Z - Signed Findings Item 3. F60
CITY OF MERIDIAN E IDIAN ---
FINDINGS OF FACT, CONCLUSIONS OF LAW
AND IDAHO
DECISION& ORDER
In the Matter of the Request for Conditional Use Permit for Meridian Middle School Cafeteria
Addition,Located at 1507 NW 8th St in the R-4 Zoning District,by West Ada School District.
Case No(s).H-2021-0032
For the Planning& Zoning Commission Hearing Date of: June 3, 2021 (Findings on June 17, 2021).
A. Findings of Fact
1. Hearing Facts(see attached Staff Report for the hearing date of June 3, 2021, incorporated by
reference)
2. Process Facts(see attached Staff Report for the hearing date of June 3,2021, incorporated by
reference)
3. Application and Property Facts (see attached Staff Report for the hearing date of June 3, 2021,
incorporated by reference)
4. Required Findings per the Unified Development Code(see attached Staff Report for the hearing
date of June 3,2021,incorporated by reference)
B. Conclusions of Law
1. The City of Meridian shall exercise the powers conferred upon it by the"Local Land Use
Planning Act of 1975,"codified at Chapter 65,Title 67,Idaho Code(I.C. §67-6503).
2. The Meridian Planning&Zoning Commission takes judicial notice of its Unified Development
Code codified at Title 11 Meridian City Code,and all current zoning maps thereof. The City of
Meridian has,by ordinance, established the Impact Area and the Amended Comprehensive Plan
of the City of Meridian,which was adopted April 19,2011,Resolution No. 11-784 and Maps.
3. The conditions shall be reviewable by the City Council pursuant to Meridian City Code § 11-5A.
4. Due consideration has been given to the comment(s)received from the governmental
subdivisions providing services in the City of Meridian planning jurisdiction.
5. It is found public facilities and services required by the proposed development will not impose
expense upon the public if the attached conditions of approval are imposed.
6. That the City has granted an order of approval in accordance with this decision,which shall be
signed by the Chairman of the Commission and City Clerk and then a copy served by the Clerk
upon the applicant,the Planning Department,the Public Works Department and any affected
party requesting notice.
CITY OF MERIDIAN FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
CASE NO(S). [H-2021-0032}
Page 1
Item 3. 61
7. That this approval is subject to the conditions of approval in the attached staff report for the
hearing date of June 3,2021, incorporated by reference. The conditions are concluded to be
reasonable and the applicant shall meet such requirements as a condition of approval of the
application.
C. Decision and Order
Pursuant to the Planning &Zoning Commission's authority as provided in Meridian City Code § I I-
5A and based upon the above and foregoing Findings of Fact which are herein adopted, it is hereby
ordered that:
1. The applicant's request for conditional use permit is hereby approved in accord with the
conditions of approval in the staff report for the hearing date of June 3,2021,attached as Exhibit
A.
D. Notice of Applicable Time Limits
Notice of Two(2)Year Conditional Use Permit Duration
Please take notice that the conditional use permit,when granted, shall be valid for a maximum
period of two(2)years unless otherwise approved by the City in accord with UDC I I-513-6F.1.
During this time,the applicant shall commence the use as permitted in accord with the
conditions of approval, satisfy the requirements set forth in the conditions of approval, and
acquire building permits and commence construction of permanent footings or structures on or
in the ground. For conditional use permits that also require platting,the final plat must be
signed by the City Engineer within this two(2)year period in accord with UDC 11-513-617.2.
Upon written request and filed by the applicant prior to the termination of the period in accord
with 11-513-6.F.1,the Director may authorize a single extension of the time to commence the
use not to exceed one(1)two (2)year period. Additional time extensions up to two(2)years as
determined and approved by the Commission may be granted. With all extensions,the Director
or Commission may require the conditional use comply with the current provisions of Meridian
City Code Title 11.
E. Notice of Final Action and Right to Regulatory Takings Analysis
1. Please take notice that this is a final action of the governing body of the City of Meridian.
When applicable and pursuant to Idaho Code § 67-6521,any affected person being a person
who has an interest in real property which may be adversely affected by the final action of the
governing board may within twenty-eight(28)days after the date of this decision and order
seek a judicial review as provided by Chapter 52,Title 67,Idaho Code.
