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PZ - Staff Recommendatin to Commission 10-21 E IDIAN -- STAFF REPORT .►a H o COMMUNITY DEVELOPMENT DEPARTMENT HEARING 10/21/2021 Legend DATE: ff -, I�Project Lflcfli�ar TO: Planning&Zoning Commission -- FROM: Sonya Allen,Associate Planner 208-884-5533 ' SUBJECT: MCU-2021-0008 Village Apartments - -- LOCATION: 2600 N. Eagle Rd.,in the NW 1/4 of Section 4,T.3N.,R.IE. (Parcel #S1104233730) I. PROJECT DESCRIPTION Modification to the previously approved conditional use permit(CUP-15-019)to update the conceptual development plan and building elevations and eliminate the requirement for pedestrian& vehicular connectivity/cross-access to be provided to the residential development to the north II. SUMMARY OF REPORT A. Project Summary Description Details Page Acreage 11.38 acres Future Land Use Designation Mixed Use—Regional(MU-R) Existing Land Use Vacant/undeveloped land approved for a multi-family development(apartments) Proposed Land Use(s) Multi-family residential Current Zoning W C-G(General Retail&Service Commercial District) Physical Features(waterways, The Milk Lateral runs across the northeast corner of the site hazards,flood plain,hillside) within a 50'NMID easement and the Finch Lateral runs along the southwest boundary of the site within an 80'wide easement that partially encroaches on this site. Neighborhood meeting date;#of 8/11/21 &8/12/21; 1 attendee(Henry Duskett) attendees: History(previous approvals) AZ-03-021 (DA Inst.#104129529);PBA-14-005;MDA- 15-012 [DA Inst.#2017-121321 (removed subject property from previous DA)];A-2017-0277(CUP time extension); Page 1 H-2019-0144(CUP time extension-to expire on 12/15/21);A-2020-0115 (PBA ROS#12423) A. Project Area Maps Future Land Use Map Aerial Map (fLegend I I JA (fLegend Prajeot Laoa n �� I Project Lacaion ,al EVE CE Law rit � Rid i lu yy, Zoning Map Planned Development Map �I ' Legend 1 R- � Legend 72 ff ff Pr::-eot Laoa r I Praleot Lccafian _ _-- a N U ®� + i Caty Limit pp R1 - 1 ��- R- — Planned Parcels h R1 ®� - R= _ �CH RUT R- R RUT - - R1 R1 = RT 72 R1 R-4 FaRt R1 Ru -4 u III. APPLICANT INFORMATION A. Applicant: Stephanie Hopkins,KM Engineering,LLP-5725 N.Discovery Way,Boise,ID 83713 Page 2 B. Owner: Derek Gasser, GFI—Meridian Investments,LLC—74 East 500 South, Ste. 200,Bountiful,UT 84010 C. Representative: Same as Applicant IV. NOTICING Planning& Zoning Posting Date Newspaper Notification 10/5/2021 Radius notification mailed to 10/5/2021 properties within 300 feet Site Posting Date 10/7/2021 Next Door posting 10/5/2021 V. STAFF ANALYSIS The existing Conditional Use Permit(CUP-15-019)approved for the subject property is for a 336- unit multi-family development on 11.38-acres of land in the C-G zoning district with a gross density of 29.5 units per acre. Eleven(11)4-story walk-up garden style structures [(10)32-plexes and(1) 16- plex] containing a mix of 1-(136) and 2-bedroom(200)units and a 4,389 square foot clubhouse containing a business center,leasing office,exercise room, great room, a pool room and bike storage with a covered patio was proposed(see site plan&elevations in Section VII.A). This application proposes to modify the site layout and building elevations and eliminate the requirement for pedestrian&vehicular connectivity/cross-access to be provided to the residential development to the north. The same number of dwelling units(i.e. 336) are proposed among six(6)4-story buildings containing 56 units with elevators and internal access for security.A mix of 1-bedroom(200),2-bedroom(120) and 3-bedroom(16)units are proposed. The two(2)residential buildings previously shown in the center of the development adjacent to the clubhouse and common area were removed and common open space with amenities and a clubhouse are now solely proposed in this area with multi-family structures around the perimeter. This change allows for a larger central open space area.Note: Because the proposed use, number of multi family units and height/number