PZ - Staff ReportShops at Sawtooth Village Lot 25 – CUP H-2017-0096 PAGE 1
STAFF REPORT
Hearing Date: August 17, 2017
TO: Planning & Zoning Commission
FROM: Sonya Allen, Associate City Planner
208-884-5533
SUBJECT: Shops at Sawtooth Village Lot 25 – CUP (H-2017-0096)
I. SUMMARY DESCRIPTION OF APPLICANT’S REQUEST
The applicant, TS Development, LLC, has applied for a conditional use permit for a drive-through
establishment within 300 feet of a residential use and district on 0.55 of an acre of land in the C-N
zoning district. See Section IX Analysis for more information.
II. SUMMARY RECOMMENDATION
Staff recommends approval of the proposed CUP with the conditions listed in Exhibit B, based on the
Findings of Fact and Conclusions of Law in Exhibit C of the Staff Report.
III. PROPOSED MOTION
Approval
After considering all staff, applicant and public testimony, I move to approve File Number H-2017-
0096 as presented in the staff report for the hearing date of August 17, 2017, with the following
modifications: (Add any proposed modifications.)
Denial
After considering all staff, applicant and public testimony, I move to deny File Number H-2017-0096
as presented during the hearing on August 17, 2017, for the following reasons: (You should state
specific reasons for denial and what the applicant could do to gain your approval with another
application.)
Continuance
I move to continue File Number H-2017-0096 to the hearing date of (insert continued hearing date
here) for the following reason(s): (You should state specific reason(s) for continuance.)
IV. APPLICATION AND PROPERTY FACTS
A. Site Address/Location:
The subject property is located on the east side of N. Linder Road, approximately 1/8 mile south
of W. McMillan Road at 4698 N. Linder Road, in the northwest ¼ of Section 36, Township 4
North, Range 1 West.
B. Owner(s):
TS Development, LLC
4202 N. Marcliffe Ave.
Boise, ID 83704
C. Applicant:
Same as Owner
Shops at Sawtooth Village Lot 25 – CUP H-2017-0096 PAGE 2
D. Contact:
Mary Murphy, Grand Peak, LLC
4202 N. Marcliffe Ave.
Boise, ID 83704
E. Applicant's Statement/Justification: Please see applicant’s narrative for this information.
V. PROCESS FACTS
A. The subject application is for a conditional use permit. A public hearing is required before the
Planning & Zoning Commission on this matter, consistent with Meridian City Code Title 11,
Chapter 5.
B. Newspaper notifications published on: July 28, 2017
C. Radius notices mailed to properties within 300 feet on: July 19, 2017
D. Applicant posted notice on site by: August 4, 2017
VI. LAND USE
A. Existing Land Use(s) and Zoning: This site consists of vacant/undeveloped land, zoned C-N.
B. Character of Surrounding Area and Adjacent Land Use and Zoning:
North: Vacant/undeveloped property, zoned C-N
East: Multi-family development, zoned R-15
South: Vacant/undeveloped property, zoned C-N
West: Vacant/undeveloped property, zoned L-O
C. History of Previous Actions:
In 2013, this property was annexed (AZ-13-010) with the requirement of a development
agreement, recorded as Instrument No. 114099372. A preliminary plat (PP-13-022) was also
approved which included the subject property.
In 2015, a final plat (FP-15-001) was approved and later recorded which included the subject
property as Lot 25, Block 1, McLinder Subdivision No. 2.
D. Utilities:
1. Public Works:
a. Location of sewer: A sanitary sewer main intended to provide service to this project
currently exist adjacent to the site.
b. Location of water: A water main intended to provide service to this project currently
exist adjacent to the site.
c. Issues or concerns: None
E. Physical Features:
1. Canals/Ditches Irrigation: There are no waterways crossing this site.
2. Hazards: Staff is not aware of any hazards that exist on this site.
3. Flood Plain: This site is not within the flood plain.
Shops at Sawtooth Village Lot 25 – CUP H-2017-0096 PAGE 3
VII. COMPREHENSIVE PLAN
This property is designated Mixed Use - Neighborhood (MU-N) on the Comprehensive Plan Future
Land Use Map (FLUM).
