PZ - Staff ReportSTAFF REPORT
Hearing Date: May 3, 2018
TO: Planning & Zoning Commission
FROM: Sonya Allen, Associate City Planner
208-884-5533
SUBJECT: Calvary Chapel Meridian – CUP (H-2018-0031)
I. SUMMARY DESCRIPTION OF APPLICANT’S REQUEST
The applicant, Calvary Chapel Meridian, has applied for a conditional use permit (CUP) for a church
on 8.36 acres of land in the I-L 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-2018-
0031 as presented in the staff report for the hearing date of May 3, 2018, with the following
modifications: (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 May 17, 2018.
Denial
After considering all staff, applicant and public testimony, I move to deny File Number H-2018-0013
as presented during the hearing on May 3, 2018, 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-2018-0013 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 at 3600 W. Nelis Ave., in the SE ¼ of Section 34, Township 4
North, Range 1 West.
B. Owner(s):
Ten Mile Investments, LLC
621 N. Robinson Blvd.
Nampa, ID 83687
C. Applicant:
Ed Mechtel, Calvary Chapel Meridian
1550 S. Tech Ln., Ste. 3
Meridian, ID 83642
Calvary Church Meridian – CUP H-2018-0031 PAGE 1
D. Representative:
Same as Applicant
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: April 13, 2018
C. Radius notices mailed to properties within 300 feet on: April 6, 2018
D. Applicant posted notice on site by: April 20, 2018
VI. LAND USE
A. Existing Land Use(s) and Zoning: The subject property consists of vacant/undeveloped land,
zoned I-L.
B. Character of Surrounding Area and Adjacent Land Use and Zoning:
North: Wastewater treatment plant, zoned I-L
West: Vacant land owned by the City for a future water reservoir, zoned C-N; and agricultural
land, zoned RUT in Ada County
South: Vacant/undeveloped land, zoned C-G
East: Vacant/undeveloped land, zoned I-L
C. History of Previous Actions:
• On July 13, 2004, this property received the following approvals:
Annexation and zoning (AZ-04-004) of 34.6 acres of land from the RUT zoning district
in Ada County to the I-L, L-O, and C-G zoning districts (Ordinance No. 04-1090). A
development agreement (Instrument No. 104093293) was required as a as a provision of
annexation.
Preliminary Plat (PP-04-004) consisting of 16 commercial building lots and 5 common
lots on 34.6 acres of land. On June 7, 2005, a one year time extension (TE-05-003) to
submit the final development plan for McNelis Subdivision was approved by the Director.
• In 2005, a final plat (FP-05-047) was approved that included the subject property (i.e. Lot 4,
Block 2, McNelis Subdivision).
• In 2010, the following applications were approved:
An amendment to the Comprehensive Plan Future Land Use Map (CPAM-10-002) to
change the future land use designation on this property (and the larger McNelis
Subdivision) from Mixed Use – Community (MU-C) to Mixed Use – Non Residential
(MU-NR);
Rezone (RZ-11-001) of 0.43 of an acre of land from the L-O to the I-L zoning district;
and,
Development agreement modification (MDA-11-002) for McNelis Subdivision to update
the zoning of the property and the uses allowed; update the owner information; and
Calvary Church Meridian – CUP H-2018-0031 PAGE 2
remove the requirement for a conditional use permit on lots that abut Ustick Rd., Ten
Mile Rd., and/or the Nine Mile Creek (Inst. #112054621).
D. Utilities:
1. Public Works:
a. Location of sewer: Sewer service was provided to this lot with the development of the
subdivision.
b. Location of water: Water service was provided to this lot with the development of the
subdivision.
c. Issues or concerns: None
E. Physical Features:
1. Canals/Ditches Irrigation: The Five Mile Creek borders the north boundary of the site and the
Ninemile Creek borders the west boundary of the site.
2. Hazards: Staff is not aware of any hazards that exist on this site except that the creek along
the north boundary of the site is open which may present a danger to young children.
3. Flood Plain: This site is not within a floodplain or floodway.
VII. COMPREHENSIVE PLAN POLICIES AND GOALS
The Comprehensive Plan Future Land Use Map (FLUM) designates this site as Mixed Use – Non
Residential (MU-NR). The purpose of the MU-NR designation is to set aside areas where new
residential dwellings will not be permitted, as residential uses are not compatible with the planned
and/or existing uses in the these areas. See pages 31-33 in the Comprehensive Plan for more
information.
The applicant proposes to develop this 8.36 acre site with a church, consistent with the MU-NR
designation.