F. Attached: Staff report for the hearing date of June 3, 2021
CITY OF MERIDIAN FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
CASE NO(S). [H-2021-00321
Page 2
Item 3. 62
By action of the Planning&Zoning Commission at its regular meeting held on the 17th day of June,
2021.
COMMISSIONER RHONDA MCCARVEL, CHAIRMAN VOTED
COMMISSIONER ANDREW SEAL,VICE CHAIRMAN VOTED
COMMISSIONER LISA HOLLAND VOTED
COMMISSIONER STEVEN YEARSLEY VOTED
COMMISSIONER WILLIAM CASSINELLI VOTED
COMMISSIONER NICK GROVE VOTED
COMMISSIONER MARIA LORCHER VOTED
Rhonda McCarvel, Chairman 6-17-2021
Attest:
Chris Johnson, City Clerk 6-17-2021
Copy served upon the Applicant,the Planning and Development Services divisions of the Community
Development Department,the Public Works Department and the City Attorney.
By: Dated:_6-17-2021
City Clerk's Office
CITY OF MERIDIAN FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
CASE NO(S). [H-2021-00321
Page 3
'tem3. EXHIBIT A
STAFF REPORT E COMMUNITY
N --
COMMUNITY DEVELOPMENT DEPARTMENT
HEARING 6/3/2021 1e 9 e n d
DATE: 03
��_•eject Lflca i�ar
TO: Planning&Zoning Commission
FROM: Alan Tiefenbach -
208-884-5533
Bruce Freckleton,Development
Services Manager i
208-887-2211
SUBJECT: CUP H-2021-0032
Meridian Middle School Cafeteria
LOCATION: The site is located at 1507 NW 8th St, in --
Section 12,Township 3N,Range 1W. =-a _
I. PROJECT DESCRIPTION
Conditional Use Permit to allow 7,525 sq. ft. addition expansion to the Meridian Middle School. The
school is located near the southeast corner of N. Linder Rd and W. Cherry Lane, is on a 36.9-acre lot
and is zoned R-4.
The Meridian Middle School campus consists of 7 existing building totaling 185,789 sq. ft with
construction of the first building beginning in 1969. In February of this year, a representative of the
school met with staff to discuss a 7,525 sq. ft. addition to the cafeteria building. The proposed
addition would connect the cafeteria building to the auditorium and main classroom building by a
new vestibule. Proposed improvements include additional cafeteria seating space,a new kitchen, an
IT room,renovations to the choir room and restroom remodels. During the pre-application meeting,
staff informed the applicant that public education institutions are allowed in the R-4 zone district by
conditional use. Staff did not find any record of previous conditional uses approved for the property.
Because of this,a conditional use is required to address the as-built conditions as well as any
additional additions or expansions.
II. SUMMARY OF REPORT
A. Project Summary
Description Details Page
Acreage 36.91
Future Land Use Designation Civic
Existing Land Use(s) Civic(Educational Institution)
Proposed Land Use(s) Cafeteria expansion
Lots(#and type;bldg./common) 1 Lot,7 buildings
Page 1
Item 3. F64
Description Details Page
Neighborhood meeting date;#of April 13,2021,2 attendees
attendees:
Physical Features(waterways, No known physical features or floodplains
hazards,flood plain,hillside)
History(previous approvals) CZC(A-2017-0104)to allow new student drop off area at
the southwest portion of the site.
B. Community Metrics
Description Details Page
Ada County Highway District
• Staff report(yes/no) No
• Requires ACHD Commission No
Action es/no
Access(Arterial/Collectors/State W. Cherry Lane(arterial)and NW 8t'St(Collector)
Hwy/Local)(Existing and Proposed)
Existing Road Network W. Cherry Lane(arterial)and NW 8th St(Collector)
Existing Arterial Sidewalks/ There is at least a 50' wide buffer of turf along W. Cherry
Buffers Lane.There is no landscape buffer along NW 8'St;it is
all parking.
There is existing sidewalk along both property frontages.
Proposed Road Improvements No improvements are required.
Distance to nearest City Park(+ The school contains a large outdoor recreation field,and is
size) also within a mile from 8t1i St Park,Generations Park,and
Centennial Park.
Fire Service No comments
Police Service No comments
Wastewater Public Works commented that it appears there is an
existing light pole in a sewer easement.Public Works
requests the applicant move the manhole in the parking lot
to the east and rededicate an easement which moves the
light pole out of the easement. PW added the applicant
should ensure 20' easements for water and 30' easements
for sewer.