The purpose of MU-N designated areas is to assign areas where neighborhood-serving uses and
dwellings are seamlessly integrated into the urban fabric. The intent is to avoid predominately single-
use developments by incorporating a variety of uses. Land uses in these areas should be primarily
residential with supporting non-residential services. Non-residential uses in these areas tend to be
smaller scale and provide a good or service that people typically do not travel far for (approximately
one mile) and need regularly. Employment opportunities for those living in the neighborhood are
encouraged. Connectivity and access between the non-residential and residential land uses is
particularly critical in MU-N areas. Tree-lined narrow streets are encouraged. Developments are also
encouraged to be designed according to the conceptual MU-N plan depicted in Figure 3-1 in the
Comprehensive Plan (pg. 25).
The applicant proposes to develop the site with a multi-tenant commercial building containing a
drive-through establishment. Drive-through establishments are not specifically listed as an
appropriate use in the MU-N designation; however, the existing C-N zoning for the property does
allow drive-through establishments as a conditional use.
The proposed use associated with the drive-through is classified as a restaurant but is of a smaller
scale selling mainly sodas and cookies. The use is consistent with the purpose of the MU-N
designation in that it will provide goods to adjacent residents as well as neighbors and passersby in
the vicinity; connectivity and access is provided between the proposed use and adjacent residential
neighborhood; trees are proposed for a buffer along the drive aisle that separates the commercial from
residential uses; and the proposed design of the overall development is consistent with the MU-N
concept diagram contained in 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):
“Require all commercial and industrial businesses to install and maintain landscaping.”
(2.01.03B)
Parking lot landscaping and a buffer to residential uses is required to be provided with
development of this site in accord with UDC standards for such.
“Protect existing residential properties from incompatible land use development on adjacent
parcels.” (3.06.01F)
The proposed and future neighborhood commercial uses should be compatible with and
provide goods for existing adjacent residents. The residential uses will be buffered from the
commercial uses by landscaping and a shared drive-aisle.
“Locate industrial and commercial uses where adequate water supply and water pressure are
available for fire protection.” (3.04.02A)
There is adequate water supply and pressure available to the site for fire protection.
“Plan for and encourage services like health care, daycare, grocery stores and recreational
areas to be built within walking distance of residential dwellings.” (2.01.01C)
The multi-tenant building will provide for future service oriented uses which will serve and
be within walking distance of adjacent multi-family residential uses.
Shops at Sawtooth Village Lot 25 – CUP H-2017-0096 PAGE 4
“Reduce the number of existing access points onto arterial streets by using methods such as
cross-access agreements, access management, and frontage/backage roads.” (3.03.02O)
An ingress/egress easement exists on this site from W. Ann Taylor St., N. Linder Road and W.
McMillan Road. This easement reduces access points to the adjacent arterial streets and
provides for interconnectivity and access between the residential and commercial
development.
“Require all new and reconstructed parking lots to provide landscaping in internal islands and
along streets.”
Landscaping is required within parking lots in accord with the standards listed in UDC 11-
3B-8C.
“Minimize noise, odor, air pollution, and visual pollution in industrial and commercial
development adjacent to residential areas.” (3.06.01B)
The drive-through is not proposed to have a speaker; all ordering will take place at the
window or someone will personally go out to the vehicles to take orders. Landscaping is
proposed along the east boundary of the site to buffer the building and use from the adjacent
residents. There will likely be some air pollution from the cars idling in the drive-through
although it shouldn’t be excessive.
“Plan for a variety of commercial and retail opportunities within the Area of City Impact.”
(3.05.01J)
The proposed use will contribute to the variety of goods available in this area of the City.
For the above-stated reasons, staff believes the proposed use is consistent with the applicable
comprehensive plan policies noted and is appropriate in this location.
VIII. UNIFIED DEVELOPMENT CODE
A. Purpose Statement of Zone(s): The purpose of the commercial districts is to provide for the retail
and service needs of the community in accordance with the Meridian comprehensive plan. Six (6)
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.