Staff finds the following Comprehensive Plan policies to be applicable to this property and apply to
the proposed use (staff analysis in italics):
• “Permit Schools, churches, and other public and civic uses in rural areas, that are compatible with
adjacent uses.” (3.05.02E)
The church is proposed to be located in a rural area of the City; as such, staff is of the opinion it
will be compatible with existing agricultural, wastewater treatment plant, future water reservoir,
commercial and industrial uses.
• “Require industrial areas to create a site design compatible with surrounding uses (e.g.,
landscape, fences, etc.) and community design criteria.” (3.06.01A)
This area has a mix of industrial and commercial zoned land which is only partially developed at
this time. Staff is of the opinion the proposed site design and future building will be compatible
with existing and future uses in this area. The design of the structure is required to comply with
the design standards in the Architectural Standards Manual.
• “Improve and protect creeks (i.e. Fivemile Creek) throughout commercial, industrial and
residential areas.” (5.01.01E)
The Five Mile Creek runs along the north boundary of this site and should be protected during
construction.
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• “Require pedestrian access connectors in all new development to link subdivisions together to
promote neighborhood connectivity as part of a community pathway system.” (3.03.03B)
There is an existing multi-use pathway along the north and west boundaries of this site that was
constructed with the subdivision. This pathway will provide for pedestrian access to the proposed
church from nearby residential neighborhoods.
• “Preserve and protect industrial lands for continued industrial use.” (3.06.01I)
This property is industrially zoned but has sat vacant for several years and has not developed.
Although the proposed use is not industrial in nature, it is listed in the UDC as a conditional use
in the I-L zoning district.
• “Permit new development only where urban services can be reasonably provided at the time of
final approval and development is contiguous to the City.” (3.01.01F)
City services were provided to each lot as a provision of the subdivision in accord with UDC 11-
3A-21.
VIII. UNIFIED DEVELOPMENT CODE
A. 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.
B. Schedule of Use: Unified Development Code (UDC) 11-2C-2 lists the permitted, accessory,
conditional, and prohibited uses in the I-L zoning district. A church is listed as a conditional use
in the I-L district; compliance with the specific use standards listed in UDC 11-4-3-6, Church or
Place of Religious Worship, is required.
C. Dimensional Standards: The dimensional standards listed in UDC Table 11-2C-3 for the I-L
zoning district apply to development of this site.
IX. ANALYSIS
A. Analysis of Facts Leading to Staff Recommendation:
The applicant has submitted an application for a conditional use permit (CUP) for a 28,000+/-
square foot church on 8.36 acres of land in the I-L zoning district, as required by UDC Table 11-
2C-2.
Site/Landscape Plan: A site/landscape plan is included in Exhibit A.2 that depicts how the site is
proposed to develop with a 28,000+/- square foot structure, future phases, parking, drive-aisles,
access, and a large grassy area with a walking path providing a connection from Nelis Ave. to the
pathway along the west and north boundaries of the site.
Access: Access is proposed to this site via one driveway via Nelis Ave.
Parking: Off-street parking is required to be provided on the site in accord with UDC Table 11-
3C-6B. The number of spaces is typically determined by the district. However, in this case
because the proposed use is more commercial than industrial in nature, staff recommends the
commercial standards apply to ensure adequate parking is provided for the use.
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Based on the square footage of the proposed building (i.e. 28,000 square feet), a minimum of 56
parking spaces are required to be provided based on one space per 500 square feet of gross floor
area (vs. 1 space per 2,000 square feet in industrial districts). A total of 207 spaces are proposed
with an additional area delegated for future parking.
Bicycle parking is also required to be provided on the site at a minimum of one space for every
25 vehicle spaces proposed or portion thereof as set forth in UDC 11-3C-6G in accord with the
standards listed in UDC 11-3C-5C. Based on 2017 vehicle parking spaces, a minimum of 9
bicycle parking spaces are required. One bicycle rack is depicted on the plat near the entrance of
the building. A detail of the rack should be submitted with the Certificate of Zoning Compliance
application to ensure compliance with the aforementioned standards and should have room for the
minimum number of bicycle spaces.
Landscaping: Landscaping is required to be installed on the site in accord with the standards
listed in UDC 11-3B.
A 10-foot wide street buffer is required along Nelis Ave., a local street, as set forth in UDC Table
11-2B-3, landscaped in accord with the standards listed in UDC 11-3B-7C.
Parking lot landscaping is required to comply with the standards listed in UDC 11-3B-8C.
Landscaping is required along pathways as set forth in UDC 11-3B-12C. A minimum 5-foot wide
strip of landscaping is required along either side of the pathways on the site.