of stories of the structures isn't proposed to change,Staff deems the proposed development plan to be generally consistent with the site developmentplan included in the Development Agreement as required. Specific Use Standards: The proposed multi-family development is subject to the specific use standards listed in UDC 11-4-3-27,Multi-Family Development. Plans submitted with the Certificate of Zoning Compliance application should demonstrate compliance with these standards. Access: One(1)access is proposed via N. Records Ave., a collector street, at the east boundary of the site. A driveway connection is proposed at the southwest corner of the site to the multi-family development(Regency at River Valley)to the south and two (2)driveway connections are proposed to the west to the future commercial development for interconnectivity. Staff recommends cross- access/ingress-egress easements are recorded granting access to these properties. Page 3 Staff is amenable to the request to remove the requirement for pedestrian and vehicular connectivity/cross-access to be provided to the residential development to the north as there is a sidewalk along Records Ave.that will provide pedestrian connectivity and UDC 11-3A-3A doesn't require vehicular cross-access/ingress-egress easements to be provided between residential properties. Common Open Space: Based on the square footage of the living area of the proposed dwelling units [320 between 500-1,200 square feet(s.f.); and 16 over 1,200 square feet], a minimum of 85,600 s.f. (or 1.97 acres) of common open space that meets the standards in UDC 11-4-3-27C is required. A total of 88,591 s.f. (or 2.03 acres)is proposed,which is 2,991 s.f. (0.07 of an acre)more than the minimum required in accord with UDC standards. The site is also within close proximity to Kleiner Park, a 60-acre public park,that is 600'+/-to the southeast of this property. Amenities: For multi-family developments with 75 units or more, four(4) amenities are required with at least one(1) from each category(i.e. quality of life, open space and recreation); for developments with more than 100 units,the decision-making body shall require additional amenities commensurate to the size of the proposed development. Site amenities are proposed from each of the required categories as follows: a clubhouse with a fitness center, dog washing station and bike repair station, a swimming pool with a spa/hot tub, a 50' x 100' open space area, gazebos, and a dog park in the central common area; linear open space areas in various locations; and walking paths. Staff recommends children's play equipment is also provided; a detail of the equipment should be submitted with the Certificate of Zoning Compliance application. Off-Street Vehicle&Bicycle Parking: Off-street parking is required per the standards listed in UDC Table 11-3C-6 for multi-family developments. Based on(200) 1-bedroom, (120)2-bedroom and(16) 3-bedroom units, a minimum of 572 spaces are required with 336 of those being in a covered carport or garage. A total of 582 spaces are proposed in excess of the minimum standards, including 12 ADA spaces,with 336 of those being covered—7 garages buildings are proposed along with carports. Based on 582 vehicle parking spaces, a minimum of 23 bicycle parking spaces are required that comply with the standards listed in UDC 11-3C-5C. A total of 25 spaces are proposed in excess of the minimum standards; four(4)bicycle racks are proposed at various locations for each building. Landscaping: Landscaping should be provided in street buffers in accord with the standards listed in UDC 11-3B-7C. Internal common open space areas are required to be landscaped in accord with the standards listed in UDC 11-3G-3E. Parking lot and perimeter landscaping is required per the standards listed in UDC 11-3B-8C. Landscaping is required along all pathways in accord with the standards listed in UDC 11-3B-12C. A landscape plan that complies with these standards is required to be