B. Schedule of Use: Unified Development Code (UDC) 11-2B-2 lists the permitted, accessory,
conditional, and prohibited uses in the C-N zoning district. A restaurant is a principal permitted
use in the C-N zoning district; a drive-thru establishment requires conditional use permit approval
when located within 300 feet of a residence, residential use, or another drive-thru establishment.
C. Dimensional Standards: The dimensional standards listed in UDC Table 11-2B-3 for the C-N
zoning district apply to development of this site.
D. Structure and Site Design Standards: Development is required to comply with the design
standards listed in UDC 11-3A-19 and the Architectural Standards Manual.
IX. ANALYSIS
Analysis of Facts Leading to Staff Recommendation:
CONDITIONAL USE PERMIT (CUP): The applicant requests CUP approval of a drive-through
establishment in a C-N zoning district within 300 feet of existing residences and residential zoning
(R-15) as required by UDC Table 11-2B-2 and 11-4-3-11A.
Shops at Sawtooth Village Lot 25 – CUP H-2017-0096 PAGE 5
Specific Use Standards: Drive-through Establishment: Per UDC 11-4-3-11, there are specific use
standards that apply to drive-through establishments as follows:
All establishments providing drive-through service shall identify the stacking lane, speaker
location, and window location on the plans submitted with the Certificate of Zoning
Compliance (CZC) application. A speaker is not proposed and not approved; all orders will
be taken at the drive-up window or someone will walk out and take orders. The stacking lane
and window location is not specifically called out on the plan. These items should be
clearly depicted on the plans submitted with the CZC application.
A site plan shall be submitted that demonstrates safe pedestrian and vehicular access and
circulation on the site and between adjacent properties. At a minimum, the plan shall
demonstrate compliance with the following standards:
Stacking lanes shall have sufficient capacity to prevent obstruction of the public right-of-
way by patrons. The site plan demonstrates sufficient area for stacking that won’t
obstruct the public right-of-way.
The stacking lane shall be a separate lane from the circulation lanes needed for access
and parking. Although there is sufficient area for a circulation lane alongside the
stacking lane, the stacking lane and circulation lane are not delineated as such on the
plan; a revised plan should be submitted with the Certificate of Zoning Compliance
that clearly identifies the two.
The stacking lane shall not be located within ten feet (10’) of any residential district or
existing residence. The site plan demonstrates compliance with this standard (the nearest
residence is approximately 100 feet away to the east).
Any stacking lane greater than one hundred feet (100’) in length shall provide for an
escape lane. A 20-foot wide driveway is proposed from the northwest corner of the
building to the drive-through window which will allow for a stacking lane and an escape
lane/circulation lane for vehicles exiting the drive-through and/or parking stalls on the
north side of the building.
The site should be designed so that the drive-through is visible from a public street for
surveillance purposes. The drive-through is visible from N. Linder Road as required.
The applicant shall provide a 6-foot sight obscuring fence where a stacking lane or window
location adjoins a residential district or an existing residence. The proposed stacking lane and
window is located on the south side of the building; no residences exist or are proposed to the
south. The nearest residence is approximately 100 feet away to the east, therefore this
standard is not applicable.
Dimensional Standards: The proposed development is required to comply with the dimensional
standards of the C-N zoning district listed in UDC Table 11-2B-3. There are no required building
setbacks in the C-N district; however, a 25-foot wide street buffer is required along N. Linder Road
and a 20-foot wide landscape buffer to residential uses is required along the east boundary of the site,
which acts as a building setback as structures can’t encroach within the buffer. Staff has reviewed the
site plan and the proposed building complies with the dimensional standards as required.
Site Plan: The site plan depicts a 2,880 square foot building on the site with a patio area, drive-
through and associated parking. The majority of the parking is located on the adjacent property to the
south, which will either require a shared use agreement for parking with the adjacent property owner,
or a property boundary adjustment to shift the property line to the south to incorporate that area
within the subject property.
Shops at Sawtooth Village Lot 25 – CUP H-2017-0096 PAGE 6
Access: An east/west ingress/egress easement exists along the north boundary of this site for access to
McLinder Subdivision via N. Linder Road and a north/south ingress/egress easement exists along the
east boundary of this site for access via W. Ann Taylor Street from Linder Road, as depicted on the
final plat for McLinder Subdivision No. 2. The subject property is accessed via a one-way driveway
at the northeast corner of the site and vehicles exit the site via a one-way driveway at the southeast
corner of the site.