Trash Enclosure: A trash enclosure is depicted on the site plan near the southeast corner of the
building. A detail of the enclosure should be submitted with the Certificate of Zoning Compliance
application. The applicant should coordinate with Republic Services on the design and location
of the enclosure.
Specific Use Standards: The proposed use is subject to the specific use standards listed in UDC
11-4-3-6, Church or Place of Religious Worship, as follows:
“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.”
Sidewalk: A sidewalk exists along the frontage of this property on W. Nelis Drive in accord with
the standards listed in UDC 11-3A-17.
Pathway: A pathway is not depicted on the Pathways Master Plan for this site. However, the
Park’s Department recommends a pathway is provided within a public use easement for a
pedestrian connection between Nelis Ave. and the existing multi-use pathway along the west
boundary of the site as proposed.
Hours of Operation: The development agreement restricts hours of operation on the site to the
hours between 7:00 am and 10:00 pm as set forth in the development agreement unless otherwise
approved through a conditional use permit. The applicant is in agreement with these hours.
Building Elevations: Several conceptual building elevations were submitted with this application
that demonstrates what the future building may look like (see Exhibit A.3). The structure is
proposed to be 2 stories in height to allow for a high ceiling height in the main worship area with
offices, meeting rooms, etc. above. Building materials are proposed to consist of a mix of
materials including glass, stucco, metal panels and stone type materials on the front façade with
the goal of using common materials in uncommon ways (texture, pattern, orientation) to provide
visual interest.
The future structure is required to comply with the design standards listed in UDC 11-3A-19 and
Calvary Church Meridian – CUP H-2018-0031 PAGE 5
the Architectural Standards Manual; staff recommends the commercial standards, rather than
industrial, apply to the proposed structure due to the type of use proposed and the
commercial properties/uses to the south and east.
Certificate of Zoning Compliance (CZC): The applicant is required to submit a CZC
application for approval of the proposed use, site layout and building elevations from the
Planning Division prior to submittal of a building permit application.
Design Review: The applicant is required to submit a Design Review application concurrent with
the CZC application for final approval of the site layout and building elevations. The proposed
site layout and structure is required to comply with the design standards listed in UDC 11-3A-19
and the Architectural Standards Manual. Staff recommends the commercial, rather than industrial,
design standards apply to the proposed structure.
Staff recommends approval of the proposed CUP with the conditions listed in Exhibit B.
X. EXHIBITS
A. Drawings
1. Vicinity Map
2. Site/Landscape Plan (dated: 3/10/18)
3. Conceptual Building Elevations
B. Conditions of Approval
1. Planning Department
2. Public Works Department
3. Fire Department
4. Police Department
5. Sanitary Service Company
6. Ada County Highway District
7. Parks Department
C. Required Findings from Unified Development Code
Calvary Church Meridian – CUP H-2018-0031 PAGE 6
Exhibit A.1: Vicinity/Zoning Map
Calvary Church Meridian – CUP H-2018-0031 PAGE 7
Exhibit A.2: Site/Landscape Plan (dated: 3/10/18)
Calvary Church Meridian – CUP H-2018-0031 PAGE 8
Exhibit A.3: Conceptual Building Elevations
Calvary Church Meridian – CUP H-2018-0031 PAGE 9
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B. Conditions of Approval
1. PLANNING DEPARTMENT
1.1 Development of the site shall substantially comply with the site/landscape plan and building
elevations included in Exhibit A, the conditions of approval listed herein, and the provisions of
the recorded development agreement.
1.2 The applicant shall comply with the specific use standards listed in UDC 11-4-3-6, Church or
Place of Religious Worship.
1.3 The site/landscape plan, dated 3/10/18, included in Exhibit A shall be revised as follows (as
applicable):
a. Depict a minimum 5-foot wide strip of landscaping along either side of pathways on the site
in accord with the standards listed in UDC 11-3B-12C.
b. Depict parking lot landscaping in accord with the standards listed in UDC 11-3B-8C.
c. Depict street buffer landscaping in accord with the standards listed in UDC 11-3B-7C within
the 10-foot wide buffer required along Nelis Ave.
1.4 Hours of operation are limited to the hours between 7:00 am and 10:00 pm unless otherwise
approved through a conditional use permit, as set forth in the Development Agreement (Inst.
#112054621).
1.5 The applicant is required to submit a Certificate of Zoning Compliance application for approval
of the proposed use and site layout from the Planning Division prior to submittal of a building
permit application.