submitted with the Certificate of Zoning Compliance application. Pathways: Pathways are proposed throughout the site through the central common area and between buildings.No multi-use pathways are depicted on the Pathways Master Plan on this site. Waterways: The Milk Lateral crosses the northeast corner of the site and lies within a 50-foot wide NMID easement;the Finch Lateral runs along the southwest boundary of the site within an 80-foot wide easement which partially encroaches on this site. The existing Development Agreement(Inst. #2017-121321)requires the Milk Lateral to be piped in accord with UDC 11-3A-6A. If not already piped,the Finch Lateral where is lies on this site should be piped in accord with UDC 11-3A-6 unless used as a water amenity or linear open space as defined in UDC 11-1A-1. Fencing: Any proposed fencing is required to comply with the standards listed in UDC 11-3A-T T. Stormwater: An adequate storm drainage system shall be required in all developments in accord with the City's adopted standards, specifications and ordinances. Design and construction shall follow Page 4 Best Management Practice as adopted by the City. Storm drainage facilities should be depicted on the site/landscape plan. Building Elevations: A conceptual building elevation for the 4-story multi-family structures was submitted as shown in Section VII.D. Final design is required to comply with the design standards in the Architectural Standards Manual. Wayfinding signage and clear addressing should be provided on buildings for emergency responders; coordinate with Joe Bongiorno,Fire Dept. and Terri Ricks,Land Development. The Applicant should coordinate with the Police Dept. on emergency access for the secured buildings. Certificate of Zoning Compliance/Design Review:A Certificate of Zoning Compliance and Design Review application(s)is required to be submitted for the proposed use prior to submittal of building permit applications to ensure consistency with the provisions in the development agreement, conditions in Section VIII,UDC standards and design standards in the Architectural Standards Manual. VI. DECISION A. Staff: Staff finds the proposed changes result in more diversity in rental options with the addition of 3- bedroom units, a larger central common open space area and in general, a higher quality of development. Therefore, Staff recommends approval of the proposed conditional use permit modification with the conditions included in Section VIII per the Findings in Section IX. Page 5 VII. EXHIBITS A. Previously Approved Site Plan&Building Elevations(CUP-15-019) THE VILLAGE APARTMENTS TA EAGLE ROAD MERIDIAN,IDAHO "ff OVERALL GENERAL SITE NOTES .. SCALE: ... ........_.........1'=40'-0"M ARGIMM FT ZONING AREA.......................C-G _ TOTAL AREA:................11.38 ACRES T DENSITY PROPOSED:.........29.5 D.U./ACRE c V SITE NOTES: --� 700.05 III NUMBER OF APARTMENT BUILDINGS:... .......11 �r NUMBER OF GARAGE BUILDINGS:...............14 NUMBER OF DWELLING UNITS:...............336 ere,o.:e — �✓�,�, — a5 iF � �' , y III TOTAL PARKING REQUIRED PROPOSED:.....6301645 I Mg r` � N pIII OPEN SPACESl2%HC 29616 d�, 1 —N a 41Ii COVERED SPACES REQUIRED]PROPOSED:....3361336 GARAGE SPACES/2%HC ..128+3 CARPORT SPACE111%HC..............288/4 BICYCLE PARKING SPACES PROPOSED(1:25):.....90 ru VILLAGE COMMON OPEN SPACE REQUIRED:......84,000 S.F. 336D.u.:250s.F.o.u. e4,000s.F. APARTMENTS COMMON OPEN SPACE PROPOSED:.....84,097 S.F. EA—Ra� j'�@0.�.'?i`-�',p mEaloln9.lonxo kilj_r_ i —�'. r a FI. III MAX.BLD.HT PROPOSED.. ... ...... .45-6' (MID POINT OF SLOPED ROOF/ � '; eA R ae iEE�E SITE DEVELOPMENT AMENITIES PROPOSED: B. FITNESS CENTER(WITHIN CLUBHOUSE( le tail C. N PLAT STRUCTURE SWIMMING D. SWIMMINGG POOL os E. ENCLOSED BIKE STORAGE(WITHIN CLUBHOUSE( l _ F. BIKE REPAIR STATION { G. ON SITE STORAGE +F i DEVELOPER: DevCo,LLC 4824 W.FAIRVIEW - �+"�• �'^ BOISE,IDAH083706 J ' (208)33fi-5355 K_ 5 LANDSCAPE: TO ENGINEERS 77 IFl R BOISE,IDAHO83 714 NBLVO. 