Parking: The UDC requires off-street vehicle parking to be provided on the site in accord with the
standards listed in 11-3C-6B for development in commercial districts. One space is required for every
500 square feet of gross floor area. Therefore, based on 2,880 square feet, a minimum of 6 off-street
vehicle parking spaces are required. A total of 17 spaces are proposed in accord with this standard; 6
on this site and 11 on the adjacent property to the south. The parking located on the adjacent property
will require a shared use agreement with the property owner to the south as set forth in UDC 11-3C-
7B and mentioned above; or, a property boundary adjustment application may be submitted to shift
the property line further to the south to include the parking area on this site.
Although the number of parking spaces complies with and exceeds UDC standards, some of the
spaces are located such that they may create traffic conflicts. Therefore, Staff recommends the
following changes: 1) Remove the handicap accessible stall at the entrance of the driveway and
relocate it to the first diagonal space so that vehicles aren’t backing out into the entrance of the
site; and 2) the two spaces located on the west side of the building should be designated for
employee parking only. Staff also recommends a minimum 5’ wide sidewalk is provided along
the north side of the building adjacent to the parking for pedestrian access to the building with
wheel stops in the parking spaces to prevent vehicle overhang. In the alternative, a 7’ wide
sidewalk may be provided to allow vehicle overhang without wheel stops in which case, the
length of the stalls may be reduced 2’ to 17’.
The parking spaces on the north side of the building are accessed by the one-way driveway into the
site. In order to exit the site from these parking spaces, it’s necessary for vehicles to drive around the
rear of the building and exit through the escape lane for the drive-through; the applicant should
consider also designating these spaces for employee parking. Staff isn’t overly supportive of the
design as it creates an awkward traffic flow out of the site, however the UDC does not prohibit it.
One bicycle parking space is required to be provided for every 25 proposed vehicle spaces or portion
thereof per UDC 11-3C-6G. Therefore, based on 17 vehicle spaces, a minimum of one bicycle
parking space should be provided. Bicycle parking should be depicted on the site plan submitted
with the Certificate of Zoning Compliance along with a detail in accord with the standards
listed in UDC 11-3C-5C.
Landscaping: Landscaping is required to be provided with development of the site as set forth in
UDC 11-3B.
A 25’ wide street buffer with landscaping was required along N. Linder Road with the subdivision
improvements for McLinder Subdivision No. 2. A 20’ wide buffer to residential uses is required with
development of this site along the east boundary in accord with the standards listed in UDC 11-3B-
9C. Buffers to residential uses are required to have a mix of materials (i.e. evergreen & deciduous
trees, shrubs, lawn or other vegetative ground cover) that result in a barrier that allows trees to touch
at maturity; a wall or fence may be provided in addition to the landscape buffer to further buffer the
residential properties. Staff recommends additional landscaping to comply with this requirement
is provided along the east boundary to assist in buffering the proposed use and headlights from
the drive-through to the adjacent residents.
Shops at Sawtooth Village Lot 25 – CUP H-2017-0096 PAGE 7
Parking lot landscaping is required to be provided in accord with the standards listed in UDC 11-3B-
8C. Each planter island at the end of rows of parking is required to be landscaped with at least
one tree; trees should be added at the ends of rows of parking accordingly.
Pathways/Sidewalks: A 10’ wide detached multi-use pathway was required to be constructed along
N. Linder Road with the subdivision improvements in accord with the standards in the Pathways
Master Plan. A minimum 5-foot wide attached sidewalk or 4-foot wide detached sidewalk should
be constructed along the south side of the driveway along the north side of the site and along the
east side of the site for pedestrian access from the sidewalk/pathway along Linder Road.
Fencing: No fencing exists or is proposed on this site.
Lighting: All lighting on the site shall comply with the standards listed in UDC 11-3A-11.
Hours of Operation: Business hours of operation within the C-N district are limited to the hours
between 6:00 am and 10:00 pm as set forth in UDC 11-2B-3A.4.