• Distance to Sewer Services There is existing sewer service and no changes are required
as a result of this request.
Water There is existing water service and no changes are required
as a result of this request.
Page 2
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Item 3. 66
III. APPLICANT INFORMATION
A. Applicant/Representative:
Priya Raman,Lombard Conrad Architects—472 W. Washington St,Boise,ID 83702
B. Owner:
Joe Yochum,West Ada School District 1303 E. Central Dr,Meridian, ID 83642
IV. NOTICING
Planning&Zoning City Council
Posting Date Posting Date
Newspaper Notification 5/14/2021
Radius notification mailed to
properties within 500 feet 5/11/2021
Sign Posting 5/11/2021
Nextdoor posting 5/12/2021
V. STAFF ANALYSIS
A. Future Land Use Map Designation(https:llwww.meridianciu.or /g compplan)
The Future Land Use Map recommends this area for civic uses. The purpose of this designation is
to preserve and protect existing and planned municipal, state,and federal lands for area residents
and visitors. This category includes public lands, law enforcement facilities,post offices, fire
stations,cemeteries,public utility sites,public parks,public schools,and other government
owned sites within the Area of City Impact. The proposal to expand the existing school is
consistent with the goals of the Plan.
B. Comprehensive Plan Policies(https://www.meridianciiy.org/compplan):
• 2.03.01B Support construction of multi-use facilities that can be used by both schools and the
community.
The existing campus contains two gymnasiums, an auditorium, numerous classrooms, a
cafeteria, and a large sports field which includes a football field, baseball diamond, tennis
courts and a running track. The school has been integrated into and used by the community
for decades.
• Ensure the location and design of schools are compatible with existing and planned
neighborhoods and land uses. (2.03.01D)
In general, a school is a community use that can be very compatible with a residential
neighborhood. The more the school is integrated into the neighborhood, the more of a benefit
to the community and the safer for the students. The existing school campus has been in this
neighborhood for 50 years, is established in the community,provides a community benefit
and this proposal would result in a very small addition to the campus.
• Continue to explore partnerships with alternative providers, such as schools,to increase level
of service. (4.01.01 C).
The City has been working with West Ada School District regarding improvements to the
school to increase level of service for the school and the community.
Page 4
Item 3. 67
C. Existing Structures/Site Improvements:
There are seven existing buildings comprising a total of 185,789 sq. ft. This includes two
gymnasiums, a cafeteria building, an auditorium and main class room building, 2 more classroom
buildings to the south and a shop building. This proposal would allow a 7,525 sq. ft. expansion to
connect the cafeteria building to the main class room building(reducing the number of separate
buildings to six).
D. Proposed Use Analysis:
This proposal includes an existing 185,789 middle school campus. This is considered an
educational use and is allowed by conditional use in the R-4 zone district, subject to the specific
use standards below.
E. Specific Use Standards(UDC 11-4-3):
UDC 11-4-3-14. (Education Institutions)requires schools to be located within the center of
neighborhoods with access encouraged from local streets. Middle and high schools may take
access off a designated arterial or collector street. At least thirty percent(30%) of the perimeter of
an elementary school site should be open to streets or open space areas.
Meridian Middle School is located in the center of an established neighborhood and has been in
this location since 1969. There is one existing point of access from W. Cherry Lane (an arterial)
and four existing points of access from NW 8'St.No changes to access are proposed with this
very small expansion. More than 50%of the northern frontage of the property along W. Cherry
Lane is a playfield being open to the street,with the remainder of the frontages along W. Cherry
Lane and W. 8t1i Street is parking and access.
F. Dimensional Standards(UDC 11-2):
Dimensional standards in the R-4 Zone District include a minimum property size of 8,000 sq. ft.
setbacks of 25' from the street, 15' from the rear, and 5' from the side. Building height is limited
to 35'.
The property is approximately 37 acres. The existing and proposed buildings meet all required
setbacks. The 50' high existing gymnasium exceeds the maximum height,but the proposed
addition is shown at a maximum height of 26',well within the height maximum.
G. Access(UDC 11-3A-3, 11-3H-4):
As mentioned above,there is one existing point of access from W. Cherry Lane(an arterial)and
four existing points of access from NW 8th St.No changes to access are proposed with this small
expansion. ACHD responded that a traffic impact study was not required as there were no
additional students proposed with this application.