2268[ y s.nao CIVIL CIVIL INNOVATIONS,LLC. —`—L ENGINEER)\ PO BOX 170811 � T TT— — �I' BOISE,IDAHO 83717 sws (2081884-8181 89'22'03" LV 1 SETE PLAN ® ARCHITECT/PLANNER: vrz®1�um v 7A `� CZC1.0�'0ARCHITECTURAL SITE PLAN 7HAMWSHRIC Page 6 _ _--_--_--_ _ _ ■ ■11■ 11_ n■ ■I■■�11111:111111■■ ■ ■n III 1 ■111. ° ■11■=11= lME i■■■ ■ai■==111=:=111==n■■!■:n=-=11--■111: -.. - ..._ �■�_ _-_�I_�i�_ ■■■ 11==11=-n■!�■n-=111=_=111=-n■ ■m-=11=_III=MIME - it . . ... 11 11_- �■■h , �■■I C-1 I■■ I'-- III I■I■I 11 11 -1 m ° - ■®�___===■ice__ _ _ ME _________®i® =�®■— _ .■. III n■■ ■li■■■I��-��■�II� �IIII-I11_■11■ ■11■=111===im=■ ■n==1111-=-111--i■I■�■aiil-=-11=■M= mmm�llljwaai mom--mmm ME all ■ ■_ ■ ■-_ 11==11===1i1■■ ■■1--1111==111=-1■■I ■■1=__11==11= ... ME 11==111=-im==■ ■ai■I==111==111==I�■I■ ■aiil-=11==11=1 m ;al.. ■-■■■■i11i■■■■=�■I�o 1-■■■■i■■i■0■■=11 0 ■1111■ .=_ ■�■■�■ ■■■■i■ ■■■■■■■■■=I ■■■■11=11■■■■-�=1 m ■-■■■■■■_ all ■1■■■■ oil ■iI_II■ ■■■_■■■ -II ■iiii■ ■i■■i ■1 ■ �- 1=11■ _� o �- ■■■■■■ -�i _--- ---r ..`-- --- . 111111111 map —am �--- - �- " - i� RenderingBuilding Elevation VILLAGE _==_r=_______ 10 4*6- i 1 MEN =_v= o��■�=� = eeeeeenene neeeeeeeee= ------------- ------------- ------------- - m m Ej 5 — v � a .n r B. Proposed Site Plan(dated: 8/27/2021) tf�r�o - J I; Il t III V • • ' I .woe w�c +iI Hill III Ili oa[N sae[ — E.se Ila� ,I ® A 11i It Lj III � III. I � II ru �I �i — — LL 14 011 w�m km �x1 of 5 Page 10 C. Open Space Exhibit(dated: 10/15/2021) OPEN SPACE TA EAGLE ROAD MEAIDIAN,IDAHO o ' BDILDINGA e _ c p '- ouo e Inn y� F I J— �I_{ _1 1 r� I. ' �Rv ___� . _ i___ _ _ __ _._ L� `r"'ieee»xxx. _I- � - - VILLAGE ' ] APARTMENTS BUILDING LJ T[� .� � I i '-� ��. we rax I I'I �'I"-��I • @ �.a:,rr�..�wn�.ism<m�vmemn L•'aC-r,c=� i�-�- ��llI -JI'- --i i —.L.��. ' I 1+ -•II .1. � - - - - IIIII BUILDING C -F _f--Il LF BIIILDII6 E tee,. Bunolxs u — -- _ I. I T �J-J•'r1. E rrk. °-N� �ri' R,I h .I cas.,.0 W. IE- I-________. - r - I D r -1Trrm OPEN SPACE SIZE PLAIT A1.O OPEN SPADE Mil Orr Page 11 D. Proposed Conceptual Building Elevation TA 0--- E] m ® 4111141 ® ® ® mm ® ® m ® ® ® 4 ® ® ® ® ® ® TYPICAL SLOE ELEVATION VILLAGE APARTMENTS E LCLE_-LC LH C�H] �r m m �r TYPICAL END ELEVATION A5.0 E%TERIQR ELEVATIONS Page 12 VIII. CITY/AGENCY COMMENTS & CONDITIONS A. PLANNING 1. All future development shall comply with the provisions in the existing Development Agreement(MDA-15-012 [DA Inst. #2017-121321)and the site plan, open space exhibit, amenities, submitted with this application and with the associated conditions of approval contained herein. 2. The site/landscape plan submitted with the Certificate of Zoning Compliance application shall include the following: a. Demonstrate compliance with the specific use standards listed in UDC 11-4-3-27 Multi- Family Development,including but not limited to the following: (1) All on-site service areas, outdoor storage areas,waste storage,disposal facilities,and transformer and utility vaults shall be depicted on the plan and be located in areas not visible from a public street,or shall be fully screened from view from a public street as set forth in UDC 11-4-3-27B.2. (2) Depict the location of the property management office,maintenance storage area, a central mailbox location(including provisions for parcel mail)that provide safe pedestrian and/or vehicle access, and a directory and map of the development at an entrance or convenient location for those entering the development. (3) Depict landscaping along the foundations of all street facing elevations as set forth in UDC 11-4-3-27E.2, as follows: the landscaped area shall be at least 3-feet wide and have an evergreen shrub with a minimum mature height of 24 inches for every 3 linear feet of foundation. The remainder of the area shall be landscaped with ground cover plants. b. Depict children's play equipment in the central common area. c. Include details for the children's play equipment and gazebos. d. Depict a 20-foot wide street buffer along N. Records Ave., measured from the back of curb, landscaped per the standards listed in UDC 11-3B-7C. e. Depict all proposed storm drainage facilities; landscaping shall comply with the standards listed in UDC 11-3B-11C. f. Include a calculations table that demonstrates compliance with the landscape standards listed in UDC 11-3B-7C(street buffer), 11-3B-8C(parking lot), 11-3B-12C(pathway), and 11-3G-3E(common open space). 