Building Elevations: Conceptual building elevations were submitted for the proposed structure,
included in Exhibit A.3. The structure is proposed to be a single story in height; building materials
consist of stucco with ledge stone accents around the base of the structure, heavy timber beams and
posts, stained wood fascia and trim, and a metal standing seam roof. Detailed review of the structure
will take place with the Certificate of Zoning Compliance and Design Review application; the design
of the structure is required to be consistent with the standards listed in the Architectural Standards
Manual. Note: The east/west/north/south call-outs appear to be incorrect and should be corrected on
the plans submitted with the Certificate of Zoning Compliance application (staff has labeled the
elevations correctly in Exhibit A.3).
Certificate of Zoning Compliance (CZC): A CZC application is required to be submitted prior to
application for a building permit to ensure that all construction and the establishment of the new use
complies with all of the provisions of the UDC and the conditions of approval in this report.
Design Review (DES): An Administrative Design Review application is required to be submitted for
approval of the proposed structure per UDC 11-5B-8. Development is required to comply with the
design standards listed in UDC 11-3A-19 and the City of Meridian Architectural Standards
Manual. The application is required to be submitted concurrently with the Certificate of Zoning
Compliance application.
X. EXHIBITS
A. Drawings
1. Vicinity/Zoning Map
2. Proposed Site/Landscape Plan (dated: 6/28/2017)
3. Proposed Building Elevations (dated: 6/28/2017)
B. Conditions of Approval
1. Planning Division
2. Public Works Department
3. Fire Department
4. Police Department
5. Sanitary Service Company
6. Ada County Highway District
Shops at Sawtooth Village Lot 25 – CUP H-2017-0096 PAGE 8
7. Parks Department
C. Required Findings from Unified Development Code
Shops at Sawtooth Village Lot 25 – CUP H-2017-0096 PAGE 9
Exhibit A.1: Vicinity/Zoning Map
Shops at Sawtooth Village Lot 25 – CUP H-2017-0096 PAGE 10
Exhibit A.2: Proposed Site/Landscape Plan (dated: 6/28/2017)
Shops at Sawtooth Village Lot 25 – CUP H-2017-0096 PAGE 11
Exhibit A.3: Proposed Building Elevations (dated: 6/28/2017)
NORTH
SOUTH
WEST
EAST
Shops at Sawtooth Village Lot 25 – CUP H-2017-0096 PAGE 12
B. Conditions of Approval
1. PLANNING DEPARTMENT
1.1 Development of this site shall be consistent with the provisions of the development agreement
(Instrument No. 114099372) and all previous conditions of approval as applicable (AZ-13-010;
PP-13-022; FP-15-001).
1.2 The site/landscape plan included in Exhibit A.2 shall be revised as follows:
a. Identify the stacking lane, escape lane, circulation lane, and window location on the plans.
The stacking lane shall be a separate lane from the circulation lanes needed for access and
parking; striping or curbing shall be depicted to delineate the two.
b. Provide a bicycle rack capable of holding a minimum of one bicycle in accord with the
standards listed in UDC 11-3C-5C.
c. Depict a minimum 5-foot wide attached sidewalk or 4-foot wide detached sidewalk along the
south side of the driveway along the north side of the site and along the east side of the site for
pedestrian access from the sidewalk/pathway along Linder Road to the main building entrance (or
patio area) in accord with UDC 11-3A-19A.4.
d. The handicap parking stall located at the entry to the site should be removed and relocated to
the adjacent diagonal space on the north side of the building.
e. Provide a minimum 5-foot wide sidewalk in front of the row of parking on the north side of
the building with wheel stops in parking spaces to prevent vehicle overhang. Note: In the
alternative, the sidewalk may be widened to 7 feet to allow for vehicle overhang if wheel stops
aren’t provided; the length of the stall may then be reduced from 19’ to 17’.
f. Provide additional landscaping along the east boundary of the site in accord with the
standards listed in UDC 11-3B-9C for buffers to adjoining residential uses; inclusion of a
wall/fence should also be considered to further assist in buffering the residential uses from noise
and headlights from the drive-through. The landscape buffer shall result in a barrier that allows
trees to touch at maturity.
1.3 The applicant shall comply with the specific use standards listed in UDC 11-4-3-11 for drive-
through establishments.