H. Parking(UDC 11-3C):
UDC 11-4-3-14 requires one(1) space for every four hundred(400) square feet of gross floor
area in all residential or commercial districts. There are seven existing buildings to a total of
185,789 sq. ft. This proposal would connect the cafeteria building to the existing main classroom
building with an approximately 7,525 sq. ft. addition,bringing the total gross floor area to
193,314 sq. ft. Based on the parking requirements,483 parking spaces are required whereas 318
parking spaces are indicated. Staff understands the largest majority of users of this facility are
students who would not be driving to the school;they would either walk or bike,be dropped off,
or arrive via bus. Staff also understands the purpose of this conditional use is to allow an addition
Page 5
Item 3. 68
to connect two buildings with additional cafeteria seating space,new restrooms,new kitchen,and
IT room; it is not intended to facilitate the enrollment of additional students.
However,being community-serving uses, educational facilities are used for a range of purposes
including events in the auditorium or sports activities. There is a large parking area at the north
side of the property(approximately 122,000 sq. ft. +/-). Based on the site plans submitted by the
applicant, only 1/3 of this parking area(on the south side)is striped. With the upgrade and
additions being undertaken, staff believes this is an opportunity to stripe the parking lot
accordingly. Staff recommends as a condition of approval that the parking lot be restriped to
provide the required parking for this facility.
UDC 11-3C-6-G requires 1 bicycle parking space for every 25 vehicle spaces. 15 bicycle spaces
are required, 50 are provided.
I. Pathways ( UDC 11-3A-8):
There are numerous pathways existing throughout the campus,this proposal does not include nor
require any additional pathways.
J. Sidewalks(UDC 11-3A-17):
There are existing sidewalks of at least 6' wide along both frontages of the property. There are
existing pedestrian connections throughout the campus.
K. Landscaping(UDC 11-3B):
A landscape plan was submitted that indicates 2 trees with a total of 18"caliper inches will be
removed. The landscape plan shows 7 trees will be planted to a total of 19 caliper inches,
satisfying the tree mitigation requirements of UDC 11-3B-10. Per UDC 11-3B-2,because this
proposal is for an addition of less than 25%,no additional landscaping is required.
A 25' landscape buffer would be required along W. Cherry Lane and a 20' buffer would be
required along NW 8th St. There is at least a 50' wide buffer of turf along W. Cherry Lane
although it does not meet the tree requirements. There is no landscape buffer along NW 8th St; it
is all parking.As mentioned above, due to the small scale of this addition,no additional
landscaping is required. However, expansions could be cumulative over time,thus future
expansions may trigger compliance with current landscape standards even if each expansion is
less than 25%.
L. Waterways(UDC 11-3A-6):
There are no waterways indicated on site.
M. Fencing(UDC 11-3A-6, 11-3A-7):
There is existing chain link fencing along the majority of the property boundary.No additional
fencing has been proposed with this small addition.
N. Utilities (UDC 11-3A-21):
All utilities are presently installed. Public Works commented that it appears there is an existing
light pole in a sewer easement. Public Works requested the applicant move a manhole in the
parking lot to the east and rededicate the easement to move the light pole out of the easement.
O. Building Elevations(UDC 11-3A-19 I Architectural Standards Manual):
The existing school is comprised of two different shades of grey CMU, fiber cement,blue metal
paneling and blue standing seam roofs. The building form of the addition matches and ties in with
Page 6
Item 3. 69
the existing buildings by mimicking the roof canopies,parapet styles, columns and storefront
glazed windows of the existing buildings.
The eastern elevation of the new addition includes the blue standing seam roof incorporated by
the majority of the campus buildings,blue painted steel columns, and more than half of the
building face of the addition is storefront windows. The northern elevation of the addition is 40
feet long,which is only 10%of entire northern frontage, and is more than 300 feet from W.
Cherry Ln. According to the applicant,windows were not included at this portion of the addition
because this is where the IT room will be and security is paramount. The first elevation submitted
of the northern addition was a blank wall.After discussions with staff,the applicant agreed to add
pilasters on this side to mimic the pilasters along the remaining northern building frontages.
Given the very small scale of the addition,that it is consistent with the rest of the northern
elevation,and the distance from the right-of-way, staff agrees with the applicant that requiring
additional architectural features does not justify the expense and may not be consistent with what
is existing.
The applicant has submitted for a certificate of zoning compliance and design review
concurrently with this conditional use permit.
