 for
the existing building on this site. Anew CZC is required for the change in use of this site
from office to a fitness facility, prior to establishment of the new use.
b. Staff Recommendation: Staff recommends approval of CUP-08-030 for an indoor recreation
(fitness) facility in an L-O zoning district as proposed, based on the Findings of Fact as
listed in Exhibit C and subject to the conditions of approval listed in Exhibit B.
Neighborhood Fitness CUP-08-030 Page 5
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 20, 2008
11. EXHIBITS
A. Exhibits
1. Vicinity/Zoning Map
2. Site/Landscape Plan (dated: 7/18/07, prepared by Tomlinson Designs)
3. Overall Site Plan
4. Elevations of Existing Building (dated: 7/18/07, prepared by Tomlinson Designs)
B. Conditions of Approval
1. Planning Department
2. Public Works Department
3. Fire Department
4. Police Department
5. Parks Department
6. Sanitary Service Company
7. Ada County Highway District
8. Idaho Transportation Department
C. Required Conditional Use Permit Findings from UDC 11-SB-6E
Neighborhood Fitness CUP-08-030 Page 6
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 20, 2008
A. Drawings
1. Vicinity/Zoning Map
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Exhibit A
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 20, 2008
2. Site/Landscape Plan (dated: 7/18/07, prepared by Tomlinson Designs)
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 20, 2008
3. Overall Site Plan
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Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 20, 2008
4. Elevations of Existing Building (dated: 7/18/07, prepared by Tomlinson Designs)
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Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 20, 2008
B. Conditions of Approval
1. PLANNING DEPARTMENT
1.1 The site/landscape plan (dated: 7/18/07, prepared by Tomlinson Designs, attached in Exhibit A.2)
shall be revised as follows:
a. Wheel restraints shall be added in all parking stalls that abut the sidewalk in areas where the
sidewalk is less than 7-feet in width so that vehicles don't overhang beyond the designated
parking stall dimensions, as required by UDC 11-3C-SB.3.
1.2 Business hours of operation for the proposed fitness facility shall be limited to the hours between
6 am and 10 pm, in accordance with UDC (11-2B-3A.4) standards for the L-O district.
1.3 The applicant shall submit a Certificate of Zoning Compliance (CZC) application for the change
in use of this site from office to a fitness facility, prior to establishment of the new use. The
plan(s) submitted with the CZC application shall reflect the revision noted above.
2. PUBLIC WORKS DEPARTMENT
2.1 The Public Works Department has no concerns with this application.
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'/z" 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 corners when spacing permits.
e. Fire hydrants shall not have any vertical obstructions to outlets within 10'.
£ Fire hydrants shall be placed 18" above finished grade to the center of the 4 ''/z" outlets.
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 of the project.
3.2 Any roadway greater than 150 feet in length that is not provided with an outlet shall be required
to have an approved turn around. Phasing of the project may require a temporary approved turn
around on streets greater than 150' in length with no outlet.
3.3 All common driveways shall be straight or have a turning radius of 28' inside and 48' outside and
shall have a clear driving surface which is 20' wide and support an imposed weight of 75,000
GVW.
3.4 Fire lanes, streets, and structures including the canopy height of mature trees shall have a vertical
clearance of 13'6.
3.5 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.
3.6 Commercial and office occupancies will require afire-flow consistent with the International Fire
Code to service the proposed project. Fire hydrants shall be placed per Appendix D.
3.7 Provide a Knox box entry system for the complex prior to occupancy.
3.8 The Fire Dept. has concerns about the ability to address the project and have the addresses visible
from the street which the project is addressed off of. Please contact the Addressing Specialist at
898-5500 to address this concern prior to the public hearing.
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 20, 2008
3.9 All aspects of the building systems (including exiting systems), processes & storage practices shall
be required to comply with the International Fire Code.
3.10 Provide exterior egress lighting as required by the International Building & Fire Codes.
3.11 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 903.3.1.1 or 903.3.1.2, the distance requirement shall be 600 feet
(183 m).
4. POLICE DEPARTMENT
4.1 The Police Department has no concerns related to this application.
5. PARKS DEPARTMENT
5.1 The Parks Department did not submit comments on this application.
6. SANITARY SERVICES COMPANY
6.1 Prior to issuance of a certificate of zoning compliance, that applicant shall submit an approved site
plan from SSC.
6.2 Turning Radius: the applicant shall provide a minimum of 50 ft. turning radius.
7. ADA COUNTY HIGHWAY DISTRICT
The Ada County Highway District previously acted on a subdivision application for Hastings No. 1
Subdivision. This site is within the previously approved subdivision and ACRD has no additional
comments at this time due to the fact that all street improvements exist.
• Prior to final apprarval you will need to submit construction plans to the ACRD
Development Review Section to insure compliance with the conditions identified above
andlor for traffic impact fee assessment. This is a separate review process that requires
direct plans submittal to the Development Review staff at the Highway District.
• A traffic impact fee will be assessed by ACRD and will be due prior to the issuance of a
building permit. Contact ACHD Planning 8ti Development Services at 387-6170 for
information regarding impact fees.
8. IDAHO TRANSPORTATION DEPARTMENT
8.1 The Idaho Transportation Department has no comment on this application.
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 20, 2008
C. Required Conditional Use Permit Findings from UDC 11-SB-6E
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.
Staff finds that the site is large enough to accommodate the proposed use and comply with the
dimensional and development regulations of the L-O district. Staff recommends the Commission
rely on Staff's analysis and any appropriate public testimony when determining if this site is large
enough to accommodate the proposed use.
2. That the proposed use will be harmonious with the Meridian Comprehensive Plan and in
accord with the requirements of this Title.
The Comprehensive Plan Future Land Use Map designation for this property is MU-C. Staff finds
the proposed fitness facility use of the property in the L-O district complies with the MU-C
designation and the requirements of the UDC.
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 proposed
use of the property should be compatible with other uses in the general area 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 the subject property is currently served by public facilities such as streets, police,
and fire protection. 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.
Staff finds the proposed use of the property should not create excessive additional costs for public
facilities and services. Staff finds that the proposed use will not be detrimental to the
community's economic welfare.
Exhibit C
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 20, 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 does not believe that the proposed use will involve activities or processes, materials,
equipment and conditions of operation that will be detrimental to any persons, property or the
general welfare by reasons of excessive production of 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 of the property as a fitness facility will not result in the destruction, loss or damage
of any natural, scenic, or historic feature of major importance.
Exhibit C