3. Submit floor plans for the units with the Certificate of Zoning Compliance application that demonstrate compliance with the private usable open space requirements in UDC 11-4-3- 2713.3 (a minimum of 80 square feet is required for each unit). 4. The Milk Lateral shall be piped as set forth in the existing Development Agreement(Inst. #2017-121321)in accord with UDC 11-3A-6B. If not already piped, if the Finch Lateral lies on this site it shall also be piped in accord with UDC 11-3A-6B unless used as a water amenity or linear open space as defined in UDC 11-1A-1. 5. The development is required to record legally binding documents that state the maintenance and ownership responsibilities for the management of the development,including,but not limited to, structures,parking, common areas, and other development features as set forth in Page 13 UDC 11-4-3-27F; submit a copy of this recorded document to the Planning Division with the first Certificate of Zoning Compliance application. 6. A cross-access/ingress-egress easement shall be granted to the properties to the west(Parcel #S 1104233650)and to the south(Parcel#R0748300210) in the locations where driveways are depicted on the site plan; a recorded copy of these easements shall be submitted with the Certificate of Zoning Compliance application for this development. 7. Wayfinding signage and clear addressing shall be provided on buildings for emergency responders. Coordinate with Joe Bongiorno,Fire Dept. and Terri Ricks, Land Development. 8. Coordinate with the Police Dept. on emergency access to the secured buildings. 9. A Certificate of Zoning Compliance(CZC)application shall be submitted and approved for the proposed use prior to submittal of a building permit application. An Administrative Design Review application shall be submitted concurrently with the CZC application to ensure consistency with the standards in the Architectural Standards Manual. B. PUBLIC WORKS SITE SPECIFIC CONDITIONS 1. No water or sewer infrastructure was shown with this record.Any new water or sewer infrastructure must be reviewed by Public Works. 2. Water must be connected to North Records Ave to the east. GENERAL CONDITIONS 3. 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. 4. Per Meridian City Code(MCC),the applicant shall be responsible to install sewer and water mains to and through this development. Applicant may be eligible for a reimbursement agreement for infrastructure enhancement per MCC 8-6-5. 5. 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. 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 I I"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. 6. The City of Meridian requires that pressurized irrigation systems be supplied by a year-round source of water(MCC 9-1-28.C). The applicant should be required to use any existing surface or well water for the primary source. If a surface or well source is not available, a single-point connection to the culinary water system shall be required. If a single-point connection is utilized,the developer will be responsible for the payment of assessments for the common areas prior to prior to receiving development plan approval. 7. Any structures that are allowed to remain shall be subject to evaluation and possible reassignment of street addressing to be in compliance with MCC. Page 14 8. All irrigation ditches,canals, laterals, or drains, exclusive of natural waterways,intersecting, crossing or laying adjacent and contiguous to the area being subdivided shall be addressed per UDC 11-3A-6. In performing such work,the applicant shall comply with Idaho Code 42- 1207 and any other applicable law or regulation. 