VI. DECISION
A. Staff. Staff recommends approval of the proposed conditional use permit with the conditions in
Section VIII per the Findings in Section IX.
B. The Meridian Planning&Zoning Commission heard this item on June 3, 2021.At the public
hearing,the Commission moved to approve the subject conditional use request.
1. Summary of the Commission public hearing_:
a. In favor: Priya Raman
b. In opposition:None
c. Commenting: Priya Raman
d. Written testimony: None
e. Staff presenting application: Alan Tiefenbach
f. Other Staff commenting on application: Bill Parsons
2. Key issue(s)of public testimony
a. None
3. Key issue(s)of discussion by Commission:
a. Discussion regarding whether the parking was adequate,and how much re-striping
could be done and still preserve areas for bus drop off, and motorcycle driver's
education.
4. Commission change(s)to Staff recommendation:
a. That the applicant work with staff to stripe the parking lot with as many parking spaces
as possible without inhibiting its use for bus,pickup, drop-off and Star class training, et
cetera,or they can qpply for alternative compliance to meet the requirement.
Page 7
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Item 3. F73
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Item 3. F74
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Item 3. F76
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Page 14
Item 3. 77
VIII. CITY/AGENCY COMMENTS & CONDITIONS
A. PLANNING
1. The Applicant shall have a maximum of two (2)years to commence the use as permitted in
accord with the conditions of approval. 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.
2. A Certificate of Zoning Compliance and Design Review application shall be submitted and
approved for the proposed use prior to submittal of a building permit application. The design of
the site and structure shall comply with the standards listed in UDC 11-3A-19 and the design
standards listed in the Architectural Standards Manual.
3. The applicant shall relocate the manhole in the parking lot to the east in order to rededicate and
easement which moves the existing light pole out of the easement.
4. That the
applicant work with staff to stripe the parking lot with as many parking spaces as possible without
inhibiting its use for bus,pickup, drop-off and Star class training, et cetera, or they can apply for
alternative compliance to meet the requirement.
5. Applicant shall comply with all specific use standards required Educational Institution,UDC 11-
4-3-14.
6. All existing landscaping on-site shall be protected during construction; if any is damaged or
removed, it must be replaced prior to obtaining certificate of occupancy.
7. Upon completion of the landscape installation, a written Certificate of Completion shall be
submitted to the Planning Division verifying all landscape improvements are in substantial
compliance with the approved landscape plan as set forth in UDC 11-313-14.
B. PUBLIC WORKS
1. Move the proposed manhole at the northwest side of the site east until the easement does not
interfere with the existing streetlight.No permanent structures can be within a City utility
easement.
IX. FINDINGS
A. Conditional Use Permit
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.
The site meets all dimensional and development regulations of the R-4 zoning district. The
campus is already existing, and the site already contains landscaping.As this proposal is only to
allow a 7,525 sq.ft. addition, stafffinds the site is large enough to accommodate the proposed
use. However, the Commission believes the existing parking area is large enough that it is
possible to stripe the required parking.
2. That the proposed use will be harmonious with the Meridian Comprehensive Plan and in accord
with the requirements of this title.
Page 15
Item 3. 78
The Commission finds that the proposed education institution in the R-4 zoning district is a
desired use and has been established in this location for nearly 50 years. The Comprehensive
Plan recommends this property for civic uses.
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.
The Meridian Middle School has been in this location since the early 1970's, is surrounded by an
established single-family neighborhood and this proposal is for a very small addition. The subject
property is compatible with other uses in the general neighborhood and with the existing or
intended character of the general vicinity.
4. That the proposed use,if it complies with all conditions of the approval imposed, will not
adversely affect other property in the vicinity.
Any potential impacts associated with Meridian Middle School have long been established, the
current proposal would have negligible additional impacts.
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.
The proposed use will be served adequately by all public facilities and services.
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.
The Commission finds the proposed use should not create any additional costs for public
facilities and services and will not be detrimental to the economic welfare of the community.
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.
The Commission finds that the proposed development does not involve activities that will create
nuisances that would be detrimental to the general welfare of the surrounding area as any
potential impacts have already been established and this is a very small addition to an existing
campus.
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. (Ord. 05-1170, 8-30-2005, eff. 9-15-2005)
The Commission is unaware of any natural, scenic, or historic features on this site; thus, Staff
finds the proposed use should not result in damage of any such features.
Page 16