1.4 A speaker within the drive-through is not proposed and thus, is not allowed due to the proximity
of adjacent residences.
1.5 Business hours of operation in the C-N district are limited to the hours between 6:00 am and
10:00 pm as set forth in UDC 11-2B-3A.4.
1.6 All outdoor equipment areas shall be incorporated into the overall design of buildings and
landscaping so that the visual and acoustic impacts of these functions are fully contained and out
of view from adjacent properties and public streets per UDC 11-3A-12.
1.7 All lighting on the site shall comply with the standards listed in UDC 11-3A-11.
1.8 Submit a recorded shared use agreement for parking on the adjacent property to the south as set
forth in UDC 11-3C-7B with the Certificate of Zoning Compliance application; or, submit a
property boundary adjustment application to shift the southern property line further to the south to
include the parking and associated drive-aisle necessary for access and obtain approval of such
prior to issuance of Certificate of Occupancy.
Shops at Sawtooth Village Lot 25 – CUP H-2017-0096 PAGE 13
1.9 The applicant shall submit a Certificate of Zoning Compliance application for establishment of
the new use and to ensure all site improvements comply with the provisions of the UDC and the
conditions in this report prior to application for building permits, in accord with UDC 11-5B-1.
1.10 The applicant shall submit an application for Administrative Design Review concurrent with the
Certificate of Zoning Compliance application in accord with UDC 11-5B-8. The site and
building design is required to comply with the standards listed in UDC 11-3A-19 and the
City of Meridian Architectural Standards Manual.
2. PUBLIC WORKS DEPARTMENT
2.1 Applicant shall be responsible to install sanitary sewer and water services to the proposed use.
3. FIRE DEPARTMENT
3.1 All entrances, internal roads, drive aisles, and alleys shall have a turning radius of 28’ inside and
48’ outside, per International Fire Code Section 503.2.4.
4. POLICE DEPARTMENT
4.1 The Police Department has no comments related to this application.
5. REPUBLIC SERVICES
5.1 Obtain approval from Republic Services for trash enclosure location prior to submittal of
Certificate of Zoning Compliance application.
6. PARKS DEPARTMENT
6.1 The Parks Department had no comments on this application.
7. ADA COUNTY HIGHWAY DISTRICT
ACHD has reviewed the submitted application and has determined that there are no improvements
required to the adjacent street.
The applicant shall be required to:
1. Pay a traffic impact fee. A traffic impact fee may be assessed by ACHD and will be due prior to the
issuance of a building permit by the lead agency.
2. Comply with all ACHD Policies and ACHD Standard Conditions of Approval for any
improvements or work in the right-of-way.
3. Obtain a permit for any work in the right-of-way prior to the construction, repair, or
installation of any roadway improvements ( curb, gutter, sidewalk, pavement widening,
driveways, culverts, etc.).
Shops at Sawtooth Village Lot 25 – CUP H-2017-0096 PAGE 14
C. Required Findings from Unified Development Code
1. Conditional Use Permit (UDC 11-5B-6E)
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.
Staff finds that the subject property is large enough to accommodate the proposed use and
comply with the dimensional & development regulations of the C-N zoning district (see
Analysis Section IX for more information).
b. That the proposed use will be harmonious with the Meridian Comprehensive Pl an and
in accord with the requirements of this Title.
Staff finds that the proposed use of the property will be harmonious with the UDC and
Comprehensive Plan.
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 complies with the conditions outlined in this report, the
proposed drive-through establishment should be compatible with residential and future
neighborhood commercial uses in the area and should not adversely change the character 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 use will not adversely affect other property in the area.
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 be extended to the subject property. Staff finds that the 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 of the community.
The applicant will be financing any improvements required for development. Staff finds there
will not be excessive additional requirements at public cost and nor will they 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.
The proposed drive-through will not have a speaker so noise resulting from the use should not
be excessive, nor should traffic or fumes. Therefore, Staff finds the proposed use of the site
will not be detrimental to any persons, property or the general welfare of the area.
Shops at Sawtooth Village Lot 25 – CUP H-2017-0096 PAGE 8
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 the proposed use. Further, 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.