9. Any wells that will not continue to be used must be properly abandoned according to Idaho Well Construction Standards Rules administered by the Idaho Department of Water Resources. The Developer's Engineer shall provide a statement addressing whether there are any existing wells in the development, and if so,how they will continue to be used, or provide record of their abandonment. 10. Any existing septic systems within this project shall be removed from service per City Ordinance Section 9-1-4 and 9 4 8. Contact Central District Health for abandonment procedures and inspections(208)375-5211. 11. All improvements related to public life, safety and health shall be completed prior to occupancy of the structures. 12. 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. 13. 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. 14. Applicant shall be responsible for application and compliance with any Section 404 Permitting that may be required by the Army Corps of Engineers. 15. Developer shall coordinate mailbox locations with the Meridian Post Office. 16. 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. 17. The design engineer shall be required to certify that the street centerline elevations are set a minimum of 3-feet above the highest established peak groundwater elevation. This is to ensure that the bottom elevation of the crawl spaces of homes is at least 1-foot above. 18. 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. 19. At the completion of the project,the applicant shall be responsible to submit record drawings 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. 20. 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 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 887-2211. Page 15 IX. FINDINGS Conditional Use(UDC 11-5B-6) Findings: The commission shall base its determination on the conditional use permit request upon the following: I. 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 the site is large enough to accommodate the proposed development and meet all dimensional and development regulations of the C-G zoning district. 2. That the proposed use will be harmonious with the Meridian comprehensive plan and in accord with the requirements of this title. Staff ,finds the proposed use will be harmonious with the Comprehensive Plan and is consistent with applicable UDC standards with the conditions noted in Section VIII of this report. 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. Stafffinds the design, construction, operation and maintenance of the proposed use should be compatible with other uses in the general neighborhood, with the existing and intended character of the vicinity and 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 the proposed use will not adversely affect other properties in the vicinity if it complies with the conditions in Section VIII of this report. 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 the proposed use will be served by essential public facilities and services as required. 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. Stafffinds the proposed use will not create 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. Staff ,finds the proposed use will not be detrimental to any persons,property or the general welfare by the reasons noted above. 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) Stafffinds the proposed use will not result in the destruction, loss or damage of any such features. 9. Additional findings for the alteration or extension of a nonconforming use: a. That the proposed nonconforming use does not encourage or set a precedent for additional nonconforming uses within the area; and, Page 16 This finding is not applicable. b. That the proposed nonconforming use is developed to a similar or greater level of conformity with the development standards as set forth in this title as compared to the level of development of the surrounding properties. This finding is not applicable. Page 17