1.6 The applicant shall submit a Design Review application concurrent with the Certificate of Zoning
Compliance application for approval of the site layout and building elevations. The proposed site
layout and structures are required to comply with the design standards listed in UDC 11-3A-19
and the Architectural Standards Manual. The future structure shall comply with the
commercial standards, rather than the industrial standards, due to the type of use and the
commercial nature of this area to the south and east of this site.
1.7 Staff’s failure to cite specific ordinance provisions or terms of the approved conditional use does
not relieve the applicant of responsibility for compliance.
1.8 The Applicant shall have a maximum of two (2) years to commence the use as permitted in
accord with the conditions of approval listed above. If the use has not begun within two (2) years
of approval, a new conditional use permit must be obtained prior to operation or a time extension
must be requested in accord with UDC 11-5B-6F.
1.9 The applicant shall complete all required improvements prior to issuance of a Certificate of
Occupancy. It is unlawful to use or occupy any building or structure until the Building Official
has issued a Certificate of Occupancy.
2. PUBLIC WORKS DEPARTMENT
2.1 Site Specific Conditions of Approval
2.1.1 Sanitary sewer and water mains/services are currently available on the subject site. The applicant
shall be responsible for the abandonment, per Meridian City standards, of any existing mainlines
or services that are not utilized.
2.2 General Conditions of Approval
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2.2.1 Applicant shall coordinate water and sewer main size and routing with the Public Works
Department, and execute standard forms of easements for any mains that are required to provide
service outside of a public right-of-way. Minimum cover over sewer mains is three feet, if cover
from top of pipe to sub-grade is less than three feet than alternate materials shall be used in
conformance of City of Meridian Public Works Departments Standard Specifications.
2.2.2 The applicant shall provide easement(s) for all public water/sewer mains outside of public right of
way (include all water services and hydrants). The easement widths shall be 20-feet wide for a
single utility, or 30-feet wide for two. The easements shall not be dedicated via the plat, but
rather dedicated outside the plat process using the City of Meridian’s standard forms. The
easement shall be graphically depicted on the plat for reference purposes. Submit an executed
easement (on the form available from Public Works), a legal description prepared by an Idaho
Licensed Professional Land Surveyor, which must include the area of the easement (marked
EXHIBIT A) and an 81/2” x 11” map with bearings and distances (marked EXHIBIT B) for
review. Both exhibits must be sealed, signed and dated by a Professional Land Surveyor. DO
NOT RECORD. Add a note to the plat referencing this document. All easements must be
submitted, reviewed, and approved prior to development plan approval.
2.2.3 All improvements related to public life, safety and health shall be completed prior to occupancy
of the structures.
2.2.4 Applicant shall be required to pay Public Works development plan review, and construction
inspection fees, as determined during the plan review process, prior to the issuance of a plan
approval letter.
2.2.5 It shall be the responsibility of the applicant to ensure that all development features comply with
the Americans with Disabilities Act and the Fair Housing Act.
2.2.6 Applicant shall be responsible for application and compliance with any Section 404 Permitting
that may be required by the Army Corps of Engineers.
2.2.7 All grading of the site shall be performed in conformance with MCC 11-12-3H.
2.2.8 Compaction test results shall be submitted to the Meridian Building Department for all building
pads receiving engineered backfill, where footing would sit atop fill material.
2.2.9 The applicants design engineer shall be responsible for inspection of all irrigation and/or
drainage facility within this project that do not fall under the jurisdiction of an irrigation district
or ACHD. The design engineer shall provide certification that the facilities have been installed in
accordance with the approved design plans. This certification will be required before a certificate
of occupancy is issued for any structures within the project.
2.2.10 At the completion of the project, the applicant shall be responsible to submit record drawings for
any new public water and/or sanitary sewer mainlines, per the City of Meridian AutoCAD
standards. These record drawings must be received and approved prior to the issuance of a
certification of occupancy for any structures within the project.
2.2.11 The City of Meridian requires that the owner post to the City a warranty surety in the amount of
20% of the total construction cost for all completed public sewer, water and reuse infrastructure
for duration of two years. This surety will be verified by a line item cost estimate provided by the
owner to the City. The surety can be posted in the form of an irrevocable letter of credit, cash
deposit or bond. Applicant must file an application for surety, which can be found on the
Community Development Department website. Please contact Land Development Service for
more information at 887-221.
Calvary Church Meridian – CUP H-2018-0031 PAGE 12
3. FIRE DEPARTMENT
3.1 COMMERCIAL AND INDUSTRIAL - Buildings or facilities exceeding 30 feet
(9144mm) or three stories in height shall have at least two means of fire apparatus access
for each structure. The access roads shall be placed a distance apart equal to not less
than one half of the length of the overall diagonal dimension of the property or area to
be served, measured in a straight line as set forth in International Fire Code Appendix
D104.1.
3.2 Buildings over 30’ in height are required to have access roads in accordance with the
International Fire Code Appendix D Section D105.
3.3 As set forth in International Fire Code Section 504.1, multi-family and commercial
projects shall be required to provide an additional sixty inches (60”) wide access point to
the building from the fire lane to allow for the movement of manual fire suppression
equipment and gurney operations. The unobstructed breaks in the parking stalls shall be
provided so that building access is provided in such a manner that the most remote part of
a building can be reached with a length of 150' fire hose as measured around the
perimeter of the building from the fire lane. Code compliant handicap parking stalls may
be included to assist meeting this requirement. Contact the Meridian Fire Department for
details.
3.4 All portions of the buildings located on this project must be within 150’ of a paved
surface as measured around the perimeter of the building as set forth in International
Fire Code Section 503.1.1.
3.5 Provide a Fire Department Key box entry system for the complex prior to occupancy
as set forth in International Fire Code Section 506.
3.6 Commercial and office occupancies will require a fire-flow consistent with International
Fire Code Appendix B to service the proposed project. Fire hydrants shall be placed
per Appendix C.
3.7 Provide signage (“No Parking Fire Lane”) for all fire lanes in accordance with
International Fire Code Sections 503.3 & D103.6.
3.8 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.
3.9 Final Approval of the fire hydrant locations shall be by the Meridian Fire Department in
accordance with International Fire Code Section (IFC) 508.5.4 as follows:
a. Fire hydrants shall have a Storz LDH connection in place of the the 4 ½” outlet.
The Storz connection may be integrated into the hydrant or an approved adapter may be
used on the 4 1/2" outlet.
b. Fire hydrants shall have the Storz outlet face the main street or parking lot drive aisle.
c. Fire hydrants shall be placed on corners when spacing permits.
d. Fire hydrants shall not have any vertical obstructions to outlets within 10’.
e. Fire hydrants shall be placed 18” above finished grade to the center of the Storz
outlet.
f. Fire hydrants shall be provided to meet the requirements of the Meridian Water Dept. Standards.
g. Show all proposed or existing hydrants for all new construction or additions to existing
buildings within 1,000 feet of the project.
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4. POLICE DEPARTMENT
4.1 The Police Department has no concerns with this application.
5. REPUBLIC SERVICES
5.1 Coordinate with Republic Services on the location and design of the trash enclosure.
6. PARKS DEPARTMENT
6.1 The applicant shall comply with the terms of the original pathway easement for existing pathway
adjacent to the property (Dated 29 January 2008).
6.2 Prior to Certificate of Occupancy, the applicant shall provide pruning, maintenance, and general
clean-up of existing trees within the McNelis pathway easement including low-hanging branches
that project into the pathway route of travel, organic debris on pathway surface, and any other
conditions that would interfere with the use of said easement for public access.
6.3 Prior to final approval, the applicant shall submit a public access easement for a multi-use
pathway [as shown on preliminary site plan, connecting the existing McNelis Pathway to Nelis
Ave] to the Planning Division for Council approval and subsequent recordation. The easement
shall be a minimum of 14’ wide (12’ pathway + 1’ shoulder each side). Use standard City
template for public access easement. Easement checklist must accompany all easement
submittals.
7. ADA COUNTY HIGHWAY DISTRICT
The Ada County Highway District (ACHD) has reviewed the submitted application for
the application referenced above 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. If applicable, 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. This is a
separate review process and it is the applicant’s responsibility to submit plans directly
to ACHD.
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.).
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8. NAMPA MERIDIAN IRRIGATION DISTRICT
9. IDAHO TRANSPORTATION DEPARTMENT (ITD)
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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 the
dimensional & development regulations of the I-L district as required by the UDC (see
Analysis Section IX for more information).
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 proposed use is consistent and harmonious with the UDC and
Comprehensive Plan Future Land Use Map designation of MU-NR for this site if designed in
accord with the conditions listed in Exhibit B.
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 use should be compatible with other existing and future uses in the general area and
with the existing and intended 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 were provided
to this property with development of the subdivision; services will be extended to the
proposed building by the developer. 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.
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.
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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 finds the proposed use will not involve excessive traffic, noise, or odors that will be
detrimental to any persons, property or the general welfare.
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 the proposed use will not result in the destruction, loss or damage of any
natural, scenic or historic feature of major importance in this area.
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